Hillsgrove
Project page · 999-year lease from 1878
Based on 17 sales in projects within 1 km, last 24 months. Search widened 3 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.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Hillsgrove | - | 4,693 sqft | S$3,950,000 | S$842 psf | ×1.000 | S$842 psf |
| Apr 2026 | Charlton 27 · 241 m | - | 4,758 sqft | S$3,968,000 | S$834 psf | ×1.000 | S$834 psf |
| Feb 2026 | Rich.Residence · 789 m | - | 4,628 sqft | S$4,150,000 | S$897 psf | ×0.999 | S$896 psf |
| Dec 2025 | Hillsgrove | - | 4,542 sqft | S$3,700,000 | S$815 psf | ×1.021 | S$831 psf |
| Nov 2025 | The Morris Residences · 914 m | - | 4,263 sqft | S$3,620,000 | S$849 psf | ×1.021 | S$867 psf |
| Oct 2025 | Infinium · 740 m | - | 5,134 sqft | S$4,200,000 | S$818 psf | ×1.021 | S$835 psf |
| Oct 2025 | One Surin · 173 m | - | 5,038 sqft | S$4,120,000 | S$818 psf | ×1.021 | S$835 psf |
| Sept 2025 | Water Villas · 171 m | - | 3,897 sqft | S$3,250,000 | S$834 psf | ×1.031 | S$860 psf |
| Sept 2025 | Infinium · 740 m | - | 4,994 sqft | S$4,135,000 | S$828 psf | ×1.031 | S$853 psf |
| Jul 2025 | Infinium · 740 m | - | 4,994 sqft | S$4,050,000 | S$811 psf | ×1.031 | S$836 psf |
| Jun 2025 | Water Villas · 171 m | - | 3,897 sqft | S$3,288,000 | S$844 psf | ×1.039 | S$877 psf |
| Jun 2025 | Solaris Residences · 680 m | - | 3,929 sqft | S$3,400,000 | S$865 psf | ×1.039 | S$899 psf |
| Jun 2025 | Surin Villas · 153 m | - | 5,145 sqft | S$3,770,000 | S$733 psf | ×1.039 | S$761 psf |
| Apr 2025 | Rich.Residence · 789 m | - | 3,918 sqft | S$3,460,000 | S$883 psf | ×1.039 | S$918 psf |
| Apr 2025 | One Surin · 173 m | - | 4,306 sqft | S$3,990,000 | S$927 psf | ×1.039 | S$963 psf |
| Mar 2025 | Charlton 27 · 241 m | - | 4,758 sqft | S$3,700,000 | S$778 psf | ×1.050 | S$817 psf |
| Jan 2025 | Phillips Residence · 912 m | - | 4,628 sqft | S$3,300,000 | S$713 psf | ×1.050 | S$749 psf |
How accurate is this estimate for Hillsgrove?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.57% gross yield
S$98,400 of rent a year against the estimate above · 0.78 points above flats like it
Leases signed here within a quarter of this size run about S$8,200 a month, the middle of 1 of them.
In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.
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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q1 2026 | 4500-5000 sqft | — | Semi-Detached House | S$8,200 |
median of 1 URA rental contracts at Hillsgrove within a quarter of 422 sqm, since 2025Q4.
Buying or selling at S$3,823,164?
Buying: Stamp duty on S$3,823,164 · Cash and CPF needed on S$3,823,164 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,823,164.
Each opens with this figure filled in; change anything there.
Primary schools near 5f Hillside Drive
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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 802 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhonghua Primary School · 897 m · no 2025 Phase 2C ballot
1 to 2 km
- Yangzheng Primary School · 1,140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,234 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,370 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,598 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,752 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,878 m · no 2025 Phase 2C ballot
- Rosyth School · 1,891 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,994 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Hillsgrove · Strata Semi-detached | 4,693 sqft | S$3,950,000 | S$842 psf |
| Dec 2025 | Hillsgrove · Strata Semi-detached | 4,542 sqft | S$3,700,000 | S$815 psf |
| Aug 2024 | Hillsgrove · Strata Semi-detached | 4,542 sqft | S$3,800,000 | S$837 psf |
| Feb 2024 | Hillsgrove · Strata Semi-detached | 4,542 sqft | S$3,770,000 | S$830 psf |
| Jan 2024 | Hillsgrove · Strata Semi-detached | 4,542 sqft | S$3,900,000 | S$859 psf |
| Jan 2022 | Hillsgrove · Strata Semi-detached | 4,542 sqft | S$2,960,000 | S$652 psf |
Showing 6 of 8.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | Hillsgrove · 4500-5000 sqft · Semi-Detached House | S$8,200 | S$1.73 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.