Hilltop Grove
Project page · 99-year lease from 1996
Based on 4 sales in this project, last 6 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Hilltop Grove | 06-10 | 1,238 sqft | S$1,465,000 | S$1,184 psf | ×1.000 | S$1,184 psf |
| Aug 2026 | Hilltop Grove | 06-10 | 1,249 sqft | S$1,488,000 | S$1,192 psf | ×1.000 | S$1,192 psf |
| Jul 2026 | Hilltop Grove | 06-10 | 1,238 sqft | S$1,450,000 | S$1,171 psf | ×1.000 | S$1,171 psf |
| May 2026 | Hilltop Grove | 06-10 | 1,012 sqft | S$1,098,000 | S$1,085 psf | ×1.000 | S$1,085 psf |
How accurate is this estimate for Hilltop Grove?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Hilltop Grove since.
- Median error
- 0.9%
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 home earns against what it costs, set beside what homes like it earn.
3.46% gross yield
S$50,400 of rent a year against the estimate above · 0.09 points below flats like it
Leases signed here within a quarter of this size run about S$4,200 a month, the middle of 7 of them.
In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.
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 |
|---|---|---|---|---|
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$3,300 |
| Q2 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,200 |
| Q1 2026 | 1600-1700 sqft | 4 | Non-landed Properties | S$4,900 |
| Q4 2025 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,300 |
median of 7 URA rental contracts at Hilltop Grove within a quarter of 115 sqm, since 2025Q4.
Buying or selling at S$1,457,501?
Buying: Stamp duty on S$1,457,501 · Cash and CPF needed on S$1,457,501 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,457,501.
Each opens with this figure filled in; change anything there.
Primary schools near 134b 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
- Lianhua Primary School · 501 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 1,084 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Keming Primary School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,286 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 1,424 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Hilltop Grove · 06-10 · Condominium · 68 years left | 1,238 sqft | S$1,465,000 | S$1,184 psf |
| Aug 2026 | Hilltop Grove · 06-10 · Condominium · 68 years left | 1,249 sqft | S$1,488,000 | S$1,192 psf |
| Jul 2026 | Hilltop Grove · 06-10 · Condominium · 69 years left | 1,238 sqft | S$1,450,000 | S$1,171 psf |
| May 2026 | Hilltop Grove · 06-10 · Condominium · 69 years left | 1,012 sqft | S$1,098,000 | S$1,085 psf |
| Dec 2025 | Hilltop Grove · 06-10 · Condominium · 69 years left | 861 sqft | S$1,000,000 | S$1,161 psf |
| Oct 2025 | Hilltop Grove · 06-10 · Condominium · 69 years left | 1,238 sqft | S$1,470,000 | S$1,188 psf |
| Sept 2025 | Hilltop Grove · 06-10 · Condominium · 69 years left | 861 sqft | S$1,100,000 | S$1,277 psf |
| Jul 2025 | Hilltop Grove · 01-05 · Condominium · 70 years left | 1,012 sqft | S$1,180,000 | S$1,166 psf |
| Mar 2025 | Hilltop Grove · 06-10 · Condominium · 70 years left | 1,270 sqft | S$1,138,000 | S$896 psf |
| Feb 2025 | Hilltop Grove · 01-05 · Condominium · 70 years left | 1,249 sqft | S$1,425,000 | S$1,141 psf |
| Sept 2024 | Hilltop Grove · 01-05 · Condominium · 70 years left | 1,012 sqft | S$1,180,000 | S$1,166 psf |
| Aug 2024 | Hilltop Grove · 01-05 · Condominium · 70 years left | 1,281 sqft | S$1,250,000 | S$976 psf |
| May 2024 | Hilltop Grove · 06-10 · Condominium · 71 years left | 1,238 sqft | S$1,465,000 | S$1,184 psf |
| Apr 2024 | Hilltop Grove · 01-05 · Condominium · 71 years left | 861 sqft | S$950,000 | S$1,103 psf |
| Feb 2024 | Hilltop Grove · 06-10 · Condominium · 71 years left | 1,238 sqft | S$1,450,000 | S$1,171 psf |
| Feb 2024 | Hilltop Grove · 01-05 · Condominium · 71 years left | 1,238 sqft | S$1,290,000 | S$1,042 psf |
| Nov 2023 | Hilltop Grove · 01-05 · Condominium · 71 years left | 1,647 sqft | S$1,850,000 | S$1,123 psf |
| Oct 2023 | Hilltop Grove · 01-05 · Condominium · 71 years left | 1,249 sqft | S$1,328,888 | S$1,064 psf |
| Jul 2023 | Hilltop Grove · 01-05 · Condominium · 72 years left | 861 sqft | S$980,888 | S$1,139 psf |
| Jun 2023 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,012 sqft | S$1,100,000 | S$1,087 psf |
| May 2023 | Hilltop Grove · 06-10 · Condominium · 72 years left | 1,238 sqft | S$1,288,000 | S$1,041 psf |
| Apr 2023 | Hilltop Grove · 06-10 · Condominium · 72 years left | 1,238 sqft | S$1,388,000 | S$1,121 psf |
| Mar 2023 | Hilltop Grove · 06-10 · Condominium · 72 years left | 1,324 sqft | S$1,480,000 | S$1,118 psf |
| Jan 2023 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,012 sqft | S$985,000 | S$974 psf |
| Dec 2022 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,012 sqft | S$980,000 | S$969 psf |
| Dec 2022 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,184 sqft | S$1,150,000 | S$971 psf |
| Nov 2022 | Hilltop Grove · 01-05 · Condominium · 72 years left | 861 sqft | S$860,000 | S$999 psf |
| Oct 2022 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,238 sqft | S$1,220,000 | S$986 psf |
| Sept 2022 | Hilltop Grove · 06-10 · Condominium · 72 years left | 1,238 sqft | S$1,258,000 | S$1,016 psf |
| Sept 2022 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,324 sqft | S$1,300,000 | S$982 psf |
| Sept 2022 | Hilltop Grove · 06-10 · Condominium · 72 years left | 1,485 sqft | S$1,415,000 | S$953 psf |
| Aug 2022 | Hilltop Grove · 01-05 · Condominium · 72 years left | 1,012 sqft | S$972,000 | S$961 psf |
| Jul 2022 | Hilltop Grove · 01-05 · Condominium · 73 years left excluded: outlier | 1,302 sqft | S$1,080,000 | S$829 psf |
| May 2022 | Hilltop Grove · 06-10 · Condominium · 73 years left | 1,485 sqft | S$1,388,000 | S$934 psf |
| Apr 2022 | Hilltop Grove · 06-10 · Condominium · 73 years left | 1,249 sqft | S$1,200,000 | S$961 psf |
| Jan 2022 | Hilltop Grove · 01-05 · Condominium · 73 years left | 1,238 sqft | S$1,218,888 | S$985 psf |
| Dec 2021 | Hilltop Grove · 01-05 · Condominium · 73 years left | 1,302 sqft | S$1,220,000 | S$937 psf |
| Dec 2021 | Hilltop Grove · 01-05 · Condominium · 73 years left | 1,249 sqft | S$1,188,000 | S$951 psf |
| Nov 2021 | Hilltop Grove · 01-05 · Condominium · 73 years left | 1,324 sqft | S$1,156,000 | S$873 psf |
| Nov 2021 | Hilltop Grove · 06-10 · Condominium · 73 years left | 1,324 sqft | S$1,328,888 | S$1,004 psf |
| Oct 2021 | Hilltop Grove · 06-10 · Condominium · 73 years left | 1,238 sqft | S$1,180,000 | S$953 psf |
| Oct 2021 | Hilltop Grove · 06-10 · Condominium · 73 years left | 1,012 sqft | S$890,000 | S$880 psf |
Showing 42 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Hilltop Grove · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2026 | Hilltop Grove · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2026 | Hilltop Grove · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2026 | Hilltop Grove · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2026 | Hilltop Grove · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q2 2026 | Hilltop Grove · 800-900 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.76 psf |
| Q1 2026 | Hilltop Grove · 1600-1700 sqft · 4 bed · Non-landed Properties | S$4,900 | S$2.97 psf |
| Q4 2025 | Hilltop Grove · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q4 2025 | Hilltop Grove · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,600 | S$3.13 psf |
| Q3 2025 | Hilltop Grove · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.59 psf |
| Q3 2025 | Hilltop Grove · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,000 | S$4.00 psf |
| Q3 2025 | Hilltop Grove · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q2 2025 | Hilltop Grove · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q1 2025 | Hilltop Grove · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q1 2025 | Hilltop Grove · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,200 | S$2.56 psf |
| Q4 2024 | Hilltop Grove · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q4 2024 | Hilltop Grove · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2024 | Hilltop Grove · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 68 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 63 years | S$1,394,397 | S$1,539,527 | S$1,696,497 | S$1,744,334 |
| 10 years | 58 years | S$1,313,978 | S$1,601,732 | S$1,945,008 | S$2,056,243 |
| 20 years | 48 years | S$1,167,159 | S$1,734,337 | S$2,557,390 | S$2,858,268 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.