Forest Hills Condominium for sale in District 26 is one of the most underrated opportunities for buyers who want a resort-style home next to nature, yet still enjoy solid connectivity via the Thomson-East Coast Line and major expressways. Located along Transit Road in the Mandai / Upper Thomson planning area, this low-rise development offers spacious layouts, greenery views and attractive entry prices compared to many newer Singapore condo for sale options nearby.[1][4][10]
As a trusted, safety-first platform, Homejourney verifies project information against official sources such as URA and on-the-ground transaction data, so you can browse Forest Hills Condominium units with confidence. This guide is written from the perspective of someone who has been in and out of this estate and the Springleaf–Upper Thomson belt for years, combining local insight with hard numbers to help you decide if buying here fits your plans.
Table of Contents
- 1. Forest Hills Condominium Overview
- 2. Available Units for Sale & Typical Price Range (2026)
- 3. Why Buyers Choose Forest Hills Condominium
- 4. 2026 Price Analysis & Comparisons in D26
- 5. Location & Connectivity: Transit Road, Mandai / Upper Thomson
- 6. Financing Guide: How Much Do You Need to Buy Here?
- 7. Step-by-Step Buying Process for Forest Hills Condominium
- 8. Investment Potential: Rental Yields & Capital Growth
- 9. Living Experience & Local Insider Tips
- 10. Frequently Asked Questions (FAQ)
- 11. Next Steps & How Homejourney Keeps Your Purchase Safe
1. Forest Hills Condominium Overview
1.1 Project Snapshot
Forest Hills Condominium is a 99-year leasehold private condominium located at 25–31 Transit Road, Singapore 778893–778905, in District 26 (Mandai / Upper Thomson / Yishun fringe).[1][4][10] It is a low-rise, resort-style project with only around five storeys and a total of approximately 128 units, developed by Kedron Investments (MCL Land Limited), a well-known Singapore developer.[1][4][10]
Key facts (verified via URA-based project data and multiple sources):[1][4][10]
- Project name: Forest Hills Condominium (also referred to as Forest Hills Condo)
- Address: 25, 27, 29, 31 Transit Road, Singapore 778893–778905[1][4]
- District: D26 – Mandai / Upper Thomson[8][10]
- Tenure: 99-year leasehold (from early 2000s)[1][4][10]
- Completion/TOP: around 2003–2004[1][4][10]
- Blocks: 4 low-rise blocks, up to 5 storeys[1][4]
- Total units: ~128 units (3- and 4-bedroom focus)[1][4][10]
- Developer: Kedron Investments (MCL Land Limited)[1][4][10]
Forest Hills was conceived as a quiet, resort-like enclave just outside the core Yishun town center. Residents regularly highlight its tranquil environment, generous unit sizes and greenery views, especially compared with newer, high-density launches in other parts of Singapore.
1.2 Facilities & On-Site Amenities
Although smaller in scale, Forest Hills Condominium offers a full suite of condo facilities typical of private condos in this segment.[1][2]
- Swimming pool with surrounding deck
- Gymnasium
- Jogging track
- Tennis court (noted in several project descriptions)[1]
- Jacuzzi and sauna[1][2]
- BBQ pits and multi-purpose function hall for gatherings[1][2]
- Children’s playground
- Basement car park and 24-hour security[1][2]
On the ground, the estate feels intimate – there are fewer units per block, and it is common to see residents jogging the internal pathway in the evenings or families having BBQs on weekends. This low-density feel is increasingly hard to find among Singapore condo for sale projects of similar price points.
1.3 Why Buyers Love Forest Hills (At a Glance)
- Spacious layouts (around 1,044 to 1,894 sq ft) that suit families and upgraders.[1][4]
- Resort-style, low-rise environment with greenery and quieter surroundings than town-center projects.[1]
- Competitive price per square foot (PSF) versus many other D26 properties, with average PSF often significantly below district averages.[6][10]
- Proximity to Springleaf MRT (TE4) on the Thomson-East Coast Line, plus easy access to SLE/CTE/TPE for drivers.[4][5]
- Access to Mandai, Upper Thomson and Seletar lifestyle belts – nature parks, reservoirs, trendy cafés.
2. Available Units for Sale & Typical Price Range (2026)
2.1 Typical Unit Types at Forest Hills Condominium
Forest Hills Condominium is primarily a family-oriented development, with a focus on 3- and 4-bedroom layouts. Some sources also mention 2-bedroom configurations, but recent years’ resale records show mainly 3- and 4-bed units transacting.[1][4][9][10]
Because of the larger-than-average sizes, absolute prices can seem higher at first glance, but on a PSF basis they remain very competitive within D26.
2.2 2026 Price Range & PSF Expectations
Based on URA-verified resale data collated by Homejourney and market pricing tools, Forest Hills Condominium’s average price in recent years has hovered around S$1,100–S$1,300 PSF, which is notably below the broader D26 average of around S$1,670 PSF.[6][10] This means buyers are often paying a discount to district average for larger livable space.
Indicative 2026 price expectations (estimates only, subject to change):[6][10]
- 2-Bedroom (≈1,044 sq ft): around S$1.15M – S$1.30M (≈ S$1,100 – S$1,250 PSF)
- 3-Bedroom (≈1,200–1,500 sq ft): around S$1.30M – S$1.70M (≈ S$1,050 – S$1,250 PSF)
- 4-Bedroom (≈1,800–1,900 sq ft): around S$1.80M – S$2.10M (≈ S$1,000 – S$1,200 PSF)
Disclaimer: The price ranges above are broad estimates based on past transactions and district-level trends. Actual asking and transacted prices will vary based on renovation, facing, floor level, lease balance and market conditions. Always refer to live listings and recent transactions on Homejourney or URA’s REALIS before committing.
2.3 How to Check Live Availability Safely
Because Forest Hills Condominium is a relatively small project, available units for sale can be limited at any given time. Well-priced 3- and 4-bed units, especially those on quieter stacks facing greenery, tend to move quickly in active markets.
To see what is currently on the market:
- Browse available units on Homejourney: View all units for sale at Forest Hills Condominium – Property Search
- For this specific project, use: “View all units for sale at Forest Hills Condominium” – Property Search
- Check historical prices and stack-level trends: See detailed price trends and transaction history – Projects Directory or directly for this project – Projects
Every listing on Homejourney goes through verification checks where possible (project data cross-checked against URA information, title and size verification provided by listing agents, and user feedback mechanisms to flag discrepancies), so buyers can make safer decisions.
3. Why Buy at Forest Hills Condominium
3.1 Key Selling Points
- Attractive PSF entry point: Average PSF significantly below the D26 average gives buyers more space for the same budget.[6][10]
- Family-sized layouts: Bigger bedrooms and living areas, often with dedicated yard and utility spaces, cater well to families and long-term own-stay buyers.[1]
- Low-rise resort ambiance: 5-storey blocks around a central pool create a relaxing environment away from the bustle of Yishun Central.[1][2]
- Connectivity: Springleaf MRT (TE4) connects directly to Orchard, Shenton Way and Marina Bay, while drivers can use SLE, CTE and TPE for island-wide access.[4][5]
- Proximity to nature: Quick access to Lower Seletar Reservoir, Seletar Country Club, Mandai wildlife precinct and Upper Thomson nature trails.
3.2 Lifestyle Benefits
Living at Forest Hills Condominium, you are in a quiet pocket between Yishun, Mandai and Upper Thomson. On weekends, many residents head out to:
- Springleaf food stretch: A short bus ride or quick drive away, with roti prata, cafes and supper options that are popular with locals.
- Upper Thomson cafés: A few MRT stops down the Thomson-East Coast Line, with brunch spots, ice cream parlours and eateries.
- Lower Seletar Reservoir Park: Great for sunset walks, cycling and family picnics.
- Upcoming Mandai eco-tourism belt: The ongoing rejuvenation of the Mandai wildlife precinct adds recreational and lifestyle appeal over time.
On weekday mornings, the commute by car from Transit Road to Ang Mo Kio, Bishan or even CBD via CTE is manageable if you leave slightly before peak, and Springleaf MRT offers a predictable alternative for those working in Orchard Road or the city.
3.3 Unique Features vs Other D26 Properties
Compared with many newer D26 properties around Lentor and Springleaf, Forest Hills stands out for:
- Lower density: Only around 128 units across 4 blocks, compared with mega-developments that can go into the hundreds or more.[1][4][10]
- More generous internal space: 3- and 4-bed layouts here can be 10–30% larger than some newer condos at similar prices.
- Mature landscaping: As a completed project from 2003/2004, trees and plants within the estate provide shade and privacy.
- Quiet residential pocket: Transit Road is away from major trunk roads, so interior-facing stacks enjoy a peaceful environment.
4. 2026 Price Analysis & Comparisons in District 26
4.1 How Forest Hills Prices Compare Within D26
According to aggregated project data, Forest Hills Condominium’s average PSF is around S$1,100, which is approximately 34% lower than the broader D26 average of ~S$1,670 PSF.[6] This discount is one of the main reasons value-focused buyers seriously consider this project.
This combination of below-average entry PSF and above-average price growth over the past two years suggests Forest Hills has been catching up from a lower base, appealing to both home buyers and value investors.[6]
4.2 Historical Appreciation & Resale Liquidity
Forest Hills Condominium has seen around 23.4% price growth over the last two years, outpacing the D26 average of 16.6%.[6] While individual unit performance can vary, this indicates that buyers who entered earlier were rewarded, and that demand has been strong enough to push prices up from previously undervalued levels.
Being a small project, transaction volume each year is modest, which can lead to some price volatility between individual deals. When assessing value, always look at PSF trends over several years rather than a single outlier transaction. Homejourney’s Forest Hills project page consolidates URA Record sales into an easy-to-read trend line, so you can compare current asking prices against recent deals – Projects .
4.3 Value Assessment: Who Is Forest Hills Best For?
From a price perspective, Forest Hills tends to make the most sense for:
- Own-stay family buyers who value space and tranquility over being in the absolute hottest launch district.
- Upgraders from HDB in Yishun, Sembawang or Khatib who know the area well and want private facilities without overspending.
- Investors seeking yield in a project where rental returns (around 3.49%) exceed the district average.[6]
For those who live and work mostly in the North or in the city along the Thomson-East Coast Line, the slightly longer distance to the CBD compared to some D26 projects near Lentor may be a fair trade-off for lower PSF and larger unit sizes.[6][7]
5. Location & Connectivity: Transit Road, Mandai / Upper Thomson
5.1 Exact Location & Neighbourhood Character
Forest Hills Condominium sits along Transit Road, in the northern part of D26 close to the Yishun / Mandai interface.[4][5][10] The estate is nestled within a private residential cluster, away from heavy traffic and industrial zones. The surrounding streets are primarily low- to mid-rise housing, with a mix of landed properties and other small condos.
For everyday convenience, residents typically head to:
- Neighbourhood shops and eateries along Sembawang Road
- Springleaf food stretch
- Yishun Central / Northpoint City (about 10–15 minutes’ drive)
5.2 MRT & Public Transport Connectivity
The nearest MRT station is Springleaf MRT (TE4) on the Thomson-East Coast Line.[4][5] According to project data, the distance to the nearest MRT is approximately 814 metres, slightly further than the D26 average of 522 metres.[6]
Practically, this translates to:
- Roughly 9–12 minutes’ walk, depending on your pace and exact block
- Short bus ride with several services plying Sembawang Road towards Springleaf
- From Springleaf MRT, it is about:
- ≈ 7 stops to Orchard
- ≈ 10–12 stops to Shenton Way / Marina Bay
For many residents working in the CBD, the TEL line provides a reliable, air-conditioned commute that avoids road congestion.
5.3 Road Connectivity
Drivers at Forest Hills Condominium benefit from easy access to the SLE, CTE and TPE corridors.[1][2] In normal conditions, driving times are approximately:
- To Ang Mo Kio: 10–15 minutes
- To Bishan: 15–20 minutes
- To Orchard: about 20–25 minutes[1][2]
- To CBD/Marina Bay: about 25–30 minutes, depending on traffic[6]
5.4 Nearby Schools & Education Options
Official project descriptions list several nearby schools:[1][2]
- Peiying Primary School[1]
- Naval Base Primary School[1]
- Orchid Park Secondary School[1]
- Furen International School[1]
- Singapore American School[1]
Because Forest Hills sits slightly away from the main HDB heartlands, some parents may rely more on school bus services, especially for younger children. International school access – such as to Singapore American School – is a plus for expat families who don’t mind a quieter residential base.
5.5 Shopping, Groceries & Daily Amenities
While there is no large mall within the immediate doorstep, residents typically use:
- Thomson Plaza – a short drive or bus ride, with F&B, supermarkets and enrichment centres.[1]
- I-Tec Supermart and Giant – for groceries and daily essentials.[1]
- Northpoint City (Yishun) – major mall with retail, F&B and entertainment, about 10–15 minutes’ drive.
5.6 Parks, Recreation & Nature
One of the biggest draws of D26 is proximity to nature. From Forest Hills, you can access:
- Lower Seletar Reservoir Park – for jogging, cycling, kayaking and scenic sunset walks.
- Upper Seletar reservoir area – short drive away, ideal for weekend drives and photography.
- Mandai wildlife precinct – which is undergoing transformation into a major eco-tourism destination.
- Upper Thomson / MacRitchie area – for hiking and nature trails via a few stops down the TEL.
For buyers who enjoy outdoor activities, Forest Hills offers a strong balance between greenery access and urban convenience.
6. Financing Guide: How Much Do You Need to Buy Here?
6.1 Basic Financing Framework for Private Condos
Buying a unit at Forest Hills Condominium follows the standard MAS and HDB/CPF rules for private residential properties in Singapore. Key concepts include:
- Loan-to-Value (LTV) limits – how much of the purchase price can be financed via bank loan.
- Total Debt Servicing Ratio (TDSR) – caps total monthly debt at 55% of your gross monthly income.
- Minimum cash down payment – at least 5% in cash for buyers taking a bank loan (higher if you already have outstanding property loans).
- Use of CPF OA – to cover part of the down payment and monthly instalments, subject to CPF and valuation rules.
Because regulations can change, always cross-check with official MAS and CPF resources, or consult a licensed mortgage banker. Homejourney’s tools keep assumptions updated but cannot replace formal loan approval.
6.2 Sample Monthly Payments for Different Unit Types
Below is a simplified illustration for a Singapore citizen buying an own-stay unit at Forest Hills, assuming:
- Bank loan: 75% LTV
- Loan tenure: 25 years
- Interest rate: 3.5% p.a. (for illustration – check current rates)
*Indicative only. Calculations rounded and based on standard amortisation formula. Actual monthly payment will depend on your interest rate, loan tenure, loan quantum and bank-specific terms.
To get a personalised breakdown instantly, use Homejourney’s mortgage tools:
- Check your buying power and monthly instalments: “Check your buying power with our mortgage calculator” – Bank Rates
- Explore prevailing bank mortgage packages and repricing options – Mortgage Rates
6.3 Down Payment, CPF & Cash Requirements
For most first-time buyers using a bank loan:
- Minimum 5% of purchase price in cash
- Remaining 20% can be paid using CPF OA and/or cash
- Buyer’s stamp duty (BSD) and legal fees can usually be paid via CPF, subject to balances
Additional Buyer’s Stamp Duty (ABSD) applies if you already own other residential properties, at rates depending on your citizenship and profile. Because ABSD rules have seen several revisions, always verify with IRAS or your lawyer before committing.
6.4 Using Homejourney to Plan Safely
Homejourney supports safe, well-planned purchases by:
- Providing up-to-date mortgage rate comparisons – Bank Rates
- Helping you shortlist units within your comfortable budget via filters on Property Search
- Connecting you with licensed agents and mortgage advisers, where needed, to clarify affordability and regulations –
7. Step-by-Step Buying Process for Forest Hills Condominium
7.1 Overview of the Purchase Journey
Buying a resale unit at Forest Hills Condominium generally follows these steps:
- Financial assessment & loan pre-approval
Use Homejourney’s tools to estimate your budget, then obtain an In-Principle Approval (IPA) from a bank. - Shortlist suitable units
Filter by price, size and facing on Property Search , and save units that match your criteria. - Arrange viewings
“Schedule a viewing with a property agent” via or . Take note of noise levels, natural light, condition and facing during different times of day. - Conduct checks & make an offer
Review recent transactions using “See detailed price trends and transaction history” – Projects . Use this to frame a fair offer. - Option to Purchase (OTP)
Upon agreement, you typically pay an option fee (often 1% of purchase price). - Secure financing & exercise OTP
Confirm loan approval, appoint a lawyer and exercise the OTP (often with an additional 4% deposit). - Completion & keys collection
Completion is usually about 8–12 weeks after exercising, depending on terms and whether sellers need extension of stay.
7.2 Documents You Will Typically Need
- NRIC / passport
- Income documents (payslips, NOA, employment letter)
- CPF contribution statements
- Existing property loan statements (if any)
- HDB approval documents (if you are selling an HDB concurrently)
- Bank loan IPA and final approval letter
7.3 Professional Support You Should Consider
For a safe, smooth transaction at Forest Hills, consider engaging:
- Licensed property agent familiar with D26 to advise on pricing, negotiation and paperwork –
- Conveyancing lawyer to handle legal checks, caveats and completion
- Mortgage specialist to optimise loan terms – accessible via Bank Rates
Homejourney prioritises user safety by working only with properly registered agents and professionals, and by clearly surfacing key facts (tenure, lease start, historical pricing) on each project page.
8. Investment Potential: Rental Yields & Capital Growth
8.1 Rental Yield & Tenant Demand
Forest Hills Condominium offers an average rental yield of about 3.49%, higher than the D26 average yield of around 2.67%.[6] Average rent is about S$3.20 PSF per month, which is about 23% lower than the D26 average of S$4.19 PSF, reflecting the relatively larger unit sizes and value-driven positioning.[6]
Potential tenant pools include:
- Families who want proximity to international school options like Singapore American School[1]
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