Hillview Heights Condominium

Property Valuation Report

Prepared on 25 February 2026

Prepared for

Wendy & Chuan

Hillview Heights

#06-10, 29A Hillview Avenue, S(669562)

Type

4-Bedroom Condo

Floor Area

1,668 sqft

Tenure

Freehold

District

D23 — Hillview

Property Details

Selected Unit Information

Address

#06-10, 29A Hillview Avenue

Postal Code

S(669562)

Project

Hillview Heights

Property Type

Condominium

Unit Type

4-Bedroom

Floor Area

1,668 sqft

Tenure

Freehold

TOP

1996

Total Units

360

Region

OCR (Outside Central Region)

District

D23 — Hillview, Dairy Farm, Bukit Panjang

Land Size

284,361 sqft

Ownership Demographics

Singaporean85.02%
PR10.79%
Foreigner3.96%
Company0.22%

Unit Mix

Unit TypeMin (sqft)Max (sqft)Units
1-Bedroom7327324
2-Bedroom95899085
2-Bedroom + Study1,1191,1305
3-Bedroom1,1521,432106
4-Bedroom1,6471,67976

Purchase Address Indicator

Private52.16%
HDB47.84%

Valuation Summary

Estimated Market Value

Average Across All Sources

$2,838,000$1,702 psf

Based on valuations from UOB Bank, PropNex PN-Value, and SRX X-Value

UOB Bank

$2,758,000

$1,654 psf

Bank indicative valuation based on recent comparable transactions.

PropNex (PN-Value)

$2,876,000

$1,724 psf

Comparative Market Analysis using the most recent, relevant transactions.

SRX (X-Value)

$2,880,000

$1,727 psf

Proprietary algorithm combining URA data and market intelligence.

Valuation Range

$2.758M
UOB
$2.876M
PropNex
$2.880M
SRX
$2,758,000$2,880,000

Profitability Analysis (Based on PN-Value)

Purchase Date

1 Nov 1995

Purchase Price

$1,015,000

$608 psf

Est. Selling Price

$2,876,000

$1,724 psf

Capital Gain

$1,861,000

3% annualized

Holding Period:30 years 3 months
Project Profitability:100% profit rateNo losses recorded

Market Activity

Recent Transactions

Sales within Hillview Heights in the past 12 months

Lowest Sale

$1,160,000

$1,585 psf

Average Sale

$1,919,667

$1,736 psf

Highest Sale

$2,920,000

$1,910 psf

Most Comparable — 4-Bedroom Transaction

Date

30 May 2025

Unit

29 Hillview Ave #07-03

Area

1,668 sqft

PSF

$1,750

Price

$2,920,000

DateAddressUnitTypeAreaPSFPrice
31 Oct 202529 Hillview Avenue#01-021BR732$1,585$1,160,000
8 Aug 202529A Hillview Avenue#10-082BR958$1,910$1,830,000
17 Jul 202529A Hillview Avenue#07-013BR1,270$1,738$2,208,000
19 Jun 202527 Hillview Avenue#03-052BR990$1,616$1,600,000
30 May 202529 Hillview Avenue#07-034BR1,668$1,750$2,920,000
25 Mar 202529A Hillview Avenue#03-022BR990$1,818$1,800,000

Historical Comparable Transactions

DateAddressUnitAreaPSFPrice
Oct 202427 Hillview Avenue#08-11958$1,722$1,650,000
Oct 202429A Hillview Avenue#06-02980$1,633$1,600,000
Oct 202427 Hillview Avenue#03-091,680$1,679$2,820,000
Sep 202429 Hillview Avenue#08-091,432$1,760$2,520,000
Nov 202329A Hillview Avenue#04-11990$1,565$1,550,000
Oct 202329A Hillview Avenue#08-101,669$1,678$2,800,000

Source: URA / SRX as at 25 Feb 2026

Market Comparison

Nearby Projects

4-Bedroom units within 1km — Last 12 months

Key Insight: Hillview Heights at $1,750 psf is competitively priced among freehold developments in the area. The newer 99-year leasehold Hillhaven commands a premium at $2,078 psf, while comparable freehold projects like Hillvista and Chantilly Rise trade between $1,558–$1,728 psf.

ProjectDist.TenureTOPSize (sqft)Vol.Price RangeAvg PSF
Hillview Heights—Freehold19961,600–1,6681$2,920,000$1,750
Hillington Green113m999yr20031,700–2,5942$2.95M–$3.37M$1,490
Hillhaven192m99yr20271,259–1,43129$2.64M–$3.01M$2,078
Hillvista232mFreehold20101,3231$2,288,000$1,728
Chantilly Rise306mFreehold19991,700–1,7331$2,700,000$1,558
Hillview Green347m999yr19981,700–1,7221$2,850,000$1,655
Summerhill348mFreehold20031,400–1,6031$2,880,000$1,796
Midwood359m99yr20241,200–1,2482$2.40M–$2.48M$1,954
Kingsford Hillview Peak401m99yr20161,200–1,3992$1.80M–$2.20M$1,507

Source: PropNex Investment Suite, based on URA Sales data in the last 12 months

Rental Market

Rental Analysis

SRX Rental X-Value

$5,400

per month

Rental Yield

2.25%

gross rental yield

Rental Value Trends

Rental X-Value Change — Feb 2026

Your Property+0.93%
OCR Average+0.91%
Singapore Average+0.56%

Rental X-Value Change — 12 Months

Your Property+5.88%
OCR Average+2.27%
Singapore Average+2.48%

Sale Value Trends

Sale X-Value Change — Feb 2026

Your Property+1.37%
OCR Average+1.64%
Singapore Average+0.51%

Sale X-Value Change — 12 Months

Your Property+0.35%
OCR Average+2.68%
Singapore Average+2.80%

Recent Rental Transactions

DateLocationSizeRent/mth
Jan 2026Hillview Avenue1,100–1,200 sqft$4,650
Jan 2026Hillview Avenue1,400–1,500 sqft$4,700
Jan 2026Hillview Avenue1,200–1,300 sqft$4,200
Jan 2026Hillview Avenue900–1,000 sqft$3,500
Dec 2025Hillview Avenue900–1,000 sqft$3,800
Dec 2025Hillview Avenue900–1,000 sqft$4,200
Nov 2025Hillview Avenue1,200–1,300 sqft$3,800
Oct 2025Hillview Avenue1,200–1,300 sqft$4,100
Sep 2025Hillview Avenue1,100–1,200 sqft$4,600

Source: SRX as at 25 Feb 2026

Financing

Bank Loan Rates

Current fixed interest packages for private property — as at 25 Feb 2026

Best Available Rate

1.40% fixed for 2 years

Available from HSBC and Maybank

Bank1st Year2nd YearRating
HSBC1.40%1.40%Best Rate
Maybank1.40%1.40%Best Rate
Citibank1.44%1.40%—
UOB1.48%1.48%—
DBS1.50%1.50%—
OCBC1.50%1.50%—
Standard Chartered1.70%1.70%—
Hong Leong1.95%1.95%—

Source: PropNex Investment Suite — Date Generated: 25 Feb 2026. Rates are indicative and subject to change.

Lifestyle & Location

Unit & Project Highlights

Unit Highlights

  • 1,668 sqft — spacious 4-bedroom layout
  • Main Door Facing: East; Balcony Facing: Southwest
  • MCST: ~$1,569 per quarter
  • Quiet facing — overlooks the Rail Corridor
  • Wall between dining & kitchen can be hacked for open-concept kitchen
  • Few built-ins — minimises hacking costs for renovation

Project Highlights

  • 5 mins walk to Hillview MRT (side gate access)
  • Freehold tenure — TOP 1996 by CDL (City Developments Limited)
  • 360 units total; 100 units are 4-bedders
  • 5 mins walk to HillV2 for supermarket & amenities
  • Floor to ceiling height: 3 metres

Floor Plan — Type A

Hillview Heights Type A Floor Plan — 4 Bedroom, 155 sqm / 1,668 sqft

Type A: 155 sqm / 1,668 sqft — 4 Bedrooms, 3 Bathrooms, Living, Dining, Kitchen, Utility, Store, Balcony

Room Dimensions

Master Bedroom

19 sqm

Junior Master

18 sqm

Bedroom 3

13 sqm

Bedroom 4

13 sqm

Living + Dining

47 sqm

Living Wall-to-Wall

4 metres

Floor to Ceiling

3 metres

Nearby Amenities (Within 1 km)

MRT Stations

  • Hillview MRT0.25 km
  • Hume MRT0.82 km
  • Cashew MRT0.99 km

Schools

  • St Francis Methodist School0.26 km
  • CHIJ Our Lady Queen of Peace0.65 km
  • Assumption English School0.83 km
  • German European School (GESS)0.98 km

Shopping & Groceries

  • HillV2 Mall0.24 km
  • Cold Storage0.24 km
  • Rail Mall0.27 km
  • Hillview Market Place0.24 km

Childcare

  • Brighton Hillview Pte Ltd0.18 km
  • Bukit Panjang Methodist Kindergarten0.21 km
  • Alpha Green Preschool0.35 km

International Schools

  • St Francis Methodist School0.26 km
  • German European School (GESS)0.98 km
  • Middleton International School1.92 km

Bus Connectivity

  • Hillview Rd (176, 653, 963, 970, 973)0.12 km
  • Hillview Ave (173, 176, 177, 963e)0.14 km

Source: PropNex Investment Suite — Amenities within 1 km radius