HILLVIEW REGENCY
UrbanLens Analysis
HILLVIEW REGENCY commands $1,179 PSF -- 20% below what District 23 typically fetches ($1,471 PSF). Bukit Gombak MRT is 1058m away (13-min walk), functional but not a headline selling point. Against HILLHAVEN at $2,133 PSF, the 45% discount is worth examining closely.
Prices are up 11.5% over two years, reflecting genuine buyer interest without bubble-level exuberance. 39 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE BOTANY AT DAIRY FARM has lost 2.4% over the same period.
Roughly 73 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.8% beats the OCR average of 3.4%. With $4,276/month median rent, income-focused buyers have a real case here.
The 572-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
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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