Forest Hills Condominium Price Trends and Market Analysis: Quick Overview
Forest Hills Condominium price trends and market analysis in 2026 point to a development that is still attractively priced versus wider D26, with steady resale demand, healthy rental yields and a clear value story for buyers who prioritise space, greenery and a quieter Mandai lifestyle over central-city convenience.
As of late 2025, URA-compiled data shows recent Forest Hills Condominium resale transactions largely in the $1.14M–$1.98M range, at roughly $1,070–$1,160 psf for typical 3- and 4-bedroom layouts, depending on floor level, size and condition.[1][3][9] At the same time, independent analytics put its average psf around $1,100, which is about 34% lower than the broader D26 average of about $1,670 psf.[2]
This focused cluster guide sits under Homejourney’s broader D26 private condo investment pillar, and is written specifically for serious buyers comparing Forest Hills Condominium with other Singapore condo for sale options in Mandai, Upper Thomson and neighbouring areas.
1. Property Overview: Why Buyers Shortlist Forest Hills Condominium
Forest Hills Condominium is a 99-year leasehold private condo along Transit Road in District 26, in the Mandai / Upper Thomson planning area.[4] If you have ever taken a slow evening stroll along Transit Road, you will immediately notice how much greener and quieter it feels compared to busier Upper Thomson or Yishun avenues. Many residents I’ve spoken to mention the cool breezes from nearby greenery and how traffic noise is noticeably lighter than along major trunk roads.
Completed in the early 2000s, the project is a mid-sized development with generous unit sizes by today’s standards, typically over 1,000 sq ft even for 2- and 3-bedder configurations.[1][3] Families appreciate the practical layouts, good separation between bedrooms and living areas, and the wide balconies that look out towards low-rise surroundings and greenery.
From a market-position point of view, Forest Hills Condominium sits in the “affordable space” niche: you are not paying new-launch premiums, yet you still get sizeable units, a private condo lifestyle and reasonable connectivity via Khatib MRT and nearby bus links. Homejourney’s verified project page for Forest Hills Condominium consolidates URA transaction data, unit mix and stack details in one place for easy comparison.Projects
Developer & build quality: While this is not a brand-new luxury product, feedback from long-term residents has generally been positive about estate upkeep and structural quality, especially where the MCST is proactive about repainting, pool and façade maintenance. If you are planning to move in, factor in some budget for modernising interiors (kitchen, bathrooms, flooring) for older units – something many Homejourney buyers do using savings from the lower psf entry price.
2. Available Units for Sale & Typical Price Range
At any given time, the number of Forest Hills Condominium for sale listings is limited due to its relatively small number of units and strong owner-occupier profile. When units do come up, they tend to move if they are realistically priced and well-renovated.
Typical unit types you will see
- 2-bedroom units: around 1,000–1,100 sq ft
- 3-bedroom units: around 1,150–1,250 sq ft
- 4-bedroom / larger units and penthouse-type layouts: around 1,350–1,800+ sq ft
Recent URA-based transactions show examples such as a 1,044 sq ft unit at about $1.15M (~$1,100 psf) in Nov 2024, and a 1,798 sq ft unit at around $1.98M (~$1,100 psf) in Apr 2025, reinforcing the $1,070–$1,160 psf band as a realistic guide.[1][3][9]
For buyers planning now, Homejourney’s internal 2026 working estimates for asking prices (subject to change and owner expectations) are approximately:
- 2-bedder (≈1,000–1,050 sq ft): about $1.1M–$1.25M
- 3-bedder (≈1,150–1,250 sq ft): about $1.25M–$1.5M
- 4-bedder / large units (≈1,350–1,800 sq ft): about $1.5M–$2.0M+
These are directional price guides only and should not be treated as valuation advice. Always cross-check with the latest URA caveats and on-the-ground Homejourney agent feedback.
Most popular unit types: Families and upgraders tend to favour the 3-bedroom stack, especially those with unblocked views and good internal layout. Investors sometimes look at 2-bedders for more manageable quantum and tenant appeal.
To see exactly what is available right now, including photos, floor plans and asking prices, use Homejourney’s live search:
View all units for sale at Forest Hills Condominium: Property Search and the dedicated Forest Hills search: https://www.homejourney.sg/search?q=Forest%20Hills%20Condominium&status=For+Sale
3. Why Buy at Forest Hills Condominium?
From countless conversations with Mandai and Upper Thomson buyers, three themes keep coming up when Forest Hills Condominium is shortlisted: space, greenery, and value-for-money pricing relative to many newer Singapore condo for sale options.
- Generous unit sizes: Even 2-bedders often cross 1,000 sq ft, giving you larger living and dining spaces than many newer projects where 2-bedders can be under 700–800 sq ft.
- Green, quiet environment: Transit Road sits off the main Yishun and Sembawang corridors, so traffic noise is milder. Nearby park connectors and Mandai’s greenery give the estate a more relaxed feel that many long-time residents cherish.
- Undervaluation vs district average: Independent data shows Forest Hills’ average psf of about $1,100, roughly 34% below D26’s average of $1,670 psf, yet its 2-year price change of +23.4% has outpaced the overall D26 average of 16.6%.[2] This is a key value story for buyers who believe in “buying below area average.”
- Healthy rental yield & demand: With an estimated average rental yield of around 3.5%, above the district’s ~2.7%, the project appeals to investors who want both spacious units and decent rental returns.[2][3]
- Homejourney-verified information: All key data points (size, past transactions, floor stacks) are cross-checked with URA records and MCST feedback, helping you avoid surprises.
4. Detailed Price Analysis for Buyers
Current market price trends
Based on URA-derived transaction records between 2023 and 2025, Forest Hills Condominium has seen:
- Sale prices mostly between $1.15M and $1.5M for ~1,050–1,250 sq ft units, translating to roughly $1,070–$1,120 psf[1][3]
- Larger units around 1,700–1,800 sq ft transacting closer to $1.9M–$2.0M (~$1,100 psf)[1][9]
- Overall 2-year price increase of about 23.4%, ahead of the D26 average (~16.6%).[2]
The pattern is of a development that has repriced upwards alongside the broader market, but still retains a meaningful discount to newer launches due to age and lease decay. For buyers who can accept an older façade in exchange for lower psf, this can be attractive.
Comparison with nearby D26 properties
Within D26, projects closer to Upper Thomson MRT or along popular Upper Thomson Road typically command higher psf due to better immediate connectivity, nightlife and F&B clusters. By contrast, Forest Hills Condominium offers:
- Lower psf entry: About $1,100 psf vs many nearby condos that can exceed $1,500 psf, depending on age and proximity to MRT.
- Bigger floor areas: Family-sized layouts at a quantum similar to some smaller 2-bedder units in more central projects.
For price-conscious upgraders who still want a private condo in D26, this trade-off can be compelling.
Historical appreciation and value assessment
The 23.4% two-year appreciation suggests that the market has already corrected from previously underpriced levels.[2] Going forward, Homejourney’s research view (not financial advice) is that price growth is likely to be steadier rather than explosive, driven by:
- Broader support from the suburban resale condo market
- Stable rental demand from families and expats working in the north and along the Thomson line
- Limited new supply in this specific micro-pocket of Mandai compared to more built-up areas
To dive deeper into Forest Hills Condominium’s transaction history, stack-by-stack price trends and comparison to other D26 properties, use Homejourney’s project analysis tool:
See detailed price trends and transaction history: https://www.homejourney.sg/projects/private-8850 and Projects Directory
5. Location Advantages: Transit Road, Mandai & Upper Thomson
Forest Hills Condominium sits along Transit Road, in a pocket that many long-term northerners view as a sweet spot between Yishun, Sembawang and Upper Thomson. It is not a downtown address, but if you work in the north, along the Thomson-East Coast Line (TEL), or in the Woodlands regional centre, the location can be surprisingly efficient.
MRT connectivity & transport
- Nearest MRT: Khatib MRT (NSL) – typically a short bus ride from Transit Road depending on the route you take. Many residents use the feeder buses during peak hours and taxis/ride-hailing during off-peak.
- With the North-South Line, you can reach Orchard in under 25–30 minutes in typical off-peak conditions, and Raffles Place in about 35–40 minutes.
- Drivers have access to major routes via Sembawang Road towards the CTE or Lentor Avenue towards the SLE.
Exact travel times will vary with traffic and route; always test your own peak-hour journey before committing to buy.
Schools near Forest Hills Condominium
Families considering Forest Hills Condominium often check the nearby primary and secondary schools in D26 and surrounding areas. Within a short drive or bus ride, you will find a mix of neighbourhood schools and popular options in Yishun and Sembawang. For international and expat families, there are several international schools within a broader 15–30 minute travel radius depending on traffic.
Shopping, amenities, parks and recreation
- Everyday amenities are accessible via nearby neighbourhood centres and malls in Yishun and Sembawang (e.g. supermarkets, F&B, clinics).
- Being close to Mandai means you are a relatively short drive away from attractions like the Mandai Wildlife Reserve cluster and Upper Seletar Reservoir Park.
- Residents often enjoy weekend walks and cycling along the park connectors and green belts nearby, which is one of the “insider” reasons many long-term owners are reluctant to move.
Living here feels quite different from an inner-city condo – night skies are darker, traffic noise lighter, and you will hear more birds in the morning. If you enjoy that semi-suburban, nature-adjacent lifestyle, this location can be a very good fit.
6. Financing Guide for Buying at Forest Hills Condominium
Before you make an offer on a Forest Hills unit, get your financing framework clear. For a typical 3-bedder priced at around $1.4M, here is how many Singapore buyers approach financing (illustrative only; not financial advice):
Basic affordability & monthly payments (illustrative)
Assuming a $1.4M purchase price:
- Maximum 75% LTV bank loan: about $1.05M
- 25% down payment: about $350K (minimum 5% in cash, 20% cash/CPF OA, subject to MAS rules)
At an indicative interest rate of 3.2% p.a. on a 25-year tenure, monthly instalments for a $1.05M loan would be roughly in the $5,100–$5,300 range. This is a ballpark only; your actual rate will depend on the bank package, income and TDSR. Always confirm with your banker.
Use Homejourney’s tools to run accurate numbers based on your scenario:
Check your buying power with our mortgage calculator: https://www.homejourney.sg/bank-rates and Bank Rates
ABSD, CPF and other key considerations
- ABSD: Additional Buyer’s Stamp Duty rates depend on your residency status and how many residential properties you already own. Always confirm the latest rates from IRAS and consult a solicitor if in doubt.
- CPF usage: CPF OA funds can be used for down payment and servicing monthly instalments, subject to CPF Housing Withdrawal Limits and lease requirements.
- Other costs: Buyer’s Stamp Duty, legal fees, valuation fees, and potential renovation costs for older units. Forest Hills units often benefit from tasteful interior upgrading, so many buyers budget for this upfront.