HILLS APARTMENT
UrbanLens Analysis
HILLS APARTMENT is a 11-minute walk from Mount Pleasant MRT — not exactly doorstep transit on Goldhill Avenue in D11 (Newton/Novena). This boutique 10-unit CCR project. The D11 neighbourhood ranges from AMARYLLIS VILLE ($2,060) to WATTEN HOUSE ($3,264) — the competitive set to watch.
The -100.0% decline over 24 months (0 transactions) is a warning sign in a market where most condos have appreciated. Contrast that with AMARYLLIS VILLE at +8.8%. Freehold tenure eliminates lease decay risk and keeps CPF/financing fully accessible indefinitely — a structural edge over 99-year neighbours.
No rental data available for HILLS APARTMENT, but D11 averages 3.01% gross yield for reference. Nearby SOLEIL @ SINARAN achieves 3.27% yield as a reference point. The compact 10-unit format means limited resale activity — buyers should expect longer holding periods and fewer price discovery points.
Bottom line: HILLS APARTMENT is in a correction. The discount may be opportunity, but validate the cause before buying into weakness — falling prices in a rising market deserve scrutiny. Watch for: just 10 units means thin resale liquidity; negative price momentum; weak MRT access limits tenant and buyer pools.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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