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D'HIRO@HILLSIDE

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D'HIRO@HILLSIDE

Details

Project: D'HIRO@HILLSIDE
TOP year: 2013
Tenure: Freehold
Lease start: 1876
Land size: 1,545 sqm (16,625 sqft)
Plot ratio: 1.4
Developer: Hiro Investment Pte Ltd
Gross rental yield: ~3.0% · ~$1.56M (est.) · low sample (3 leases, 1 sale)
Storeys: 5
Market segment: OCR
Total units: 24
District: 19

Upcoming MRT

1.2 km from Serangoon North (CRL Phase 1), opening 2030 · ~15 min walk

Tavistock · 1.7 km · 2030

Transactions

Showing 10 of 37

Beds

Period

Size–sqft


Mar 2026		3BR	$1,560,000	1,109	$1,407
Jul 2025		3BR	$1,520,000	1,109	$1,371
Jan 2025		3BR	$1,333,333	1,119	$1,192
Jan 2024		3BR	$1,380,000	1,109	$1,244
Dec 2023		2BR	$958,000	904	$1,060
Mar 2023		2BR	$800,000	614	$1,303
Apr 2022		3BR	$1,350,000	1,109	$1,217
Mar 2022		2BR	$1,010,000	904	$1,117
Nov 2021		3BR	$1,280,000	1,119	$1,144
21 Jan 2020		3BR	$1,220,000	1,120	$1,089

Price Action

Not yet ratedLast 12 monthsnot rated

Beds

PSF (S$)3 sales · Sep 2024 to Aug 2026

one sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of D'HIRO@HILLSIDE

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
2BR	8	33%	614-1,292 sqft	—	—	—
3BR	16	67%	1,109-1,862 sqft	S$3,900/mo*	~3.0%· low sample (3 leases, 1 sale)	3

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

23 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Residences @ Jansen	295 m	Aug 2026		Resale	4BR	$2,230,000	1,615	$1,381
Jansen House	190 m	Jul 2026		New Sale	3BR	$2,065,000	1,023	$2,019
Mint Residences @ Jansen	295 m	Jun 2026		Resale	2BR	$940,000	721	$1,304
Jansen House	190 m	May 2026		New Sale	3BR	$2,100,000	1,033	$2,033
Jansen House	190 m	May 2026		New Sale	3BR	$2,176,000	1,012	$2,150
Jansen 28	240 m	Mar 2026		Resale	3BR	$1,568,000	1,216	$1,289
Mint Residences @ Jansen	295 m	Oct 2025		Resale	3BR	$1,700,000	1,270	$1,339
Residences @ Jansen	295 m	Apr 2025		Resale	3BR	$1,580,000	1,216	$1,299
Jansen 28	240 m	Dec 2024		Resale	3BR	$1,955,000	1,604	$1,219
Jansen 28	240 m	Nov 2024		Resale	3BR	$1,650,000	1,281	$1,288
Hilbre28	92 m	Jul 2024		Resale	4BR	$2,090,000	1,410	$1,482
Hilbre28	92 m	Jul 2024		Resale	3BR	$1,420,000	861	$1,649
Hilbre28	92 m	Mar 2024		Resale	2BR	$852,000	495	$1,721
Leith Grove	275 m	Dec 2023		Resale	2BR	$970,000	818	$1,186
Leith Grove	275 m	Aug 2023		Resale	2BR	$1,240,000	1,227	$1,011
Mint Residences @ Jansen	295 m	Aug 2023		Resale	2BR	$935,000	721	$1,297
Residences @ Jansen	295 m	Jan 2023		Resale	3BR	$1,500,000	1,216	$1,234
Jansen Mansions	193 m	Jun 2022		Resale	—	$19,100,000	15,112	$1,264
The Stradia	221 m	Mar 2022		Resale	—	$1,161,000	1,259	$922
The Stradia	221 m	Oct 2021		Resale	—	$1,380,000	1,518	$909

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

D'HIRO@HILLSIDE was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

9 realized resale exits at D'HIRO@HILLSIDE.9 profitable, 0 at a loss.Median 0.87%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	1	11y 3m	$1,205	$1,303	S$60,000	0.70%
3BR	2	10y 8m	$1,051	$1,089	S$34,000	0.35%
4BR	6	12y 1m	$1,091	$1,231	S$155,000	1.08%
Total	9	11y 7m	$1,091	$1,217	S$133,333	0.87%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

D'HIRO@HILLSIDEhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=23 traced current owners, 100.0% unit-exact.

Where current owners entered (psf)

$759 p5median $1,117p95 $1,365

Your entry price$1,120 psf

≈ 50% of the 23 current owners entered below this price (interpolated from the exact band).

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

88 within 1 km

This property

$1,371

psf · 3 sales

Lowest

$1,076

psf

Average

$1,512

psf

Highest

$2,175

psf

D'Hiro@Hillside sits 9% below the nearby average for the last 2 years of sales.


—	D'Hiro@HillsideThis property	FH	2013	$1,371
92 m	Hilbre28	FH	2017	—
184 m	Brighton View	FH	1985	—
190 m	Jansen House	FH	2026	$2,034
193 m	Jansen Mansions	FH	—	—
221 m	The Stradia	FH	—	—
240 m	Jansen 28	FH	1999	$1,288
275 m	Leith Grove	FH	—	—
295 m	Mint Residences @ Jansen	FH	2009	$1,321
295 m	Residences @ Jansen	FH	2008	$1,340
325 m	Hillside Mansions	FH	1992	$1,453

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Zhonghua Primary SchoolPhase 2C · 8 applied · 133 places	430 m	≤ 1 km	No ballot	8	133

9 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
CHIJ Our Lady Of Good CounselPhase 2C · 44 applied · 93 places	1.15 km	1–2 km	No ballot	44	93
Yangzheng Primary SchoolPhase 2C · 98 applied · 47 places	1.28 km	1–2 km	Balloted · ≤ 1 km	98	47
Did not reach this home's band.
Rosyth SchoolPhase 2C · 132 applied · 42 places	1.37 km	1–2 km	Balloted · ≤ 1 km	132	42
Did not reach this home's band.
Paya Lebar Methodist Girls' School (Primary)Phase 2C · 110 applied · 89 places	1.48 km	1–2 km	Balloted · 1–2 km	110	89
Your band is exactly the cut — priority, but contested.
Xinmin Primary SchoolPhase 2C · 87 applied · 53 places	1.49 km	1–2 km	Balloted · ≤ 1 km	87	53
Did not reach this home's band.
Xinghua Primary SchoolPhase 2C · 45 applied · 140 places	1.65 km	1–2 km	No ballot	45	140
St. Gabriel'S Primary SchoolPhase 2C · 70 applied · 82 places	1.75 km	1–2 km	No ballot	70	82
Maris Stella High School (Primary)Phase 2C · 124 applied · 62 places	1.92 km	1–2 km	Balloted · ≤ 1 km	124	62
Did not reach this home's band.
Hougang Primary SchoolPhase 2C · 115 applied · 98 places	2 km	2 km?	No ballot	115	98
Borderline — may still qualify for the 2 km band

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for D'HIRO@HILLSIDE

Beds

	01	02	03	04	05	06
05	#05-011,8193BR	#05-021,1632BR	#05-031,8193BR	#05-041,8623BR	#05-051,2922BR	#05-061,8623BR
04	#04-011,1193BR	#04-026142BR	#04-031,1093BR	#04-041,1193BR	#04-056142BR	#04-061,1093BR
03	#03-011,1193BR	#03-026142BR	#03-031,1093BR	#03-041,1193BR	#03-056142BR	#03-061,1093BR
02	#02-011,3023BR	#02-029042BR	#02-031,1093BR	#02-041,3023BR	#02-059042BR	#02-061,1093BR

2BR3BR· tile shows strata sq ft