RPS · Resale Project Scorecard
Hillsta — Grade B
RPS score 5.73/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 416 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: schools.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +1.17% — near-median performance within its 2016-era cohort (49th percentile).
2 primary schools within 1km (nearest: TECK WHYE PRIMARY SCHOOL at 0.82km). Moderate school access.
416 units — good project size supporting active resale market and adequate facilities.
0.28km from Phoenix Lrt Stn (BP5) — short walk to MRT, good transport convenience.
Rental yield of 3.47% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Strong future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 1.99km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: TECK WHYE Primary School, WEST VIEW Primary School.
The verdict· Scores updated September 2026
Hillsta scores 5.73 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1342nd of 2,357 resale condos scored in Singapore and 49th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project Size (8/10) and Tenure (8/10); its weakest is Primary School Effect (3/10). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: schools.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Hillsta
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,378 psf, median price $856,000. Median PSF is up 1.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,361 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,370 psf | $790,000 |
| Jan–Mar 2026 | 5 | $1,399 psf | $1.14M |
| Apr–Jun 2026 | 4 | $1,375 psf | $936,000 |
| Jul–Sep 2026 | 7 | $1,414 psf | $837,500 |
| 12-month total | 19 | $1,378 psf | $856,000 |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Hillsta: frequently asked questions
Answers generated from the scorecard data — RPS rank 1342nd of 2,357, scores updated September 2026.
- Is Hillsta a good buy in 2026?
- Hillsta scores 5.73/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1342nd of 2,357 Singapore resale condos and 49th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: schools. 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 Hillsta?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Hillsta, at a median of $1,378 psf and a median price of $856,000 (range $1,259 psf to $1,443 psf). The median PSF is up 1.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,361 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Hillsta from the nearest MRT station?
- The nearest rail stop to Hillsta is Phoenix LRT (BP5), about 280m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Hillsta scores 7/10 on it.
- How does Hillsta compare with Kingsford Hillview Peak?
- Kingsford Hillview Peak is the project scored next to Hillsta on the District 23 ranking: 5.74 (Grade B) against Hillsta's 5.73 (Grade B). Hillsta scores higher on Future Transformation (7 vs 2) and Project's Historical Performance (5 vs 4); Kingsford Hillview Peak scores higher on Project Size (8 vs 10) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Hillsta?
- 2 primary schools are within 1km of Hillsta: TECK WHYE Primary School, WEST VIEW Primary School. 2 primary schools within 1km (nearest: TECK WHYE PRIMARY SCHOOL at 0.82km). Moderate school access. Hillsta scores 3/10 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 Hillsta, and how big is the project?
- Hillsta is 99-year leasehold, completed in 2016, has 416 units, developed by Keppel Land. 99YR tenure — about 84 years remaining — no near-term decay concern. 416 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Hillsta in Bukit Batok, Bukit Panjang, Choa Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Kingsford Hillview PeakB5.74
- WindermereB5.73
- Hills TwooneB5.74
- Park NaturaB5.72
- HillbrooksB5.75
- Parkview ApartmentsB5.69
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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