HILLS TWOONE
UrbanLens Analysis
HILLS TWOONE commands $1,557 PSF -- 6% above what District 23 typically fetches ($1,471 PSF). Bukit Gombak MRT is 1008m away (13-min walk), functional but not a headline selling point. Against HILLHAVEN at $2,133 PSF, the 27% discount is worth examining closely.
Prices are up 6.8% over two years, reflecting genuine buyer interest without bubble-level exuberance. 7 transactions over two years is modest; the trend is directional, not definitive. For context, LUMINA GRAND has lost 0.6% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 71-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments. In the Outside Central region, price sensitivity runs high. The value-for-money equation must be compelling to attract buyers.
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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