homequant
condo · 669599

Hillview Residence

Project page · 999-year lease from 1885

Indicative value range
S$1,841,944 – S$1,850,034
Indicative mid S$1,842,095 · S$1,469 psf

Based on 3 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

999-year tenure: the lease method is for 99-year leasehold only.

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 2026Hillview Residence06-101,249 sqftS$1,850,000S$1,482 psf×1.000S$1,482 psf
Jul 2026Hillview Residence06-101,249 sqftS$1,833,888S$1,469 psf×1.000S$1,469 psf
Apr 2026Hillview Residence06-101,259 sqftS$1,850,000S$1,469 psf×1.000S$1,469 psf

How accurate is this estimate for Hillview Residence?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Hillview Residence since.

Median error
11.7%

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

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

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

2.80% gross yield

S$51,600 of rent a year against the estimate above · 0.2 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 5 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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

SignedSizeBedsTypeRent a month
Q3 20261600-1700 sqft3Non-landed PropertiesS$4,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,400
Q2 20261200-1300 sqft3Non-landed PropertiesS$4,100
Q2 20261200-1300 sqft3Non-landed PropertiesS$4,000
Q1 20261200-1300 sqft3Non-landed PropertiesS$4,300
Q3 20251200-1300 sqft3Non-landed PropertiesS$3,800
Q2 20251200-1300 sqft3Non-landed PropertiesS$4,600
Q2 20251200-1300 sqft3Non-landed PropertiesS$4,350

median of 5 URA rental contracts at Hillview Residence within a quarter of 116.5 sqm, since 2025Q4.

Buying or selling at S$1,842,095?

Buying: Stamp duty on S$1,842,095 · Cash and CPF needed on S$1,842,095 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,842,095.

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

Primary schools near 138 Hillview Avenue

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Hillview Residence · 06-10 · Condominium
1,249 sqftS$1,850,000S$1,482 psf
Jul 2026
Hillview Residence · 06-10 · Condominium
1,249 sqftS$1,833,888S$1,469 psf
Apr 2026
Hillview Residence · 06-10 · Condominium
1,259 sqftS$1,850,000S$1,469 psf
Apr 2025
Hillview Residence · 01-05 · Condominium
1,238 sqftS$1,760,000S$1,422 psf
Dec 2023
Hillview Residence · 06-10 · Condominium
1,270 sqftS$1,800,000S$1,417 psf
Dec 2023
Hillview Residence · 01-05 · Condominium
1,270 sqftS$1,778,000S$1,400 psf
Nov 2023
Hillview Residence · 06-10 · Condominium
1,238 sqftS$1,735,000S$1,402 psf
Sept 2023
Hillview Residence · 01-05 · Condominium
1,249 sqftS$1,788,000S$1,432 psf
May 2023
Hillview Residence · 06-10 · Condominium
1,259 sqftS$1,758,888S$1,397 psf
Feb 2023
Hillview Residence · 01-05 · Condominium
1,270 sqftS$1,750,000S$1,378 psf
May 2022
Hillview Residence · 01-05 · Condominium
1,259 sqftS$1,600,000S$1,270 psf
Jan 2022
Hillview Residence · 06-10 · Condominium
1,249 sqftS$1,650,000S$1,321 psf
Dec 2021
Hillview Residence · 01-05 · Condominium
1,690 sqftS$1,850,000S$1,095 psf
Dec 2021
Hillview Residence · 06-10 · Condominium
1,249 sqftS$1,570,000S$1,257 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.