Resale Project Scorecard
Hilltop Grove
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2001 · 192 units
Grade D, 4.66 out of 10, the 68th 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
- 69 yrs
- Resales, 12 months to Oct 2026
- 5
- To Bukit Gombak MRT
- 710 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Hilltop Grove Score
- D
- Grade
- Score out of 10
- 4.66
- Highest score among 70 resale condos in District 23
- 68th
Weak project — significant gaps in multiple factors. Key weaknesses: schools, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.33% — near-median performance within its 2001-era cohort (48th percentile).
The district median is 6/10.
Primary School Effect20%3/10
1 primary school within 1km (Lianhua Primary School, 0.50km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 7/10.
- Lianhua 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%5/10
192 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 8/10.
MRT Proximity13%7/10
710 m from Bukit Gombak MRT (NS3) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.17% — below-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
The district median is 8.5/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.53km, far enough that the impact on this project is modest.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why Hilltop Grove scores 4.66
Hilltop Grove scores 4.66 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2135th of 2,350 resale condos scored in Singapore and 68th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are MRT Proximity (7/10) and Project's Historical Performance (5/10); its weakest is Future Transformation (3/10).
| Factor | This condoHilltop Grove | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6/10 | −0.25 | 25% of district |
| Primary School Effect20% | 3/10 | 7/10 | −0.80 | 6% of district |
| Project Size16% | 5/10 | 8/10 | −0.48 | 20% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 32% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 32% of district |
| Tenure10% | 5/10 | 8.5/10 | −0.35 | 1% of district |
| Future Transformation6% | 3/10 | 3.5/10 | −0.03 | 28% 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 Hilltop Grove 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.
Hilltop Grove Prices
By unit type at Hilltop Grove
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom936 sq ft | 936 sq ft | $1.05M | $1,123 psf | 2 |
| 3-bedroom1,243 sq ft | 1,243 sq ft | $1.47M | $1,182 psf | 2 |
Past transactions at Hilltop Grove
40 resales, Nov 2021 to Oct 2026 · median $1,042 psf · $860,000 to $1,850,000 · 39 of the 39 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Sep 2026 | 134 Hillview Avenue | 8 | #08-01013BR · Blk 134 | 3BR | 1,238 | $1,183 | $1,465,000 | Resale |
| 17 Aug 2026 | 134B Hillview Avenue | 7 | #07-01013BR · Blk 134B | 3BR | 1,249 | $1,192 | $1,488,000 | Resale |
| 15 Jul 2026 | 134A Hillview Avenue | 6 | #06-02023BR · Blk 134A | 3BR | 1,238 | $1,171 | $1,450,000 | Resale |
| 13 May 2026 | 134 Hillview Avenue | 7 | #07-03032BR · Blk 134 | 2BR | 1,012 | $1,085 | $1,098,000 | Resale |
| 8 Dec 2025 | 134 Hillview Avenue | 6 | #06-07072BR · Blk 134 | 2BR | 861 | $1,161 | $1,000,000 | Resale |
| 6 Oct 2025 | 134 Hillview Avenue | 8 | #08-02023BR · Blk 134 | 3BR | 1,238 | $1,188 | $1,470,000 | Resale |
| 23 Sep 2025 | 134 Hillview Avenue | 7 | #07-04042BR · Blk 134 | 2BR | 861 | $1,277 | $1,100,000 | Resale |
| 25 Jul 2025 | 134 Hillview Avenue | 5 | #05-03032BR · Blk 134 | 2BR | 1,012 | $1,166 | $1,180,000 | Resale |
| 26 Mar 2025 | 134 Hillview Avenue | 9 | #09-03032BR · Blk 134 | 2BR | 1,270 | $896 | $1,138,000 | Resale |
| 6 Feb 2025 | 134B Hillview Avenue | 3 | #03-02023BR · Blk 134B | 3BR | 1,249 | $1,141 | $1,425,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 5 | $951 psf | $1,064 psf |
| Feb–Apr 2022 | 1 | — | $1,129 psf |
| May–Jul 2022 | 2 | $882 psf | $1,213 psf |
| Aug–Oct 2022 | 5 | $982 psf | $1,153 psf |
| Nov 2022 – Jan 2023 | 4 | $972 psf | $1,119 psf |
| Feb–Apr 2023 | 2 | $1,120 psf | $1,317 psf |
| May–Jul 2023 | 3 | $1,087 psf | $1,351 psf |
| Aug–Oct 2023 | 1 | — | $1,358 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,361 psf |
| Feb–Apr 2024 | 3 | $1,103 psf | $1,366 psf |
| May–Jul 2024 | 1 | — | $1,416 psf |
| Aug–Oct 2024 | 2 | $1,071 psf | $1,396 psf |
| Nov 2024 – Jan 2025 | — | — | $1,385 psf |
| Feb–Apr 2025 | 2 | $1,019 psf | $1,451 psf |
| May–Jul 2025 | 1 | — | $1,441 psf |
| Aug–Oct 2025 | 2 | $1,233 psf | $1,476 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,502 psf |
| Feb–Apr 2026 | — | — | $1,485 psf |
| May–Jul 2026 | 2 | $1,128 psf | $1,514 psf |
| Aug–Oct 2026 | 2 | $1,188 psf | $1,461 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.1% a year, ranked 32 of 50 in D23 and 404 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 →
Hilltop Grove Rent
- Median rent a month
- $4,200
- Gross yield
- 3.4%
- Rental contracts
- 6
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,200 | $4,200 to $4,280 | 3.4% | 6 |
Rental contracts at Hilltop Grove
8 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $3,200 to $5,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $4,200 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,200 |
| Apr 2026 | 2BR | 800 to 900 sq ft | $3,200 |
| Feb 2026 | 4BR | 1,600 to 1,700 sq ft | $4,900 |
| Dec 2025 | 3BR | 1,100 to 1,200 sq ft | $3,600 |
| Oct 2025 | 3BR | 1,300 to 1,400 sq ft | $4,300 |
| Sep 2025 | 3BR | 1,300 to 1,400 sq ft | $4,200 |
| Sep 2025 | 3BR | 1,400 to 1,500 sq ft | $5,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Hilltop Grove By stack
- Highest, stack 02
- $1,156 psf
- Lowest, stack 08
- $971 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,014 psf | 1,238 sq ft | Levels 2 to 10 | 8 |
| 02 | $1,156 psf | 1,238 sq ft | Levels 1 to 8 | 6 |
| 03 | $1,086 psf | 1,012 sq ft | Levels 4 to 9 | 4 |
| 04 | $1,130 psf | 861 sq ft | Levels 3 to 8 | 4 |
| 05 | $1,016 psf | 1,249 sq ft | Levels 1 to 10 | 5 |
| 06 | $1,118 psf | 1,324 sq ft | Levels 2 to 7 | 3 |
| 07 | $1,132 psf | 861 sq ft | Levels 5 to 6 | 2 |
| 08 | $971 psf | 1,012 sq ft | Levels 2 to 5 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Hilltop Grove Notes
How these numbers are worked out
- Grade D places Hilltop Grove 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: $1,171 psf at Hilltop Grove 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 $1,166 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 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 5 resale caveats at Hilltop Grove ranged from $1,085 psf to $1,192 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2001, 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 Gombak MRT (NS3), 710 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 Hilltop Grove for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.