HILLVIEW 128
UrbanLens Analysis
At $1,375 PSF, HILLVIEW 128 prices 7% below the District 23 median. Compare that to HILLHAVEN at $2,133 PSF -- a 36% premium that buyers need to justify. The 12-minute walk to Hume MRT (943m) is workable, though not the kind of proximity that commands a premium on its own.
The +4.5% two-year price movement is negligible -- neither bullish nor bearish. 5 transactions over two years is modest; the trend is directional, not definitive. For context, THE BOTANY AT DAIRY FARM has lost 2.4% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. Gross yield of 2.9% lags the OCR segment average of 3.4%. Investors here are betting on price growth over rental returns.
At 90 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
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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