Overview & Key Facts
HILLCREST ARCADIA is a 99 yrs lease commencing from 1975 condominium at ARCADIA ROAD in District 11 (CCR), developed by SAN KEN HILLCREST PTE LTD, comprising 272 units, completed in 1980.
Location & Connectivity
HILLCREST ARCADIA is approximately 1100m from Tan Kah Kee MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 1.1 km |
| Sixth Avenue | Downtown Line | 1.4 km |
Schools & Education
10 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | International | 610m |
| National Junior College | Secondary | 990m |
| National Junior College | Jc | 990m |
| SJI International School | International | 1.1 km |
| Hollandse School | International | 1.3 km |
| Lycee Francais de Singapour | International | 1.5 km |
| German European School Singapore | International | 1.5 km |
| Hwa Chong International School | International | 1.9 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,112 psf | $747,000 |
| 2 BR | 4 | $1,297 psf | $1,155,000 |
| 3 BR | 3 | $1,103 psf | $1,226,667 |
| 4 BR | 20 | $1,247 psf | $2,080,344 |
| 5+ BR | 19 | $1,134 psf | $2,732,947 |
Market Position
HILLCREST ARCADIA has recorded 50 sales at an average price of $2,096,418.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at HILLCREST ARCADIA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,219/mo | $747,000 | 5.17% |
| 2 BR | $4,174/mo | $1,155,000 | 4.34% |
| 3 BR | $6,042/mo | $1,226,667 | 5.91% |
| 4 BR | $7,789/mo | $2,080,344 | 4.49% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 16 | $1,026 psf | — |
| 2022 | 6 | $1,197 psf | ↑ 16.6% |
| 2023 | 8 | $1,285 psf | ↑ 7.4% |
| 2024 | 4 | $1,240 psf | ↓ 3.5% |
| 2025 | 10 | $1,244 psf | ↑ 0.3% |
| 2026 | 6 | $1,361 psf | ↑ 9.4% |
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HILLCREST ARCADIA prices sit at a fresh series high after a 9.4% gain on the prior period, now 32.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
Lease Analysis
With 48 years remaining on its 99-year lease, buyers should note CPF usage and loan tenure may be restricted.
What Could Work Against You
- With roughly 48 years left on the lease, financing restrictions begin to bite: CPF usage tightens and banks trim loan tenures, which shrinks the future buyer pool.
- Completed in 1980, the development is over 46 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
The profile fits car-owning households, en-bloc speculators and cpf-only buyers best. Suits households with a car who value parking access alongside MRT proximity.
international school families, yield-focused investors and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for long-term hold (10+ yr) and first-time hdb upgraders — other options likely serve them better. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
HILLCREST ARCADIA is a 99 yrs lease commencing from 1975 development in District 11 (CCR), with 272 units, offering a gross yield of 3.3%.
At ~$1,288 psf, it reflects its premium CCR positioning.
Explore the full HILLCREST ARCADIA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HILLCREST ARCADIA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (1.4 km away), an upgrader gap of about $1,250,000
FAQ
What is the average PSF for HILLCREST ARCADIA?
Is HILLCREST ARCADIA freehold?
What is the rental yield for HILLCREST ARCADIA?
Which MRT is nearest to HILLCREST ARCADIA?
Sources & Next Steps
- HILLCREST ARCADIA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 50 transactions
- Rental data: 252 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 50 records analysed · Source: URA private-sale caveats