Overview & Key Facts
HILLTOPS is a freehold condominium at CAIRNHILL CIRCLE in District 9 (CCR), developed by TARAVILLE PTE LTD (SC GLOBAL), comprising 241 units, completed in 2011.
Location & Connectivity
HILLTOPS is approximately 720m from Newton MRT station, with 12 stations within 1.5 km.
Schools & Education
19 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 460m |
| St. Anthony's Primary School | Primary | 520m |
| St. Margaret's Primary School | Primary | 860m |
| St. Margaret's Secondary School | Secondary | 920m |
| Anglo-Chinese School (Primary) | Primary | 1 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1 km |
| ISS International School (Preston) | International | 1.2 km |
| ISS International School (Paterson) | International | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $3,159 psf | $2,550,000 |
| 3 BR | 13 | $3,022 psf | $3,805,462 |
| 4 BR | 24 | $3,392 psf | $5,689,542 |
| 5+ BR | 26 | $3,434 psf | $9,799,673 |
Market Position
HILLTOPS has recorded 64 sales at an average price of $6,927,523.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at HILLTOPS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $8,214/mo | $2,550,000 | 3.87% |
| 3 BR | $13,244/mo | $3,805,462 | 4.18% |
| 4 BR | $18,816/mo | $5,689,542 | 3.97% |
| 5 BR | $21,579/mo | $9,799,673 | 2.64% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 21 | $3,244 psf | — |
| 2022 | 14 | $3,351 psf | ↑ 3.3% |
| 2023 | 2 | $3,587 psf | ↑ 7.0% |
| 2024 | 12 | $3,451 psf | ↓ 3.8% |
| 2025 | 10 | $3,312 psf | ↓ 4.0% |
| 2026 | 5 | $3,280 psf | ↓ 1.0% |
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HILLTOPS prices have cooled 8.6% from the 2023 peak, yet remain 1.1% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% 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 |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,730 psf | 584 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,138 psf | 493 |
| RIVER MODERN | 99 years leasehold | $3,242 psf | 426 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- Only 9 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, freehold / generational hold and resort facilities best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For yield-focused investors and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for long-term hold (10+ yr) — other options likely serve them better. Freehold tenure removes lease-decay drag for a 10+ year hold.
Verdict
HILLTOPS is a freehold development in District 9 (CCR), with 241 units, offering a gross yield of 2.0%.
At ~$3,301 psf, it reflects its premium CCR positioning.
Explore the full HILLTOPS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HILLTOPS against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $5,850,000
- Kallang/whampoa — 4-room average $882,887 (1.4 km away), an upgrader gap of about $6,050,000
- Bukit Merah — 4-room average $894,787 (2 km away), an upgrader gap of about $6,050,000
FAQ
What is the average PSF for HILLTOPS?
Is HILLTOPS freehold?
What is the rental yield for HILLTOPS?
Which MRT is nearest to HILLTOPS?
Sources & Next Steps
- HILLTOPS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 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: 64 transactions
- Rental data: 329 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 64 records analysed · Source: URA private-sale caveats