Resale Project Scorecard
Hillcrest Arcadia
D11 · Newton, Novena · 99-year leasehold · completed 1980 · 272 units
Grade C, 5.28 out of 10, the 127th highest score among 143 resale condos in District 11.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 48 yrs
- Resales, 12 months to Oct 2026
- 16
- To Tan Kah Kee MRT
- 860 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Hillcrest Arcadia Score
- C
- Grade
- Score out of 10
- 5.28
- Highest score among 143 resale condos in District 11
- 127th
Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: future transformation, tenure.
Project's Historical Performance25%5/10
Avg Ann. of +3.12% — near-median performance within its 1980-era cohort (43rd percentile).
The district median is 5/10.
Primary School Effect20%5/10
1 primary school within 1km (Raffles Girls' Primary School, 0.42km away). Adequate but narrow school optionality.
The district median is 8/10.
- Raffles Girls' Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
272 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%6/10
860 m from Tan Kah Kee MRT (DT8) — moderate MRT proximity; walkable but not doorstep.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.48% — above-average income return.
The district median is 3/10.
Tenure10%2/10
99YR tenure — about 48 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 0.79km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Hillcrest Arcadia scores 5.28
Hillcrest Arcadia scores 5.28 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1806th of 2,350 resale condos scored in Singapore and 127th of 143 in District 11 (Newton, Novena). Its strongest factors are Project Size (8/10) and MRT Proximity (6/10); its weakest is Tenure (2/10).
| Factor | This condoHillcrest Arcadia | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5/10 | ±0.00 | 44% of district |
| Primary School Effect20% | 5/10 | 8/10 | −0.60 | 7% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 93% of district |
| MRT Proximity13% | 6/10 | 8/10 | −0.26 | 1% of district |
| Rental Yield10% | 5/10 | 3/10 | +0.20 | 84% of district |
| Tenure10% | 2/10 | 10/10 | −0.80 | 0% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 19% of district |
Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Hillcrest Arcadia and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Hillcrest Arcadia Prices
By unit type at Hillcrest Arcadia
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom920 sq ft | 920 sq ft | $728,000 to $1.42M | $1,213 psf | 4 |
| 2-bedroom1,421 sq ft | 1,421 sq ft | $1.99M | $1,398 psf | 2 |
| 3-bedroom1,712 sq ft | 1,712 sq ft | $2.15M to $2.33M | $1,290 psf | 4 |
| 4-bedroom2,212 sq ft | 2,212 sq ft | $2.12M to $3.27M | $1,222 psf | 6 |
Past transactions at Hillcrest Arcadia
16 resales, Nov 2025 to Oct 2026 · median $1,279 psf · $728,000 to $3,270,000 · 13 of the 13 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 22 Sep 2026 | 259 Arcadia Road | 2 | #02-01011BR · Blk 259 | 1BR | 1,098 | $1,292 | $1,418,000 | Resale |
| 16 Sep 2026 | 255 Arcadia Road | 14 | #14-23234BR · Blk 255 | 4BR | 2,530 | $1,265 | $3,200,000 | Resale |
| 9 Sep 2026 | 257 Arcadia Road | 5 | #05-05051BR · Blk 257 | 1BR | 926 | $1,134 | $1,050,000 | Resale |
| 9 Sep 2026 | 259 Arcadia Road | 2 | #02-08081BR · Blk 259 | 1BR | 700 | $1,041 | $728,000 | Resale |
| 24 Aug 2026 | 261 Arcadia Road | 9 | #09-01013BR · Blk 261 | 3BR | 1,712 | $1,363 | $2,333,000 | Resale |
| 31 Jul 2026 | 263 Arcadia Road | 2 | #02-04044BR · Blk 263 | 4BR | 2,896 | $1,129 | $3,270,000 | Resale |
| 28 Jul 2026 | 255 Arcadia Road | 12 | #12-24244BR · Blk 255 | 4BR | 1,798 | $1,179 | $2,120,000 | Resale |
| 10 Jul 2026 | 255 Arcadia Road | 3 | #03-25253BR · Blk 255 | 3BR | 1,819 | $1,264 | $2,300,000 | Resale |
| 28 May 2026 | 253 Arcadia Road | 7 | #07-12123BR · Blk 253 | 3BR | 1,712 | $1,315 | $2,250,000 | Resale |
| 26 May 2026 | 257 Arcadia Road | 11 | #11-04042BR · Blk 257 | 2BR | 1,421 | $1,401 | $1,990,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2025 | — | — | $2,009 psf |
| Dec 2025 | 2 | $1,218 psf | $1,972 psf |
| Jan 2026 | 1 | — | $2,090 psf |
| Feb 2026 | 1 | — | $2,081 psf |
| Mar 2026 | 2 | $1,377 psf | $2,053 psf |
| Apr 2026 | — | — | $2,041 psf |
| May 2026 | 2 | $1,358 psf | $2,022 psf |
| Jun 2026 | — | — | $2,109 psf |
| Jul 2026 | 3 | $1,179 psf | $1,997 psf |
| Aug 2026 | 1 | — | $2,126 psf |
| Sep 2026 | 4 | $1,200 psf | $2,001 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.5% a year, ranked 3 of 27 in D11 and 149 of 715 condos. See the most profitable condos in D11 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Hillcrest Arcadia Rent
- Median rent a month
- $3,550 to $7,500
- Gross yield
- 2.7% to 3.5%
- Rental contracts
- 46
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,550 | $3,350 to $3,780 | 3.5% | 10 |
| 2-bedroom | $4,500 | $4,350 to $4,880 | 2.7% | 6 |
| 3-bedroom | $5,850 | $5,500 to $6,630 | 3.1% | 12 |
| 4-bedroom | $7,500 | $6,930 to $8,730 | 3.4% | 18 |
Rental contracts at Hillcrest Arcadia
46 contracts, Sep 2025 to Aug 2026 · median $6,100 a month · $2,850 to $11,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,700 to 1,800 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,700 to 1,800 sq ft | $7,000 |
| Aug 2026 | 4BR | 1,900 to 2,000 sq ft | $8,200 |
| Jul 2026 | 1BR | 1,000 to 1,100 sq ft | $3,850 |
| Jul 2026 | 2BR | 1,400 to 1,500 sq ft | $4,500 |
| Jul 2026 | 2BR | 1,300 to 1,400 sq ft | $5,000 |
| Jul 2026 | 3BR | 1,700 to 1,800 sq ft | $6,500 |
| Jul 2026 | 4BR | 2,400 to 2,500 sq ft | $7,000 |
| Jul 2026 | 4BR | 1,900 to 2,000 sq ft | $7,500 |
| Jul 2026 | 4BR | 2,400 to 2,500 sq ft | $11,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Hillcrest Arcadia By stack
- Highest, stack 24
- $1,328 psf
- Lowest, stack 10
- $1,170 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,311 psf | 1,755 sq ft | Levels 2 to 11 | 4 |
| 02 | $1,256 psf | 1,712 sq ft | Levels 2 to 14 | 5 |
| 03 | $1,248 psf | 2,427 sq ft | Levels 1 to 14 | 4 |
| 04 | $1,270 psf | 1,566 sq ft | Levels 2 to 11 | 8 |
| 10 | $1,170 psf | 2,600 sq ft | Levels 1 to 8 | 2 |
| 23 | $1,320 psf | 1,970 sq ft | Levels 7 to 14 | 3 |
| 24 | $1,328 psf | 1,356 sq ft | Levels 1 to 12 | 4 |
| 25 | $1,316 psf | 1,808 sq ft | Levels 1 to 13 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Hillcrest Arcadia Notes
How these numbers are worked out
- Grade C places Hillcrest Arcadia in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,279 psf at Hillcrest Arcadia against $2,048 psf across District 11, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,267 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (8 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 16 resale caveats at Hillcrest Arcadia ranged from $1,041 psf to $1,497 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1980, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Tan Kah Kee MRT (DT8), 860 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Hillcrest Arcadia for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.