RPS · Resale Project Scorecard
Hills Apartment — Grade B
RPS score 5.71/10 · D11 · Newton, Novena · 10 units · scored across 7 weighted factors — methodology published.
FH · Ellesmere Pte Ltd [Kheng Leong (Co) Pte Ltd] · TOP 1975
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.80% — near-median performance within its 1975-era cohort (55th percentile).
2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.37km). Strong school proximity — a genuine advantage for young families.
10 units — very small project; niche product with thin resale market.
0.83km from Mount Pleasant Mrt Stn (TE10) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.56% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.02km, far enough that the impact on this project is modest.
Primary schools within 1km: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School.
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The verdict· Scores updated September 2026
Hills Apartment scores 5.71 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1361st of 2,357 resale condos scored in Singapore and 86th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: total returns, project size.
RPS · Resale Project Scorecard
Recent resale transactions at Hills Apartment
URA REALIS records no resale transactions at Hills Apartment in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
Hills Apartment: frequently asked questions
Answers generated from the scorecard data — RPS rank 1361st of 2,357, scores updated September 2026.
- Is Hills Apartment a good buy in 2026?
- Hills Apartment scores 5.71/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1361st of 2,357 Singapore resale condos and 86th of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: total returns, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Hills Apartment?
- URA REALIS records no resale transactions at Hills Apartment in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Hills Apartment from the nearest MRT station?
- Hills Apartment is about 830m from Mount Pleasant MRT (TE10), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Hills Apartment compare with The Trevose?
- The Trevose is the project scored next to Hills Apartment on the District 11 ranking: 5.74 (Grade B) against Hills Apartment's 5.71 (Grade B). Hills Apartment scores higher on Tenure (10 vs 5) and Project's Historical Performance (6 vs 5); The Trevose scores higher on MRT Proximity (6 vs 9) and Project Size (3 vs 5).
- Which primary schools are within 1km of Hills Apartment?
- 2 primary schools are within 1km of Hills Apartment: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School. 2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.37km). Strong school proximity — a genuine advantage for young families. Hills Apartment scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Hills Apartment, and how big is the project?
- Hills Apartment is freehold, completed in 1975, has 10 units, developed by Ellesmere Pte Ltd [Kheng Leong (Co) Pte Ltd]. Freehold tenure — no lease decay concerns, preserves long-term value. 10 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Hills Apartment in Newton, Novena
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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