Resale Project Scorecard
Hillion Residences
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2017 · 546 units
Grade S, 8.45 out of 10, the 5th highest score among 70 resale condos in District 23.
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
- 86 yrs
- Resales, 12 months to Oct 2026
- 24
- To Bukit Panjang MRT
- 50 m
Artist's impression: Sim Lian JV (BP) Pte. Ltd.
Hillion Residences Score
- S
- Grade
- Score out of 10
- 8.45
- Highest score among 70 resale condos in District 23
- 5th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
Project's Historical Performance25%7/10
Avg Ann. of +2.14% — near-median performance within its 2017-era cohort (61st percentile).
The district median is 6/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Zhenghua Primary School at 0.50km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- Zhenghua Primary School
- West View Primary School
- Bukit Panjang Primary School
- Greenridge 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%10/10
546 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%10/10
50 m from Bukit Panjang MRT (BP6 / DT1) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%7/10
Rental yield of 3.70% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 8.5/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Choa Chu Kang West MRT (JS1, JRL1) at 2.58km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 3.5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Hillion Residences scores 8.45
Hillion Residences scores 8.45 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 42nd of 2,350 resale condos scored in Singapore and 5th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (5/10).
| Factor | This condoHillion Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 57% of district |
| Primary School Effect20% | 10/10 | 7/10 | +0.60 | 75% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 74% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 88% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 84% of district |
| Tenure10% | 8/10 | 8.5/10 | −0.05 | 28% of district |
| Future Transformation6% | 5/10 | 3.5/10 | +0.09 | 65% of district |
Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Hillion Residences and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Hillion Residences Prices
By unit type at Hillion Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom474 sq ft | 474 sq ft | $800,000 to $868,000 | $1,761 psf | 15 |
| 2-bedroom710 sq ft | 710 sq ft | $1.31M to $1.40M | $1,926 psf | 7 |
Past transactions at Hillion Residences
24 resales, Nov 2025 to Oct 2026 · median $1,781 psf · $800,000 to $2,610,000 · 23 of the 23 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 18 Sep 2026 | 12 Jelebu Road | 17 | #17-26262BR · Blk 12 | 2BR | 710 | $1,914 | $1,360,000 | Resale |
| 2 Sep 2026 | 10 Jelebu Road | 16 | #16-20202BR · Blk 10 | 2BR | 710 | $1,971 | $1,400,000 | Resale |
| 27 Aug 2026 | 8 Jelebu Road | 13 | #13-07071BR · Blk 8 | 1BR | 474 | $1,700 | $805,000 | Resale |
| 23 Jul 2026 | 10 Jelebu Road | 12 | #12-23232BR · Blk 10 | 2BR | 710 | $1,950 | $1,385,000 | Resale |
| 22 Jul 2026 | 12 Jelebu Road | 16 | #16-28281BR · Blk 12 | 1BR | 463 | $1,772 | $820,000 | Resale |
| 21 Jul 2026 | 10 Jelebu Road | 10 | #10-16161BR · Blk 10 | 1BR | 463 | $1,772 | $820,000 | Resale |
| 2 Jul 2026 | 10 Jelebu Road | 20 | #20-15153BR · Blk 10 | 3BR | 1,163 | $1,925 | $2,238,000 | Resale |
| 1 Jul 2026 | 8 Jelebu Road | 10 | #10-01011BR · Blk 8 | 1BR | 474 | $1,769 | $838,000 | Resale |
| 17 Jun 2026 | 8 Jelebu Road | 16 | #16-02022BR · Blk 8 | 2BR | 710 | $1,971 | $1,400,000 | Resale |
| 16 Jun 2026 | 10 Jelebu Road | 11 | #11-21211BR · Blk 10 | 1BR | 463 | $1,789 | $828,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,517 psf |
| Dec 2025 | 2 | $1,817 psf | $1,542 psf |
| Jan 2026 | 2 | $1,755 psf | $1,437 psf |
| Feb 2026 | 4 | $1,746 psf | $1,466 psf |
| Mar 2026 | 1 | — | $1,501 psf |
| Apr 2026 | 1 | — | $1,482 psf |
| May 2026 | 2 | $1,807 psf | $1,523 psf |
| Jun 2026 | 3 | $1,789 psf | $1,514 psf |
| Jul 2026 | 5 | $1,772 psf | $1,506 psf |
| Aug 2026 | 1 | — | $1,444 psf |
| Sep 2026 | 2 | $1,943 psf | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.6% a year, ranked 41 of 50 in D23 and 490 of 715 condos. See the most profitable condos in D23 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Hillion Residences Rent
- Median rent a month
- $3,800
- Gross yield
- 3.3%
- Rental contracts
- 53
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,700 to $3,850 | 3.3% | 53 |
Rental contracts at Hillion Residences
205 contracts, Sep 2025 to Aug 2026 · median $3,000 a month · $2,500 to $6,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,650 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,350 |
| Aug 2026 | — | 400 to 500 sq ft | $2,750 |
| Aug 2026 | — | 400 to 500 sq ft | $2,800 |
| Aug 2026 | — | 400 to 500 sq ft | $2,800 |
| Aug 2026 | — | 400 to 500 sq ft | $2,800 |
| Aug 2026 | — | 400 to 500 sq ft | $2,800 |
| Aug 2026 | — | 400 to 500 sq ft | $2,850 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Hillion Residences By stack
- Highest, stack 20
- $1,858 psf
- Lowest, stack 06
- $1,546 psf
- Stacks with 2+ resales
- 31
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,731 psf | 474 sq ft | Levels 6 to 20 | 5 |
| 02 | $1,851 psf | 710 sq ft | Levels 11 to 16 | 3 |
| 03 | $1,789 psf | 463 sq ft | Levels 12 to 18 | 3 |
| 04 | $1,680 psf | 463 sq ft | Levels 7 to 14 | 2 |
| 05 | $1,704 psf | 710 sq ft | Levels 8 to 17 | 2 |
| 06 | $1,546 psf | 549 sq ft | Levels 6 to 19 | 4 |
| 07 | $1,657 psf | 474 sq ft | Levels 7 to 17 | 3 |
| 08 | $1,844 psf | 710 sq ft | Levels 7 to 20 | 3 |
Show the other 23 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,614 psf | 850 sq ft | Levels 6 to 19 | 2 |
| 11 | $1,855 psf | 710 sq ft | Levels 8 to 14 | 3 |
| 13 | $1,634 psf | 474 sq ft | Levels 10 to 14 | 2 |
| 14 | $1,788 psf | 710 sq ft | Levels 10 to 16 | 2 |
| 15 | $1,772 psf | 463 sq ft | Levels 6 to 20 | 6 |
| 16 | $1,707 psf | 463 sq ft | Levels 7 to 19 | 7 |
| 17 | $1,812 psf | 710 sq ft | Levels 18 to 19 | 2 |
| 19 | $1,721 psf | 474 sq ft | Levels 8 to 18 | 6 |
| 20 | $1,858 psf | 710 sq ft | Levels 12 to 18 | 4 |
| 21 | $1,728 psf | 463 sq ft | Levels 6 to 21 | 11 |
| 22 | $1,746 psf | 463 sq ft | Levels 8 to 18 | 5 |
| 23 | $1,788 psf | 710 sq ft | Levels 12 to 13 | 2 |
| 24 | $1,693 psf | 474 sq ft | Levels 9 to 15 | 4 |
| 25 | $1,706 psf | 474 sq ft | Levels 6 to 21 | 7 |
| 26 | $1,802 psf | 710 sq ft | Levels 9 to 17 | 4 |
| 28 | $1,737 psf | 463 sq ft | Levels 7 to 21 | 10 |
| 30 | $1,706 psf | 474 sq ft | Levels 10 to 16 | 5 |
| 31 | $1,628 psf | 474 sq ft | Levels 6 to 21 | 6 |
| 32 | $1,809 psf | 710 sq ft | Levels 7 to 18 | 6 |
| 33 | $1,728 psf | 463 sq ft | Levels 6 to 21 | 6 |
| 34 | $1,702 psf | 463 sq ft | Levels 13 to 19 | 2 |
| 35 | $1,802 psf | 710 sq ft | Levels 8 to 18 | 7 |
| 36 | $1,729 psf | 474 sq ft | Levels 9 to 19 | 4 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Hillion Residences Floor plans
12 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 463 to 549 sq ft
2-Bedroom2 plans · 710 to 872 sq ft
3-Bedroom1 plan · 1,163 sq ft
4-Bedroom2 plans · 1,356 to 1,410 sq ft
5-Bedroom3 plans · 2,616 to 3,208 sq ft
Floor plans: Sim Lian JV (BP) Pte. Ltd., Hillion Residences e-brochure. Developer's plans, approximate and subject to change.
Hillion Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: Sim Lian JV (BP) Pte. Ltd. Developer's illustration of the 5th-storey landscape deck, not to scale and subject to change.
Hillion Residences Notes
How these numbers are worked out
- Grade S places Hillion Residences 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: $1,781 psf at Hillion Residences against $1,495 psf across District 23, 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 $1,805 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (3 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 24 resale caveats at Hillion Residences ranged from $1,530 psf to $1,971 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2017, 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 Bukit Panjang MRT (BP6 / DT1), 50 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 primary schools 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 Hillion Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.