Resale Project Scorecard
Hillview Regency
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2006 · 572 units
Grade B, 6.07 out of 10, the 38th 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
- 73 yrs
- Resales, 12 months to Oct 2026
- 16
- To Bukit Batok MRT
- 870 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Hillview Regency Score
- B
- Grade
- Score out of 10
- 6.07
- Highest score among 70 resale condos in District 23
- 38th
Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%3/10
Avg Ann. of +2.69% — below-median performance vs same-vintage peers (25th percentile of 2006-era cohort).
The district median is 6/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Lianhua Primary School at 0.32km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Lianhua Primary School
- Keming 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%10/10
572 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%6/10
870 m from Bukit Batok MRT (NS2) — moderate MRT proximity; walkable but not doorstep.
The district median is 8/10.
Rental Yield10%6/10
Rental yield of 3.64% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.
The district median is 8.5/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.08km, 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 Hillview Regency scores 6.07
Hillview Regency scores 6.07 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1144th of 2,350 resale condos scored in Singapore and 38th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project Size (10/10) and Primary School Effect (7/10); its weakest is Project's Historical Performance (3/10).
| Factor | This condoHillview Regency | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 6/10 | −0.75 | 6% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 46% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 74% of district |
| MRT Proximity13% | 6/10 | 8/10 | −0.26 | 14% of district |
| Rental Yield10% | 6/10 | 5/10 | +0.10 | 68% of district |
| Tenure10% | 7/10 | 8.5/10 | −0.15 | 12% of district |
| Future Transformation6% | 4/10 | 3.5/10 | +0.03 | 51% 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 Hillview Regency 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.
Hillview Regency Prices
By unit type at Hillview Regency
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom969 sq ft | 969 sq ft | $1.01M to $1.16M | $1,177 psf | 3 |
| 3-bedroom1,130 sq ft | 1,130 sq ft | $1.31M to $1.46M | $1,202 psf | 13 |
Past transactions at Hillview Regency
16 resales, Nov 2025 to Oct 2026 · median $1,194 psf · $1,010,000 to $1,460,000 · all 16 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 19 Aug 2026 | 26 Bukit Batok East Avenue 2 | 21 | #21-04043BR · Blk 26 | 3BR | 1,195 | $1,190 | $1,422,000 | Resale |
| 3 Aug 2026 | 26 Bukit Batok East Avenue 2 | 20 | #20-06063BR · Blk 26 | 3BR | 1,130 | $1,292 | $1,460,000 | Resale |
| 22 Jul 2026 | 28 Bukit Batok East Avenue 2 | 21 | #21-17173BR · Blk 28 | 3BR | 1,120 | $1,237 | $1,385,000 | Resale |
| 2 Jun 2026 | 26 Bukit Batok East Avenue 2 | 25 | #25-07073BR · Blk 26 | 3BR | 1,130 | $1,256 | $1,420,000 | Resale |
| 8 May 2026 | 26 Bukit Batok East Avenue 2 | 16 | #16-04043BR · Blk 26 | 3BR | 1,109 | $1,288 | $1,428,000 | Resale |
| 27 Apr 2026 | 26 Bukit Batok East Avenue 2 | 15 | #15-09093BR · Blk 26 | 3BR | 1,109 | $1,186 | $1,315,000 | Resale |
| 27 Apr 2026 | 28 Bukit Batok East Avenue 2 | 22 | #22-24243BR · Blk 28 | 3BR | 1,130 | $1,217 | $1,375,000 | Resale |
| 2 Apr 2026 | 28 Bukit Batok East Avenue 2 | 7 | #07-18182BR · Blk 28 | 2BR | 904 | $1,117 | $1,010,000 | Resale |
| 25 Mar 2026 | 28 Bukit Batok East Avenue 2 | 9 | #09-22223BR · Blk 28 | 3BR | 1,173 | $1,159 | $1,360,000 | Resale |
| 23 Mar 2026 | 28 Bukit Batok East Avenue 2 | 20 | #20-22223BR · Blk 28 | 3BR | 1,195 | $1,188 | $1,420,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,517 psf |
| Dec 2025 | 2 | $1,168 psf | $1,542 psf |
| Jan 2026 | 1 | — | $1,437 psf |
| Feb 2026 | — | — | $1,466 psf |
| Mar 2026 | 4 | $1,174 psf | $1,501 psf |
| Apr 2026 | 3 | $1,186 psf | $1,482 psf |
| May 2026 | 1 | — | $1,523 psf |
| Jun 2026 | 1 | — | $1,514 psf |
| Jul 2026 | 1 | — | $1,506 psf |
| Aug 2026 | 2 | $1,241 psf | $1,444 psf |
| Sep 2026 | — | — | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.5% a year, ranked 24 of 50 in D23 and 330 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 →
Hillview Regency Rent
- Median rent a month
- $3,500 to $4,200
- Gross yield
- 3.7%
- Rental contracts
- 73
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,500 | $3,400 to $3,610 | 3.7% | 28 |
| 3-bedroom | $4,200 | $4,100 to $4,500 | 3.7% | 45 |
Rental contracts at Hillview Regency
73 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,300 to $4,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,500 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,300 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,500 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,650 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Hillview Regency By stack
- Highest, stack 04
- $1,190 psf
- Lowest, stack 18
- $946 psf
- Stacks with 2+ resales
- 23
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $951 psf | 904 sq ft | Levels 2 to 11 | 5 |
| 02 | $974 psf | 1,109 sq ft | Levels 7 to 11 | 3 |
| 03 | $1,160 psf | 1,109 sq ft | Levels 5 to 25 | 6 |
| 04 | $1,190 psf | 1,195 sq ft | Levels 16 to 25 | 3 |
| 05 | $1,152 psf | 1,120 sq ft | Levels 7 to 25 | 4 |
| 06 | $1,150 psf | 1,130 sq ft | Levels 2 to 23 | 7 |
| 08 | $1,072 psf | 1,120 sq ft | Levels 4 to 20 | 5 |
| 09 | $1,140 psf | 1,039 sq ft | Levels 3 to 18 | 4 |
Show the other 15 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,072 psf | 1,109 sq ft | Levels 2 to 20 | 4 |
| 11 | $1,152 psf | 1,109 sq ft | Levels 4 to 22 | 4 |
| 12 | $1,068 psf | 1,012 sq ft | Levels 2 to 16 | 4 |
| 13 | $1,117 psf | 1,130 sq ft | Levels 5 to 24 | 8 |
| 14 | $1,040 psf | 1,109 sq ft | Levels 2 to 20 | 4 |
| 15 | $1,167 psf | 1,039 sq ft | Levels 6 to 18 | 2 |
| 16 | $1,045 psf | 937 sq ft | Levels 3 to 13 | 4 |
| 17 | $1,126 psf | 1,120 sq ft | Levels 8 to 21 | 3 |
| 18 | $946 psf | 904 sq ft | Levels 4 to 9 | 3 |
| 19 | $1,147 psf | 1,017 sq ft | Levels 6 to 21 | 2 |
| 20 | $1,135 psf | 1,120 sq ft | Levels 10 to 23 | 4 |
| 21 | $1,138 psf | 1,195 sq ft | Levels 3 to 23 | 5 |
| 22 | $1,159 psf | 1,173 sq ft | Levels 3 to 21 | 5 |
| 23 | $1,144 psf | 1,082 sq ft | Levels 5 to 23 | 2 |
| 24 | $1,084 psf | 1,130 sq ft | Levels 4 to 24 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Hillview Regency Notes
How these numbers are worked out
- Grade B places Hillview Regency 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: $1,194 psf at Hillview Regency 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 $1,184 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.
- 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 (1 here) 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 16 resale caveats at Hillview Regency ranged from $1,117 psf to $1,292 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2006, 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 Batok MRT (NS2), 870 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools 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 Hillview Regency for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.