Overview & Key Facts
HILLTOP GROVE is a 99 yrs lease commencing from 1996 condominium at HILLVIEW AVENUE in District 23 (OCR), developed by AFP HILLVIEW PTE LTD, comprising 192 units, completed in 2002.
Location & Connectivity
HILLTOP GROVE is approximately 800m from Hume MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Hume | Downtown Line | 800m |
| Bukit Gombak | North-South Line | 850m |
| Hillview | Downtown Line | 1.1 km |
| Bukit Batok | North-South Line | 1.4 km |
| Cashew | Downtown Line | 1.5 km |
Schools & Education
3 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 550m |
| Princess Elizabeth Primary School | Primary | 910m |
| Huamin Primary School | Primary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,136 psf | $978,178 |
| 3 BR | 37 | $995 psf | $1,197,550 |
| 4 BR | 6 | $920 psf | $1,472,167 |
| 5+ BR | 2 | $800 psf | $1,660,900 |
Market Position
HILLTOP GROVE has recorded 50 sales at an average price of $1,227,101.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at HILLTOP GROVE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,924/mo | $978,178 | 3.59% |
| 3 BR | $3,585/mo | $1,197,550 | 3.59% |
| 4 BR | $4,175/mo | $1,472,167 | 3.40% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 17 | $872 psf | — |
| 2022 | 12 | $962 psf | ↑ 10.3% |
| 2023 | 8 | $1,083 psf | ↑ 12.6% |
| 2024 | 6 | $1,107 psf | ↑ 2.2% |
| 2025 | 6 | $1,138 psf | ↑ 2.8% |
| 2026 | 1 | $1,085 psf | ↓ 4.7% |
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From the 2025 high, HILLTOP GROVE prices have given back 4.7% — still 24.4% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 23 reads 128.2 as of June 2026 — up 3.6% 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 |
|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | $1,389 psf | 568 |
| MIDWOOD | 99 yrs lease commencing from 2018 | $1,736 psf | 544 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | $1,660 psf | 458 |
| THE MYST | 99 yrs lease commencing from 2023 | $2,093 psf | 390 |
Lease Analysis
With 69 years remaining on its 99-year lease, HILLTOP GROVE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 69 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 5 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits car-owning households, nature / park-fronting, yield-focused investors and first-time hdb upgraders best. At ~801m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
multi-generational families, heavy renovation / value seekers and resort facilities should probably look elsewhere. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
Verdict
HILLTOP GROVE is a 99 yrs lease commencing from 1996 development in District 23 (OCR), with 192 units, offering a gross yield of 3.3%.
At ~$1,131 psf, it represents a competitive entry point in the OCR segment.
Explore the full HILLTOP GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HILLTOP GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Batok — 4-room average $626,224 (650m away), an upgrader gap of about $600,000
FAQ
What is the average PSF for HILLTOP GROVE?
Is HILLTOP GROVE freehold?
What is the rental yield for HILLTOP GROVE?
Which MRT is nearest to HILLTOP GROVE?
Sources & Next Steps
- HILLTOP GROVE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) — District 23 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: 47 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