CONDODistrict 23

KINGSFORD . HILLVIEW PEAK

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Details

Project: KINGSFORD . HILLVIEW PEAK
TOP year: 2017
Tenure: 99-year leasehold
Lease start: 2012
Land size: 12,648 sqm (136,144 sqft)
Plot ratio: 2.8
Developer: Kingsford Development Pte. Ltd.
Gross rental yield: ~4.4% · ~$978K (est.)
Storeys: 26
Market segment: OCR
Total units: 512
Blocks: 3
District: 23

Transactions

Showing 10 of 701

Beds

Period

Size–sqft


Aug 2026	1BR	$760,000	517	$1,470
Aug 2026	1BR	$745,000	517	$1,441
Jun 2026	2BR	$1,210,000	850	$1,424
Jun 2026	1BR	$770,000	517	$1,489
Jun 2026	1BR	$748,000	527	$1,419
May 2026	2BR	$1,280,000	829	$1,544
May 2026	1BR	$725,000	517	$1,402
May 2026	1BR	$745,000	549	$1,357
Apr 2026	1BR	$765,000	517	$1,480
Apr 2026	2BR	$1,200,000	775	$1,548

Price Action

Flat−1.6%Last 12 months$1,460 psf

Beds

PSF (S$)56 sales · Sep 2024 to Aug 2026

typical range, $1,432 to $1,52012 month medianone 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 KINGSFORD . HILLVIEW PEAK

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

330

260

20262027202820292030

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

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	261	51%	517-1,119 sqft	S$3,000/mo	~4.8%	82
2BR	156	30%	775-1,668 sqft	S$3,700/mo	~3.7%	25
3BR	71	14%	1,044-2,207 sqft	S$4,900/mo*	~3.4%· low sample (1 sale)	17
4BR	26	5%	1,249-2,530 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Hillier	97 m	Jul 2026	Resale	2BR	$1,300,000	807	$1,611
The Hillier	97 m	Jul 2026	Resale	2BR	$1,290,000	818	$1,577
Midwood	192 m	Jul 2026	Resale	2BR	$1,355,000	689	$1,967
Midwood	192 m	Jul 2026	Resale	4BR	$2,560,000	1,259	$2,033
Midwood	192 m	Jul 2026	Resale	2BR	$1,550,000	786	$1,972
Hillview Park	93 m	Jun 2026	Resale	3BR	$2,158,000	1,432	$1,507
The Hillier	97 m	Jun 2026	Resale	2BR	$1,450,000	840	$1,726
Glendale Park	284 m	May 2026	Resale	3BR	$2,300,000	1,249	$1,841
Hillview Park	93 m	Feb 2026	Resale	3BR	$1,950,000	1,249	$1,561
Hillview Park	93 m	Feb 2026	Resale	3BR	$1,935,000	1,227	$1,577
Glendale Park	284 m	Dec 2025	Resale	2BR	$1,800,000	1,033	$1,742
Glendale Park	284 m	Dec 2025	Resale	2BR	$2,030,000	1,270	$1,598

Nearby Condos

En-Bloc

Very low likelihood

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

KINGSFORD . HILLVIEW PEAK 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

178 realized resale exits at KINGSFORD . HILLVIEW PEAK.149 profitable, 29 at a loss.Median 0.74%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	63	10y 1m	$1,362	$1,457	S$50,000	0.67%
2BR	13	10y 0m	$1,181	$1,301	S$77,000	1.04%
3BR	62	9y 5m	$1,299	$1,459	S$122,419	1.10%
4BR	6	8y 1m	$1,183	$1,349	S$187,685	1.44%
5BR+	5	7y 6m	$880	$1,020	S$233,160	1.97%
Total	149	9y 7m	$1,312	$1,448	S$77,000	0.90%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	15	8y 9m	$1,393	$1,373	S$-12,000	-0.19%
2BR	1	9y 9m	$1,368	$1,321	S$-26,000	-0.36%
3BR	11	7y 9m	$1,352	$1,294	S$-30,000	-0.40%
4BR	1	6y 10m	$880	$858	S$-24,720	-0.37%
5BR+	1	11y 5m	$1,326	$974	S$-888,946	-2.66%
Total	29	8y 8m	$1,375	$1,344	S$-24,720	-0.28%

1 of 178exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at KINGSFORD . HILLVIEW PEAK today: ~$1,460 psf.Resale median, last 12 months, 27 sales.

Where current owners entered (psf)

today ~$1,460

$1,056 p5median $1,343p95 $1,499

Your entry price$1,460 psf

88.4%

≈ top quartile for this project

of current owners entered below $1,460 psf — they could sell below your entry and still profit.

81.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

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.

CONDODistrict 23

KINGSFORD . HILLVIEW PEAK

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KINGSFORD . HILLVIEW PEAK

Details

Project: KINGSFORD . HILLVIEW PEAK
TOP year: 2017
Tenure: 99-year leasehold
Lease start: 2012
Land size: 12,648 sqm (136,144 sqft)
Plot ratio: 2.8
Developer: Kingsford Development Pte. Ltd.
Gross rental yield: ~4.4% · ~$978K (est.)
Storeys: 26
Market segment: OCR
Total units: 512
Blocks: 3
District: 23

Transactions

Showing 10 of 701

Beds

Period

Size–sqft


Aug 2026	1BR	$760,000	517	$1,470
Aug 2026	1BR	$745,000	517	$1,441
Jun 2026	2BR	$1,210,000	850	$1,424
Jun 2026	1BR	$770,000	517	$1,489
Jun 2026	1BR	$748,000	527	$1,419
May 2026	2BR	$1,280,000	829	$1,544
May 2026	1BR	$725,000	517	$1,402
May 2026	1BR	$745,000	549	$1,357
Apr 2026	1BR	$765,000	517	$1,480
Apr 2026	2BR	$1,200,000	775	$1,548

Price Action

Flat−1.6%Last 12 months$1,460 psf

Beds

PSF (S$)56 sales · Sep 2024 to Aug 2026

typical range, $1,432 to $1,52012 month medianone 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 KINGSFORD . HILLVIEW PEAK

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

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

330

260

20262027202820292030

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

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Which Projects Make Up The Supply

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Demand vs supply: a haio+ feature

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	261	51%	517-1,119 sqft	S$3,000/mo	~4.8%	82
2BR	156	30%	775-1,668 sqft	S$3,700/mo	~3.7%	25
3BR	71	14%	1,044-2,207 sqft	S$4,900/mo*	~3.4%· low sample (1 sale)	17
4BR	26	5%	1,249-2,530 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Hillier	97 m	Jul 2026	Resale	2BR	$1,300,000	807	$1,611
The Hillier	97 m	Jul 2026	Resale	2BR	$1,290,000	818	$1,577
Midwood	192 m	Jul 2026	Resale	2BR	$1,355,000	689	$1,967
Midwood	192 m	Jul 2026	Resale	4BR	$2,560,000	1,259	$2,033
Midwood	192 m	Jul 2026	Resale	2BR	$1,550,000	786	$1,972
Hillview Park	93 m	Jun 2026	Resale	3BR	$2,158,000	1,432	$1,507
The Hillier	97 m	Jun 2026	Resale	2BR	$1,450,000	840	$1,726
Glendale Park	284 m	May 2026	Resale	3BR	$2,300,000	1,249	$1,841
Hillview Park	93 m	Feb 2026	Resale	3BR	$1,950,000	1,249	$1,561
Hillview Park	93 m	Feb 2026	Resale	3BR	$1,935,000	1,227	$1,577
Glendale Park	284 m	Dec 2025	Resale	2BR	$1,800,000	1,033	$1,742
Glendale Park	284 m	Dec 2025	Resale	2BR	$2,030,000	1,270	$1,598

Nearby Condos

26 within 1 km

This property

$1,465

psf · 56 sales

Lowest

$1,345

psf

Average

$1,687

psf

Highest

$2,155

psf

Kingsford . Hillview Peak sits 13% below the nearby average for the last 2 years of sales.


—	Kingsford . Hillview PeakThis property	LH	2017	$1,465
93 m	Hillview Park	FH	1995	$1,545
97 m	The Hillier	LH	2016	$1,554
192 m	Midwood	LH	2023	$1,919
284 m	Glendale Park	FH	2000	$1,718
401 m	Hillview Heights	FH	1996	$1,751
464 m	The Dairy Farm	FH	1985	$1,660
489 m	Hillhaven	LH	2027	$2,155
562 m	Hillvista	FH	2010	$1,753
599 m	Chestnut Ville	FH	—	—
600 m	Dairy Farm Estate	FH	1989	—

Blank where there are no recent sales.

En-Bloc

Very low likelihood

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

Profit & Loss

178 realized resale exits at KINGSFORD . HILLVIEW PEAK.149 profitable, 29 at a loss.Median 0.74%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	63	10y 1m	$1,362	$1,457	S$50,000	0.67%
2BR	13	10y 0m	$1,181	$1,301	S$77,000	1.04%
3BR	62	9y 5m	$1,299	$1,459	S$122,419	1.10%
4BR	6	8y 1m	$1,183	$1,349	S$187,685	1.44%
5BR+	5	7y 6m	$880	$1,020	S$233,160	1.97%
Total	149	9y 7m	$1,312	$1,448	S$77,000	0.90%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	15	8y 9m	$1,393	$1,373	S$-12,000	-0.19%
2BR	1	9y 9m	$1,368	$1,321	S$-26,000	-0.36%
3BR	11	7y 9m	$1,352	$1,294	S$-30,000	-0.40%
4BR	1	6y 10m	$880	$858	S$-24,720	-0.37%
5BR+	1	11y 5m	$1,326	$974	S$-888,946	-2.66%
Total	29	8y 8m	$1,375	$1,344	S$-24,720	-0.28%

1 of 178exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at KINGSFORD . HILLVIEW PEAK today: ~$1,460 psf.Resale median, last 12 months, 27 sales.

Where current owners entered (psf)

today ~$1,460

$1,056 p5median $1,343p95 $1,499

Your entry price$1,460 psf

88.4%

≈ top quartile for this project

of current owners entered below $1,460 psf — they could sell below your entry and still profit.

81.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:22 pm – 7:06 pm (5 h 44 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 1 Sep: azimuth 282° (WNW), elevation 53°.

What’s Around

Primary Schools

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
CHIJ Our Lady Queen Of PeacePhase 2C · 89 applied · 132 places	335 m	≤ 1 km	No ballot	89	132
Bukit Panjang Primary SchoolPhase 2C · 78 applied · 61 places	1.01 km	1 km?	Balloted · 1–2 km	78	61
blocks 101 & 103 borderline for the 1 km bandPhase 2C balloted at the 1–2 km group in 2025. Whether this home falls inside that line is borderline for our straight-line measure — check MOE's School Query below.

5 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Lianhua Primary SchoolPhase 2C · 26 applied · 242 places	1.53 km	1–2 km	No ballot	26	242
St. Anthony'S Primary SchoolPhase 2C · 124 applied · 85 places	1.56 km	1–2 km	Balloted · 1–2 km	124	85
Your band is exactly the cut — priority, but contested.
Zhenghua Primary SchoolPhase 2C · 50 applied · 62 places	1.66 km	1–2 km	No ballot	50	62
Dazhong Primary SchoolPhase 2C · 72 applied · 80 places	1.77 km	1–2 km	No ballot	72	80
West View Primary SchoolPhase 2C · 32 applied · 61 places	2.04 km	2 km?	No ballot	32	61
block 105 borderline for the 2 km band

Amenities

Where Else You Can Buy

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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 KINGSFORD . HILLVIEW PEAK

Beds

	01	02	03	04	05	06	07	18
26	#26-011,5072BR	#26-022,0993BR	#26-031,3892BR	#26-045921BR	#26-056141BR	#26-061,3562BR	#26-072,5304BR
25	#25-017752BR	#25-021,0983BR	#25-038292BR	#25-045271BR	#25-055491BR	#25-068292BR	#25-071,3994BR
24	#24-017752BR	#24-021,0983BR	#24-038292BR	#24-045271BR	#24-055491BR	#24-068292BR	#24-071,3994BR
23	#23-017752BR	#23-021,0983BR	#23-038292BR	#23-045271BR	#23-055491BR	#23-068292BR	#23-071,3994BR
22	#22-017752BR	#22-021,0983BR	#22-038292BR	#22-045271BR	#22-055491BR	#22-068292BR	#22-071,3994BR
21	#21-017752BR	#21-021,0983BR	#21-038292BR	#21-045271BR	#21-055491BR	#21-068292BR	#21-071,3994BR
20	#20-017752BR	#20-021,0983BR	#20-038292BR	#20-045271BR	#20-055491BR	#20-068292BR	#20-071,2494BR
19	#19-017752BR	#19-021,0983BR	#19-038292BR	#19-045271BR	#19-055491BR	#19-068292BR	#19-071,2494BR
18	#18-017752BR	#18-021,0983BR	#18-038292BR	#18-045271BR	#18-055491BR	#18-068292BR	#18-071,2494BR
17	#17-017752BR	#17-021,0983BR	#17-038292BR	#17-045271BR	#17-055491BR	#17-068292BR	#17-071,2494BR
16	#16-017752BR	#16-021,0983BR	#16-038292BR	#16-045271BR	#16-055491BR	#16-068292BR	#16-071,2494BR
15	#15-017752BR	#15-021,0983BR	#15-038292BR	#15-045271BR	#15-055491BR	#15-068292BR	#15-071,2494BR
14	#14-017752BR	#14-021,0983BR	#14-038292BR	#14-045271BR	#14-055491BR	#14-068292BR	#14-071,2494BR
13	#13-017752BR	#13-021,0983BR	#13-038292BR	#13-045271BR	#13-055491BR	#13-068292BR	#13-071,2494BR
12	#12-017752BR	#12-021,0983BR	#12-038292BR	#12-045271BR	#12-055491BR	#12-068292BR	#12-071,2494BR
11	#11-017752BR	#11-021,0983BR	#11-038292BR	#11-045271BR	#11-055491BR	#11-068292BR	#11-071,2494BR
10	#10-017752BR	#10-021,0983BR	#10-038292BR	#10-045271BR	#10-055491BR	#10-068292BR	#10-071,2494BR
09	#09-017752BR	#09-021,0983BR	#09-038292BR	#09-045271BR	#09-055491BR	#09-068292BR	#09-071,2494BR
08	#08-017752BR	#08-021,0983BR	#08-038292BR	#08-045271BR	#08-055491BR	#08-068292BR	#08-071,2494BR
07	#07-017752BR	#07-021,0983BR	#07-038292BR	#07-045271BR	#07-055491BR	#07-068292BR	#07-071,2494BR	#07-181,0763BR
06	#06-017752BR	#06-021,0983BR	#06-038292BR	#06-045271BR	#06-055491BR	#06-068292BR	#06-071,2494BR
05	#05-017752BR	#05-021,0983BR	#05-038292BR	#05-045271BR	#05-055491BR	#05-068292BR	#05-071,2494BR
04	#04-017752BR	#04-021,0983BR	#04-038292BR	#04-045271BR	#04-055491BR	#04-068292BR	#04-071,2494BR
03	#03-017752BR	#03-021,0983BR	#03-038292BR	#03-045271BR	#03-055491BR	#03-068292BR	#03-071,2494BR
02	#02-017752BR	#02-021,0983BR	#02-038502BR	#02-045281BR	#02-055491BR	#02-068502BR	#02-071,3784BR
01	#01-011,0012BR	#01-021,3993BR	#01-039472BR	#01-046781BR	#01-057001BR	#01-069472BR	#01-071,5724BR

1BR2BR3BR4BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View