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cluster house (strata), sizes are strata area · 286721

Hillcrest Villa

Project page · 99-year lease from 2006

Indicative value range
S$4,248,711 – S$4,394,756
Indicative mid S$4,324,009 · S$1,395 psf

Based on 6 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Hillcrest Villa-3,089 sqftS$4,399,999S$1,424 psf×1.000S$1,424 psf
Aug 2026Hillcrest Villa-3,089 sqftS$4,300,000S$1,392 psf×1.000S$1,392 psf
Aug 2026Hillcrest Villa-2,895 sqftS$4,180,000S$1,444 psf×1.000S$1,444 psf
Jul 2026Hillcrest Villa-3,154 sqftS$4,300,000S$1,363 psf×1.000S$1,363 psf
Mar 2026Hillcrest Villa-3,111 sqftS$4,270,000S$1,373 psf×1.018S$1,398 psf
Feb 2026Hillcrest Villa-3,078 sqftS$4,000,000S$1,299 psf×1.018S$1,323 psf

How accurate is this estimate for Hillcrest Villa?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Hillcrest Villa since.

Median error
3.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

2.91% gross yield

S$126,000 of rent a year against the estimate above · 0.22 points above flats like it

Leases signed here within a quarter of this size run about S$10,500 a month, the middle of 28 of them.

Across Singapore, leasehold houses yield 2.69%, from 77 projects. This region has too few to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20263000-3500 sqft—Terrace HouseS$12,000
Q3 20263000-3500 sqft—Terrace HouseS$11,300
Q3 20263000-3500 sqft—Terrace HouseS$11,000
Q3 20263000-3500 sqft—Terrace HouseS$10,800
Q3 20263000-3500 sqft—Terrace HouseS$10,650
Q3 20263000-3500 sqft—Terrace HouseS$10,500
Q3 20263000-3500 sqft—Terrace HouseS$10,500
Q3 20263000-3500 sqft—Terrace HouseS$10,000

median of 28 URA rental contracts at Hillcrest Villa within a quarter of 288 sqm, since 2025Q4.

Buying or selling at S$4,324,009?

Buying: Stamp duty on S$4,324,009 · Cash and CPF needed on S$4,324,009 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,324,009.

Each opens with this figure filled in; change anything there.

Primary schools near 11 Hillcrest Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Hillcrest Villa · Strata Terrace · 78 years left
3,089 sqftS$4,399,999S$1,424 psf
Aug 2026
Hillcrest Villa · Strata Terrace · 78 years left
2,895 sqftS$4,180,000S$1,444 psf
Aug 2026
Hillcrest Villa · Strata Terrace · 78 years left
3,089 sqftS$4,300,000S$1,392 psf
Jul 2026
Hillcrest Villa · Strata Terrace · 79 years left
3,154 sqftS$4,300,000S$1,363 psf
Mar 2026
Hillcrest Villa · Strata Terrace · 79 years left
3,111 sqftS$4,270,000S$1,373 psf
Feb 2026
Hillcrest Villa · Strata Terrace · 79 years left
3,078 sqftS$4,000,000S$1,299 psf
Sept 2025
Hillcrest Villa · Strata Terrace · 79 years left
3,154 sqftS$4,210,000S$1,335 psf
Sept 2025
Hillcrest Villa · Strata Terrace · 79 years left
3,154 sqftS$4,280,000S$1,357 psf
Aug 2025
Hillcrest Villa · Strata Terrace · 79 years left
3,089 sqftS$4,038,888S$1,307 psf
Jul 2025
Hillcrest Villa · Strata Terrace · 80 years left
3,100 sqftS$4,030,000S$1,300 psf
Mar 2025
Hillcrest Villa · Strata Terrace · 80 years left
3,154 sqftS$4,260,000S$1,351 psf
Jan 2025
Hillcrest Villa · Strata Terrace · 80 years left
3,218 sqftS$4,200,000S$1,305 psf
Jan 2025
Hillcrest Villa · Strata Terrace · 80 years left
3,089 sqftS$4,100,000S$1,327 psf
Oct 2024
Hillcrest Villa · Strata Terrace · 80 years left
3,154 sqftS$4,160,000S$1,319 psf
Aug 2024
Hillcrest Villa · Strata Terrace · 80 years left
3,154 sqftS$4,058,000S$1,287 psf
Aug 2024
Hillcrest Villa · Strata Terrace · 80 years left
3,089 sqftS$4,100,000S$1,327 psf
Jul 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,089 sqftS$4,120,000S$1,334 psf
Jul 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,100 sqftS$3,950,000S$1,274 psf
Jun 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,154 sqftS$4,000,000S$1,268 psf
May 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,089 sqftS$3,928,000S$1,272 psf
Apr 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,154 sqftS$3,980,000S$1,262 psf
Mar 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,154 sqftS$3,968,000S$1,258 psf
Jan 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,165 sqftS$3,950,000S$1,248 psf
Jan 2024
Hillcrest Villa · Strata Terrace · 81 years left
3,078 sqftS$3,820,000S$1,241 psf
Dec 2023
Hillcrest Villa · Strata Terrace · 81 years left
3,143 sqftS$3,980,000S$1,266 psf
Nov 2023
Hillcrest Villa · Strata Terrace · 81 years left
3,100 sqftS$4,060,000S$1,310 psf
Sept 2023
Hillcrest Villa · Strata Terrace · 81 years left
3,089 sqftS$3,850,000S$1,246 psf
Aug 2023
Hillcrest Villa · Strata Terrace · 81 years left
3,089 sqftS$4,098,888S$1,327 psf
Jul 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,165 sqftS$3,900,000S$1,232 psf
Apr 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,154 sqftS$4,100,000S$1,300 psf
Apr 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,154 sqftS$4,088,000S$1,296 psf
Mar 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,089 sqftS$3,808,000S$1,233 psf
Mar 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,154 sqftS$4,000,000S$1,268 psf
Feb 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,089 sqftS$3,780,000S$1,224 psf
Feb 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,165 sqftS$3,950,000S$1,248 psf
Jan 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,035 sqftS$3,900,000S$1,285 psf
Jan 2023
Hillcrest Villa · Strata Terrace · 82 years left
3,100 sqftS$3,680,000S$1,187 psf
Sept 2022
Hillcrest Villa · Strata Terrace · 82 years left
2,917 sqftS$3,450,000S$1,183 psf
Aug 2022
Hillcrest Villa · Strata Terrace · 82 years left
3,089 sqftS$3,438,000S$1,113 psf
Jul 2022
Hillcrest Villa · Strata Terrace · 83 years left
3,154 sqftS$3,350,000S$1,062 psf
Apr 2022
Hillcrest Villa · Strata Terrace · 83 years left
2,917 sqftS$3,350,000S$1,148 psf
See more

Showing 41 of 43.

Sale prices as filed in caveats.

Where the lease takes this

About 78 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years73 yearsS$4,098,711S$4,492,131S$4,525,308S$4,986,708
10 years68 yearsS$4,007,288S$4,813,499S$4,884,862S$5,931,766
20 years58 yearsS$3,612,684S$5,212,554S$5,368,258S$7,915,835

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.