RPS · Resale Project Scorecard
Hilltop Grove — Grade D
RPS score 4.53/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 192 units · scored across 7 weighted factors — methodology published.
99YR · AFP HILLVIEW PTE LTD · TOP 2001
Weak project — significant gaps in multiple factors. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.33% — near-median performance within its 2001-era cohort (48th percentile).
1 primary school within 1km (LIANHUA PRIMARY SCHOOL, 0.56km away). Adequate but narrow school optionality.
192 units — boutique development. Lower transaction frequency and limited shared facilities.
0.83km from Bukit Gombak Mrt Stn (NS3) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.17% — below-average income return.
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.53km, far enough that the impact on this project is modest.
Primary schools within 1km: Lianhua Primary School.
The verdict· Scores updated September 2026
Hilltop Grove scores 4.53 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2154th of 2,357 resale condos scored in Singapore and 70th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are MRT Proximity (6/10) and Project's Historical Performance (5/10); its weakest is Future Transformation (3/10). Weak project — significant gaps in multiple factors. Key weaknesses: schools, future transformation.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Hilltop Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,171 psf, median price $1.45M. Median PSF is up 1.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,154 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,175 psf | $1.24M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,085 psf | $1.10M |
| Jul–Sep 2026 | 2 | $1,182 psf | $1.47M |
| 12-month total | 5 | $1,171 psf | $1.45M |
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.
Hilltop Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 2154th of 2,357, scores updated September 2026.
- Is Hilltop Grove a good buy in 2026?
- Hilltop Grove scores 4.53/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2154th of 2,357 Singapore resale condos and 70th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Weak project — significant gaps in multiple factors. Key weaknesses: schools, future transformation. 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 Hilltop Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Hilltop Grove, at a median of $1,171 psf and a median price of $1.45M (range $1,085 psf to $1,192 psf). The median PSF is up 1.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,154 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Hilltop Grove from the nearest MRT station?
- Hilltop Grove is about 830m from Bukit Gombak MRT (NS3), 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 Hilltop Grove compare with Chantilly Rise?
- Chantilly Rise is the project scored next to Hilltop Grove on the District 23 ranking: 4.54 (Grade D) against Hilltop Grove's 4.53 (Grade D). Hilltop Grove scores higher on Project's Historical Performance (5 vs 3) and Rental Yield (4 vs 2); Chantilly Rise scores higher on Tenure (5 vs 10) and MRT Proximity (6 vs 8).
- Which primary schools are within 1km of Hilltop Grove?
- One primary school is within 1km of Hilltop Grove: Lianhua Primary School. 1 primary school within 1km (LIANHUA PRIMARY SCHOOL, 0.56km away). Adequate but narrow school optionality. Hilltop Grove 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 Hilltop Grove, and how big is the project?
- Hilltop Grove is 99-year leasehold, completed in 2001, has 192 units, developed by AFP HILLVIEW PTE LTD. 99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent. 192 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Bukit Panjang & Choa Chu Kang
Scored either side of Hilltop Grove 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.
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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