RPS · Resale Project Scorecard
The Hillford — Grade A
RPS score 7.17/10 · D21 · Clementi Park, Upper Bukit Timah · 281 units · scored across 7 weighted factors — methodology published.
60YR · Hoi Hup Realty · TOP 2016
Strong project with clear strengths. Standout strengths: total returns, schools. Key weaknesses: future transformation, tenure.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 10/10
- Tenure10% weight
- 2/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.10% — near-median performance within its 2016-era cohort (66th percentile).
2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children.
281 units — good project size supporting active resale market and adequate facilities.
0.76km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.
Rental yield of 5.05% — exceptional income return.
60YR tenure — about 47 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.80km, far enough that the impact on this project is modest.
Primary schools within 1km: Bukit Timah Primary School, PEI HWA Presbyterian Primary School.
The verdict· Scores updated September 2026
The Hillford scores 7.17 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 275th of 2,357 resale condos scored in Singapore and 14th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Rental Yield (10/10) and Primary School Effect (9/10); its weakest is Tenure (2/10). Strong project with clear strengths. Standout strengths: total returns, schools. Key weaknesses: future transformation, tenure.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at The Hillford
12 months to September 2026 (Oct 2025 – Sep 2026): 12 resale transactions, median $1,491 psf, median price $598,000. Median PSF is up 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,463 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,459 psf | $580,888 |
| Jan–Mar 2026 | 2 | $1,497 psf | $596,000 |
| Apr–Jun 2026 | 4 | $1,488 psf | $598,000 |
| Jul–Sep 2026 | 1 | $1,707 psf | $680,000 |
| 12-month total | 12 | $1,491 psf | $598,000 |
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.
The Hillford: frequently asked questions
Answers generated from the scorecard data — RPS rank 275th of 2,357, scores updated September 2026.
- Is The Hillford a good buy in 2026?
- The Hillford scores 7.17/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 275th of 2,357 Singapore resale condos and 14th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Strong project with clear strengths. Standout strengths: total returns, schools. Key weaknesses: future transformation, tenure. 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 The Hillford?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 12 resale transactions at The Hillford, at a median of $1,491 psf and a median price of $598,000 (range $1,431 psf to $1,707 psf). The median PSF is up 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,463 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Hillford from the nearest MRT station?
- The Hillford is about 760m from Beauty World MRT (DT5), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Hillford compare with Gardenvista?
- Gardenvista is the project scored next to The Hillford on the District 21 ranking: 7.22 (Grade A) against The Hillford's 7.17 (Grade A). The Hillford scores higher on Rental Yield (10 vs 4); Gardenvista scores higher on Tenure (2 vs 7) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of The Hillford?
- 2 primary schools are within 1km of The Hillford: Bukit Timah Primary School, PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children. The Hillford scores 9/10 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 The Hillford, and how big is the project?
- The Hillford is 60-year leasehold, completed in 2016, has 281 units, developed by Hoi Hup Realty. 60YR tenure — about 47 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention. 281 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 The Hillford in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- GardenvistaA7.22
- The BeverlyA7.15
- Signature ParkA7.29
- The Creek @ BukitA7.13
- The SterlingA7.30
- Freesia WoodsA7.12
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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