Hilltop Grove Price Trends: What Buyers Need to Know in 2026
Hilltop Grove on Hillview Avenue in District 23 remains one of the most sought-after residential developments for buyers in the Bukit Batok and Bukit Panjang area. With recent transaction data showing an average price per square foot (psf) of approximately S$1,182 psf, this 30-year-old condominium development continues to attract both first-time homebuyers and seasoned investors looking for stable value in a mature, well-established neighborhood.[1]
At Homejourney, we prioritize transparency and user safety when helping you navigate property decisions. This guide provides verified market data, current pricing insights, and actionable advice to help you evaluate whether Hilltop Grove is the right investment for your needs.
Current Market Pricing at Hilltop Grove
Understanding current pricing is essential for making informed buying decisions. Recent transaction data from January 2026 shows Hilltop Grove units trading across a range of price points depending on unit size and condition.
Price Range by Unit Type:[3]
- 2-Bedroom Units: S$1.2M to S$1.38M (average S$1,151 psf)
- 3-Bedroom Units: S$1.34M to S$1.8M (average S$1,167 psf)
Recent transactions demonstrate consistent pricing patterns. In December 2025, an 861 sqft unit sold for S$1,000,000 (S$1,161 psf), while a larger 1,238 sqft unit achieved S$1,470,000 (S$1,187 psf) in October 2025.[1] These data points reflect a stable market where pricing correlates directly with unit size and condition, with minimal volatility across the past 12 months.
For investors considering rental income, current market data shows 2-bedroom units commanding approximately S$3,100 monthly rent, while 3-bedroom units attract S$4,675 monthly, representing a rental yield of approximately 4.04% for 3-bedroom units.[1] This makes Hilltop Grove an attractive option for those seeking both capital stability and consistent rental income.
Price Trend Analysis: Understanding Market Momentum
Analyzing transaction history provides valuable insights into market direction. Over the past 12 months, Hilltop Grove has demonstrated remarkable price stability, with psf prices fluctuating between S$896 and S$1,278 psf depending on unit configuration and size.[1]
The consistency in pricing reflects several positive market factors:
- Mature Development Stability: At 30 years old, Hilltop Grove has established itself as a reliable, well-maintained residential community with predictable appreciation patterns
- Strong Rental Demand: The 4.04% rental yield indicates sustained tenant interest, supporting long-term value retention
- District 23 Growth: Continued infrastructure development and amenity expansion in Bukit Batok and Bukit Panjang support property values
- Limited New Supply: As a mature development with fixed unit count (192 total units), scarcity supports value preservation
Homejourney's market analysis shows that while Hilltop Grove prices have remained relatively stable rather than appreciating dramatically, this stability itself represents value for risk-averse buyers seeking predictable long-term investments.
Why Buyers Choose Hilltop Grove
Beyond price trends, several factors make Hilltop Grove attractive for D23 property seekers:
Location and Connectivity: Situated on Hillview Avenue, the development enjoys excellent proximity to Bukit Batok MRT Station and Bukit Panjang LRT Station, providing multiple transport options for daily commuters. The location positions residents within District 23, one of Singapore's most family-friendly neighborhoods with established communities and mature infrastructure.
Established Community: Two decades of operation means Hilltop Grove has a settled resident base, active management, and well-maintained common facilities. This maturity translates to lower maintenance surprises and predictable living costs—important considerations for risk-conscious buyers.
Nearby Amenities: The Hillview Avenue location provides convenient access to shopping centers, food establishments, and recreational facilities. Schools including primary and secondary institutions serve families with children, making this an ideal area for upgraders and young families.
Investment Potential: The combination of stable pricing, consistent rental yields, and strong tenant demand makes Hilltop Grove particularly attractive for buy-to-let investors seeking reliable income streams without excessive price volatility.
Available Units and What to Expect
Hilltop Grove primarily offers 2-bedroom and 3-bedroom configurations, with unit sizes ranging from approximately 861 sqft to 1,270 sqft.[1] These mid-sized units cater to young professionals, small families, and investors seeking manageable property sizes with strong rental appeal.
When evaluating available units, consider:
- Unit Size: Larger units (1,200+ sqft) command higher absolute prices but may offer better rental yields for investors
- Floor Level: Higher floors typically attract modest premiums, though Hillview Avenue's location provides pleasant views at most levels
- Condition and Age: At 30 years old, some units may have undergone recent renovations, affecting pricing and appeal
- Lease Remaining: All units feature 99-year leasehold tenure, providing decades of ownership security
To explore current available units at Hilltop Grove, visit Homejourney's property search where you can filter by bedroom count, price range, and specific requirements. Our platform provides verified listings with transparent pricing and direct agent contact options, ensuring a safe and trustworthy buying experience.
Financing Your Hilltop Grove Purchase
Understanding financing options is crucial for most buyers. With units ranging from S$1.2M to S$1.8M, most purchasers require mortgage financing to complete their purchase.
Estimated Monthly Payments: For a S$1.4M unit (typical 3-bedroom price), assuming 80% loan-to-value ratio and 30-year tenure:
- Loan Amount: S$1,120,000
- Estimated Monthly Payment: S$5,200-5,600 (depending on current interest rates)
- Down Payment Required: S$280,000 (20%)
CPF Usage: Singapore citizens can utilize CPF savings for down payments and monthly mortgage payments, significantly improving affordability. Most Hilltop Grove buyers leverage CPF for 30-50% of their down payment, reducing cash outlay requirements.
ABSD Considerations: First-time Singapore citizen buyers pay no Additional Buyer's Stamp Duty (ABSD), while upgraders pay 5% ABSD. Foreign buyers face 20% ABSD on top of standard stamp duties. Ensure you understand your ABSD liability before proceeding.
Homejourney's mortgage calculator tool helps you estimate precise monthly payments based on current interest rates, loan tenure, and your specific financing scenario. This transparency ensures you understand your true affordability before making offers.
Investment Potential and Rental Market
For investor-buyers, Hilltop Grove presents compelling fundamentals. The 4.04% rental yield for 3-bedroom units significantly exceeds Singapore's average rental yield, while the stable pricing environment minimizes downside risk.
Tenant Demand: District 23's proximity to employment centers, educational institutions, and transport hubs creates consistent tenant demand. Young professionals, small families, and expatriate workers actively seek rental properties in this area, ensuring reliable occupancy rates.
Rental Income Projections: A 3-bedroom unit purchased at S$1.4M generating S$4,675 monthly rent (S$56,100 annually) provides gross rental yield of 4.01%. After accounting for maintenance, property tax, and management fees (typically 10-15% of rental income), net yield reaches approximately 3.4-3.6%—competitive for Singapore's condo market.
Capital Appreciation: While Hilltop Grove has demonstrated price stability rather than dramatic appreciation, this conservative growth profile suits risk-averse investors. Over 10-year holding periods, modest 2-3% annual appreciation combined with rental income creates attractive total returns.
The Buying Process: Your Path to Ownership
Understanding the purchase process helps you navigate confidently toward ownership:
Step 1 - Property Selection: Browse available units on Homejourney, filtering by bedroom count, price range, and specific unit preferences. Our verified listings provide transparent pricing and comprehensive unit information.
Step 2 - Viewing and Inspection: Schedule viewings through Homejourney's agent network. Professional agents provide market context, answer technical questions, and help you evaluate unit condition objectively.
Step 3 - Offer and Negotiation: Make competitive offers based on recent comparable sales. Homejourney's transaction data helps you understand fair market pricing, ensuring you negotiate from an informed position.
Step 4 - Documentation and Financing: Engage a conveyancing lawyer to handle legal documentation. Simultaneously, finalize mortgage pre-approval with your chosen bank to confirm financing terms and timeline.
Step 5 - Due Diligence: Conduct building inspections, review strata records, and verify remaining lease tenure. Homejourney recommends engaging professional inspectors to identify any maintenance issues before purchase.
Step 6 - Completion: Execute legal documents, transfer funds, and receive keys. Your lawyer coordinates with the seller's legal representative to ensure smooth completion.
District 23 Context: Why Location Matters
Hilltop Grove's value extends beyond the development itself to its District 23 location. This district encompasses Bukit Batok, Bukit Panjang, Choa Chu Kang, Dairy Farm, and Hillview—collectively representing one of Singapore's most established, family-oriented residential zones.
Transport Connectivity: Multiple MRT and LRT stations provide connectivity to employment centers across Singapore. Bukit Batok Station connects to the North-South Line, while Bukit Panjang LRT offers direct access to the city center via Bukit Panjang Station interchange.
Education: District 23 hosts numerous primary and secondary schools, plus international institutions, making it ideal for families prioritizing education. This demographic appeal supports consistent rental demand and property values.
Recreation and Parks: Extensive park systems, including Bukit Batok Nature Reserve and various neighborhood parks, provide lifestyle amenities that enhance residential appeal and support long-term value retention.
Risk Considerations and Buyer Cautions
While Hilltop Grove presents attractive fundamentals, prudent buyers should consider potential risks:
Building Age: At 30 years old, major systems may require replacement within the next decade. Review strata records for planned capital expenditures and reserve fund adequacy. Homejourney recommends engaging professional building inspectors to assess structural and mechanical condition.
Lease Tenure: While 99-year leasehold provides substantial remaining tenure, buyers should understand that lease decay eventually impacts resale value. Properties with less than 60 years remaining face financing and valuation challenges.
Market Saturation: With 192 fixed units and limited new supply, Hilltop Grove offers stability but limited upside appreciation potential. Investors seeking capital growth should consider this limitation.
Interest Rate Sensitivity: Rising interest rates increase mortgage costs, potentially impacting affordability and demand. Factor rate increases into your financing analysis.
Frequently Asked Questions About Hilltop Grove
What is the current average price at Hilltop Grove?
As of January 2026, the average price per square foot stands at approximately S$1,182 psf, with 2-bedroom units averaging S$1,151 psf and 3-bedroom units at S$1,167 psf. Absolute prices range from S$1.2M to S$1.8M depending on unit size and condition.[1][3]
Is Hilltop Grove a good investment for rental income?
Yes, Hilltop Grove offers attractive rental yields of approximately 4.04% for 3-bedroom units, with consistent tenant demand in District 23. The combination of stable pricing and reliable rental income makes it suitable for buy-to-let investors seeking income-focused strategies rather than capital appreciation.
How many units are available for sale at Hilltop Grove?
Hilltop Grove contains 192 total units with 2-bedroom and 3-bedroom configurations. Availability fluctuates based on owner decisions to sell, but the mature development typically maintains moderate inventory for buyers to choose from.
What is the lease tenure at Hilltop Grove?
All units at Hilltop Grove feature 99-year leasehold tenure, providing approximately 76 years of remaining lease (as of 2026). This substantial remaining tenure supports financing and resale value for decades to come.[8]
How do I find and view available units?
Homejourney's property search platform displays all current available units at Hilltop Grove with verified pricing, unit details, and agent contact information. You can filter by bedroom count, price range, and specific requirements, then schedule viewings directly through our trusted agent network.
Your Next Steps: Making an Informed Decision
Hilltop Grove represents a compelling option for buyers seeking stability, consistent rental income, and established community living in District 23. The combination of transparent pricing data, strong rental yields, and mature infrastructure creates a solid foundation for both owner-occupiers and investors.
At Homejourney, we're committed to providing the verified market data, transparent pricing, and trusted agent connections you need to make confident purchasing decisions. Our platform prioritizes your safety and security throughout the buying process, ensuring you have access to accurate information and professional support at every stage.
Ready to explore Hilltop Grove opportunities?
