HILLVISTA
UrbanLens Analysis
HILLVISTA trades at $1,699 PSF, sitting 15% above the District 23 median of $1,471 PSF. At 7 minutes from Hillview MRT (572m), transit access is passable but not a differentiator. HILLHAVEN fetches $2,133 PSF nearby -- that 20% gap frames HILLVISTA's relative value proposition.
A 9.2% appreciation over two years is healthy without looking frothy. With 12 deals in two years, the pricing data has reasonable statistical weight. For context, LUMINA GRAND has lost 0.6% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 127-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
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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