HILLION RESIDENCES
UrbanLens Analysis
At $1,772 PSF, HILLION RESIDENCES prices 20% above the District 23 median. Compare that to HILLHAVEN at $2,133 PSF -- a 17% premium that buyers need to justify. Being 4 minutes on foot from Bukit Panjang MRT (282m) adds genuine convenience and supports the pricing.
The 5.8% gain in two years signals steady demand -- solid, not speculative. 54 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE MYST has lost 0.4% over the same period.
With ~86 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 4.1% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $2,865/month median rent makes this genuinely compelling for income investors.
At 546 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
PSF Trend
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