The Hillside
Upper Bukit Timah Road · District 21 · Outside Central Region (OCR) · Freehold
The Hillside is a condominium development in District 21 (OCR). Based on 18 URA-recorded transactions from 2022–2025, its median price is $2,125,400, with prices moving about 6%/yr and a gross rental yield near 2.3%.
The verdict · for an investor
The Hillside · Condominium · District 21 · Freehold
The Hillside is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 18 min on foot; 1 supermarket, 1 food & retail spot nearby.
- Rentable — ~2.3% gross yield.
And what makes it better
- Every unit type has risen — 5-bed +29.0%, 4-bed +19.1% since 2022.
What's holding it back
- Its recent +6.0%/yr rode a hot cycle — don't bank on that pace repeating.
- MRT is a real walk — Hillview MRT, about 18 min.
- No Primary-1 priority school within 1km.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,302 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,302 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.98M
Aim at the middle or below. A patient buyer has been getting closer to $1.91M.
If you’re selling
~$2.07M
List at the top of fair; realistic close is $1.98M–$2.00M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.57M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~6.0%/yr), and past pace never promises the future.
Built from URA transactions for The Hillside — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
The Hillside
Outside Central Region (OCR) · District 21 · ~$1,705 psf · 2.3% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For The Hillside, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,705 psf, The Hillside is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~6%/yr over ~3 years). The real watch-out: about 2,311 brand-new units come up for sale in this district by 2026 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
The Hillside's own prices are still climbing — about +7% in the latest year of sales.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,311 new units are still unsold in this district, with the first big batch finishing around 2026 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 5 recent ones are around 99% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents at The Hillside have been flat over the last couple of years.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
Median price
$2,125,400
2022–2025 (URA)
Appreciation
6%/yr
median trend
Gross yield
2.3%
~$3.23/psf rent
Lease
Freehold
The Hillside median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does The Hillside fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at The Hillside
Questions people ask about The Hillside
Is The Hillside freehold or leasehold?
The Hillside is a freehold development in District 21 (Outside Central Region (OCR)). Freehold means there is no lease running down.
How much does The Hillside cost per square foot?
Recent transactions at The Hillside are around $1,705 psf. Across its record, transacted prices range from $1,570,000 to $3,030,000.
Which primary schools are near The Hillside?
Within 1–2 km: Keming Primary School, Lianhua Primary School, Chij Our Lady Queen Of Peace. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest The Hillside?
The nearest MRT is Hillview MRT, about 1.1 km away (straight-line).
Has The Hillside gone up in value?
Across 18 URA-recorded transactions (2022–2025), prices at The Hillside have moved about 6% a year on average, with a gross rental yield near 2.3%. That is a past record, not a forecast.
What condos are comparable to The Hillside?
Within a short walk: Symphony Heights, Parc Palais, The Sen, Springdale Condominium, The Lanai. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is The Hillside a good buy?
The Hillside sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.