BGrade

Resale Project Scorecard

The Hillier

D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2016 · 528 units

Grade B, 6.03 out of 10, the 41st 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: 84 yrs
Resales, 12 months to Oct 2026: 24
To Hillview MRT: 350 m

Background: Bukit Batok, Bukit Panjang, Choa Chu Kang, not this condo. Photo credits

The Hillier Score

B
Grade
Score out of 10: 6.03
Highest score among 70 resale condos in District 23: 41st

Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: schools, future transformation.

Project's Historical Performance25%5/10

Avg Ann. of +1.18% — near-median performance within its 2016-era cohort (49th percentile).

The district median is 6/10.

Primary School Effect20%3/10

1 primary school within 1km (CHIJ Our Lady Queen of Peace, 0.41km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.

The district median is 7/10.

CHIJ Our Lady Queen of Peace

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

528 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 8/10.

MRT Proximity13%9/10

350 m from Hillview MRT (DT3) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 8/10.

Rental Yield10%5/10

Rental yield of 3.25% — above-average income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

The district median is 8.5/10.

Future Transformation6%2/10

Marginal future-catalyst exposure — nearest driver: Beauty World integrated transport hub at 2.85km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

The district median is 3.5/10.

Scores updated October 2026. On the map →

Why The Hillier scores 6.03

The Hillier scores 6.03 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1188th of 2,350 resale condos scored in Singapore and 41st of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (2/10).

Factor	This condoThe Hillier	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%	10/10	8/10	+0.32	74% of district
MRT Proximity13%	9/10	8/10	+0.13	65% of district
Rental Yield10%	5/10	5/10	±0.00	45% of district
Tenure10%	8/10	8.5/10	−0.05	28% of district
Future Transformation6%	2/10	3.5/10	−0.09	6% 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 The Hillier 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.

The Hillier Prices

By unit type at The Hillier

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom619 sq ft	619 sq ft	$850,000 to $1.45M	$1,491 psf	16
2-bedroom818 sq ft	818 sq ft	$1.27M to $1.50M	$1,680 psf	8

Past transactions at The Hillier

Unit

24 resales, Nov 2025 to Oct 2026 · median $1,538 psf · $850,000 to $1,500,000 · 21 of 24 sold at a profit

								Sale
14 Sep 2026	6 Hillview Rise	13	#13-28282BR · Blk 6	2BR	818	$1,693	$1,385,000	Resale
24 Aug 2026	2 Hillview Rise	25	#25-13131BR · Blk 2	1BR	517	$1,645	$850,000	Resale
21 Aug 2026	2 Hillview Rise	19	#19-04041BR · Blk 2	1BR	614	$1,499	$920,000	Resale
20 Aug 2026	2 Hillview Rise	18	#18-09092BR · Blk 2	2BR	807	$1,666	$1,345,000	Resale
9 Jul 2026	2 Hillview Rise	20	#20-09092BR · Blk 2	2BR	807	$1,610	$1,300,000	Resale
1 Jul 2026	2 Hillview Rise	20	#20-10102BR · Blk 2	2BR	818	$1,577	$1,290,000	Resale
12 Jun 2026	6 Hillview Rise	17	#17-26261BR · Blk 6	1BR	840	$1,727	$1,450,000	Resale
25 May 2026	2 Hillview Rise	21	#21-04041BR · Blk 2	1BR	614	$1,514	$928,888	Resale
20 May 2026	6 Hillview Rise	12	#12-16162BR · Blk 6	2BR	840	$1,715	$1,440,000	Resale
7 May 2026	6 Hillview Rise	12	#12-17171BR · Blk 6	1BR	678	$1,445	$980,000	Resale

Median PSF by month

The HillierD23, all resale condos

Show as a table

Period	Sales	Median PSF	D23
Nov 2025	2	$1,480 psf	$1,517 psf
Dec 2025	3	$1,522 psf	$1,542 psf
Jan 2026	3	$1,480 psf	$1,437 psf
Feb 2026	3	$1,470 psf	$1,466 psf
Mar 2026	1	—	$1,501 psf
Apr 2026	2	$1,671 psf	$1,482 psf
May 2026	3	$1,514 psf	$1,523 psf
Jun 2026	1	—	$1,514 psf
Jul 2026	2	$1,594 psf	$1,506 psf
Aug 2026	3	$1,645 psf	$1,444 psf
Sep 2026	1	—	$1,506 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +1.5% a year, ranked 45 of 50 in D23 and 599 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 →

The Hillier Rent

Median rent a month: $3,100 to $4,000
Gross yield: 3.5% to 4.0%
Rental contracts: 182

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,100	$3,000 to $3,200	4.0%	140
2-bedroom	$4,000	$3,900 to $4,100	3.5%	42

Rental contracts at The Hillier

182 contracts, Sep 2025 to Aug 2026 · median $3,125 a month · $2,500 to $4,400

Month	Type	Size	Rent a month
Aug 2026	1BR	500 to 600 sq ft	$2,500
Aug 2026	1BR	500 to 600 sq ft	$2,800
Aug 2026	1BR	500 to 600 sq ft	$2,900
Aug 2026	1BR	500 to 600 sq ft	$2,900
Aug 2026	1BR	500 to 600 sq ft	$2,950
Aug 2026	1BR	600 to 700 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	600 to 700 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

The Hillier By stack

Highest, stack 06: $1,675 psf
Lowest, stack 30: $1,442 psf
Stacks with 2+ resales: 31

Stack	Median PSF	Size	Sold on	Sales
01	$1,601 psf	506 sq ft	Levels 7 to 21	5
02	$1,490 psf	517 sq ft	Levels 11 to 20	5
03	$1,496 psf	624 sq ft	Levels 7 to 16	4
04	$1,514 psf	614 sq ft	Levels 7 to 26	7
05	$1,533 psf	840 sq ft	Levels 7 to 22	4
06	$1,675 psf	807 sq ft	Levels 14 to 26	6
07	$1,670 psf	807 sq ft	Levels 9 to 19	4
08	$1,574 psf	506 sq ft	Levels 15 to 25	6

Show the other 23 stacks

Stack	Median PSF	Size	Sold on	Sales
09	$1,579 psf	807 sq ft	Levels 9 to 26	4
10	$1,594 psf	818 sq ft	Levels 10 to 26	6
11	$1,528 psf	614 sq ft	Levels 24 to 25	2
12	$1,450 psf	624 sq ft	Levels 8 to 19	5
13	$1,597 psf	517 sq ft	Levels 9 to 25	6
14	$1,480 psf	581 sq ft	Levels 11 to 18	4
15	$1,518 psf	624 sq ft	Levels 8 to 21	4
16	$1,518 psf	840 sq ft	Levels 8 to 20	6
17	$1,445 psf	678 sq ft	Levels 12 to 13	2
18	$1,462 psf	624 sq ft	Levels 9 to 18	4
19	$1,510 psf	624 sq ft	Levels 8 to 22	3
20	$1,587 psf	517 sq ft	Levels 14 to 19	4
21	$1,471 psf	549 sq ft	Levels 8 to 17	4
22	$1,491 psf	592 sq ft	Levels 10 to 17	4
23	$1,554 psf	592 sq ft	Levels 12 to 22	5
24	$1,588 psf	560 sq ft	Levels 21 to 22	2
25	$1,514 psf	624 sq ft	Levels 8 to 20	5
26	$1,596 psf	840 sq ft	Levels 13 to 22	5
27	$1,507 psf	840 sq ft	Levels 8 to 13	2
28	$1,649 psf	818 sq ft	Levels 8 to 20	4
29	$1,520 psf	624 sq ft	Levels 8 to 15	3
30	$1,442 psf	624 sq ft	Levels 8 to 13	3
31	$1,482 psf	624 sq ft	Levels 9 to 20	5

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

The Hillier Notes

How these numbers are worked out

Grade B places The Hillier 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: $1,538 psf at The Hillier 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 $1,571 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 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 24 resale caveats at The Hillier ranged from $1,445 psf to $1,787 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Hillview MRT (DT3), 350 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 The Hillier for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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The Hillier Key facts

District: D23, Bukit Batok, Bukit Panjang, Choa Chu Kang
Tenure: 99-year leasehold
Lease left: About 84 years
Completed: 2016
Total units: 528

The Hillier Nearby

MRT and LRT (5)

Hillview (DT3)350 m
Cashew (DT2)660 m
Hume (DT4)1.1 km
Bukit Gombak (NS3)1.5 km
Petir (BP7)LRT1.5 km

Primary schools within 1 km (1)

CHIJ Our Lady Queen of PeaceWithin 1 km (OneMap, its block) · 4 Chestnut Drive410 m

Bus stops (5)

Opp Glendale Pk CondoHillview AveBuses 17780 m
Bef Glendale Pk CondoHillview AveBuses 177120 m
Glendale Pk CondoHillview RdBuses 176, 963, 970240 m
Aft Hillview StnHillview RdBuses 176, 653, 963, 970, 973260 m
Hillview HtsHillview AveBuses 173290 m

Secondary schools (5)

Assumption English School622 Upper Bukit Timah Road550 m
Assumption Pathway School30 Cashew Road660 m
Greenridge Secondary School31 Gangsa Road1.3 km
Swiss Cottage Secondary School3 Bukit Batok Street 341.6 km
Hillgrove Secondary School10 Bukit Batok Street 521.8 km

Childcare (5)

Schoolhouse By the Bay @ Hillview1 Hillview Rise, #01-02220 m
Little Shepherds’ Schoolhouse @ St Joseph’s Church600 Upper Bukit Timah Road580 m
Alpha Green Pre-School1 Jalan Siap, Fuyong Estate620 m
Aaytozee @ Hillview2 Jalan Dermawan640 m
Cambridge Cdc @ Dairy Farm1 Jalan Suasa, Green Hill Estate710 m

Straight-line distances from the nearest block of The Hillier, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of The Hillier, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

The Hillier Similar condos

All 70 in District 23 →

Live on PropertyGuruSee The Hillier listings for sale Ask TRIBE on WhatsApp

The Hillier Questions

What does The Hillier's RPS grade say — and not say — in 2026?

The Hillier scores 6.03/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1188th of 2,350 Singapore resale condos and 41st of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: schools, future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does The Hillier score Grade B, and what would move it?

A District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) project sitting at the district median on all seven factors would score 6.78; The Hillier scores 6.03, 0.75 points below it. It gains most from Project Size (10/10 against a median of 8, +0.32) and MRT Proximity (9/10 against a median of 8, +0.13). It gives up most on Primary School Effect (3/10 against a median of 7, −0.80) and Project's Historical Performance (5/10 against a median of 6, −0.25). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at The Hillier?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 24 resale transactions at The Hillier, at a median of $1,538 psf and a median price of $939,444 (range $1,445 psf to $1,787 psf). The median PSF is down 2.1% on the previous 12 months (Nov 2024 – Oct 2025, $1,571 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at The Hillier cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 619 sq ft sold for $850,000 to $1.45M (16 sales) and 2-bedroom units of about 818 sq ft sold for $1.27M to $1.50M (8 sales) at The Hillier. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at The Hillier, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $3,100 a month (140 contracts, about 4.0% gross yield) and 2-bedroom units let at a median of $4,000 a month (42 contracts, about 3.5% gross yield) at The Hillier, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is The Hillier from the nearest MRT station?

The Hillier is about 350 m from Hillview MRT (DT3), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does The Hillier compare with The Tennery?

The Tennery is the project scored next to The Hillier on the District 23 ranking: 6.04 (Grade B) against The Hillier's 6.03 (Grade B). The Hillier scores higher on Project Size (10 vs 8) and Project's Historical Performance (5 vs 4); The Tennery scores higher on Future Transformation (6 vs 2) and Primary School Effect (4 vs 3).

Which primary schools are within 1km of The Hillier?

One primary school is within 1km of The Hillier on OneMap's School Query, measured from the development's nearest block: CHIJ Our Lady Queen of Peace. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. The Hillier 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 The Hillier, and how big is the project?

The Hillier is 99-year leasehold, was completed in 2016 and has 528 units. 99YR tenure — about 84 years remaining — no near-term decay concern. 528 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.