RPS · Resale Project Scorecard
Hilltops — Grade B
RPS score 5.80/10 · D09 · Orchard, River Valley · 241 units · scored across 7 weighted factors — methodology published.
FH · CapitaLand · TOP 2011
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of -0.16% — bottom 14% within its 2011-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.35km). Strong school proximity — a genuine advantage for young families.
241 units — good project size supporting active resale market and adequate facilities.
0.56km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.
Rental yield of 2.63% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Anglo-Chinese School (Junior), ST. Margaret's School (Primary).
The verdict· Scores updated September 2026
Hilltops scores 5.80 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1271st of 2,357 resale condos scored in Singapore and 69th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, capital appreciation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Hilltops
12 months to September 2026 (Oct 2025 – Sep 2026): 11 resale transactions, median $3,387 psf, median price $5.36M. Median PSF is up 2.5% on the previous 12 months (Oct 2024 – Sep 2025, $3,305 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $3,348 psf | $8.00M |
| Jan–Mar 2026 | 1 | $3,524 psf | $4.40M |
| Apr–Jun 2026 | 4 | $3,344 psf | $6.60M |
| Jul–Sep 2026 | 5 | $3,458 psf | $5.36M |
| 12-month total | 11 | $3,387 psf | $5.36M |
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.
Hilltops: frequently asked questions
Answers generated from the scorecard data — RPS rank 1271st of 2,357, scores updated September 2026.
- Is Hilltops a good buy in 2026?
- Hilltops scores 5.80/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1271st of 2,357 Singapore resale condos and 69th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, capital appreciation. 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 Hilltops?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 11 resale transactions at Hilltops, at a median of $3,387 psf and a median price of $5.36M (range $2,787 psf to $3,602 psf). The median PSF is up 2.5% on the previous 12 months (Oct 2024 – Sep 2025, $3,305 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Hilltops from the nearest MRT station?
- Hilltops is about 560m from Newton MRT (NS21), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Hilltops compare with Rv Point?
- Rv Point is the project scored next to Hilltops on the District 9 ranking: 5.83 (Grade B) against Hilltops's 5.80 (Grade B). Hilltops scores higher on Project Size (8 vs 3) and Future Transformation (5 vs 3); Rv Point scores higher on Rental Yield (3 vs 6) and Project's Historical Performance (2 vs 4).
- Which primary schools are within 1km of Hilltops?
- 2 primary schools are within 1km of Hilltops: Anglo-Chinese School (Junior), ST. Margaret's School (Primary). 2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.35km). Strong school proximity — a genuine advantage for young families. Hilltops 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 Hilltops, and how big is the project?
- Hilltops is freehold, completed in 2011, has 241 units, developed by CapitaLand. Freehold tenure — no lease decay concerns, preserves long-term value. 241 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 Hilltops in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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