CONDODistrict 10

ONE TREE HILL RESIDENCE

Details

Project: ONE TREE HILL RESIDENCE
TOP year: 2008
Tenure: Freehold
Total units: 48
Land size: 3,230 sqm (34,772 sqft)
Plot ratio: 2.1
Developer: SB (Grange) Development Pte Ltd
Gross rental yield: ~2.5% · ~$3.3M (est.)
Storeys: 17
Market segment: CCR
District: 10

Nearby Schools

Nearest primaryALEXANDRA PRIMARY SCHOOL1.05 km
Nearest SAP schoolZHANGDE PRIMARY SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for ONE TREE HILL RESIDENCE

Total units	48
Size range	1,001–4,607 sqft

Bedrooms	Units	Share
2-bedroom	8	17%
3-bedroom	26	54%
4-bedroom	14	29%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~2.7%· low sample (1 sale)	~$2.56M	6
3 BR	~2.4%· low sample (3 sales)	~$3.09M	6
4 BR	~2.0%· low sample (2 leases, 2 sales)	~$6.14M	2

Relevant market insights

En-Bloc Likelihood

Very low likelihood

Ranks in the bottom half for redevelopment interest among private condos.

ONE TREE HILL RESIDENCE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 17 storeys · 48 units (consent difficulty)

Based on 4 comparable past collective-sale deals (SHANGHAI LODGE 2006, NATHAN VILLE 2007, BELLERIVE 2006).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 52 units at ONE TREE HILL RESIDENCE. 83% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 48% have been held over 10 years.

83%

Free to sell now

43 of 52 tracked · past SSD

91%

Sitting on a gain

68 of 75 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 95 total recorded transactions.


Jun 2026	3BR	$3,085,000	1,227	$2,514
May 2026	4BR	$5,080,000	2,206	$2,303
Mar 2026	2BR	$2,560,000	1,001	$2,557
Oct 2025	4BR	$6,000,000	4,607	$1,302
Aug 2025	3BR	$2,850,000	1,130	$2,522
Jul 2025	3BR	$2,850,000	1,130	$2,522
Jul 2025	3BR	$3,100,000	1,227	$2,526
Feb 2025	3BR	$3,150,000	1,227	$2,567
Feb 2025	3BR	$2,720,000	1,130	$2,407
Jul 2023	4BR	$5,750,000	2,454	$2,343

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Upperhouse At Orchard Boulevard	215 m	Jun 2026	New Sale	2BR	$2,395,000	699	$3,426
Upperhouse At Orchard Boulevard	215 m	Jun 2026	New Sale	4BR	$7,180,000	2,055	$3,494
Bishopsgate Residences	259 m	Jun 2026	Resale	4BR	$8,000,000	2,594	$3,084
Orchard Bel Air	177 m	May 2026	Resale	4BR	$4,900,000	3,261	$1,503
Upperhouse At Orchard Boulevard	215 m	May 2026	New Sale	1BR	$1,629,000	473	$3,444
Beverly Hill	270 m	May 2026	Resale	4BR	$9,580,000	3,778	$2,536
Bishopsgate Residences	259 m	Mar 2026	Resale	4BR	$15,000,000	4,607	$3,256
Cliveden At Grange	278 m	Mar 2026	Resale	4BR	$7,200,000	2,841	$2,534
Parkview Eclat	58 m	Feb 2026	Resale	4BR	$10,728,300	3,250	$3,301
Orchard Bel Air	177 m	Feb 2026	Resale	4BR	$4,800,000	3,250	$1,477
Bishopsgate Residences	259 m	Feb 2026	Resale	4BR	$8,800,000	2,895	$3,040
Cliveden At Grange	278 m	Feb 2026	Resale	3BR	$4,900,000	2,152	$2,277
120 Grange	129 m	Jan 2026	Resale	2BR	$1,610,000	570	$2,825
Cliveden At Grange	278 m	Dec 2025	Resale	4BR	$9,100,000	2,841	$3,203
Orchard Bel Air	177 m	Nov 2025	Resale	4BR	$4,650,000	3,229	$1,440
Kum Hing Court	277 m	Nov 2025	Resale	1BR	$4,060,000	1,625	$2,498
3 Orchard By-The-Park	278 m	Oct 2025	Resale	2BR	$3,900,000	1,162	$3,356
3 Orchard By-The-Park	278 m	Sep 2025	Resale	4BR	$8,150,000	2,260	$3,606
One Chatsworth	176 m	Aug 2025	Resale	5BR+	$6,500,000	3,401	$1,911
Parkview Eclat	58 m	Jul 2025	Resale	4BR	$12,300,000	3,250	$3,785

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 ONE TREE HILL RESIDENCE

Beds

	01	02	03	04
17	#17-014,6074BR		#17-033,8004BR
16	#16-012,4544BR		#16-032,2074BR
15	#15-012,4544BR		#15-032,2074BR
14	#14-012,4544BR		#14-032,2074BR
13	#13-012,4544BR		#13-032,2074BR
12	#12-012,4544BR		#12-032,2074BR
11	#11-012,4974BR		#11-032,2174BR
10	#10-011,2273BR	#10-021,2273BR	#10-031,1303BR	#10-041,0012BR
09	#09-011,2273BR	#09-021,2273BR	#09-031,1303BR	#09-041,0012BR
08	#08-011,2273BR	#08-021,2273BR	#08-031,1303BR	#08-041,0012BR
07	#07-011,2273BR	#07-021,2273BR	#07-031,1303BR	#07-041,0012BR
06	#06-011,2273BR	#06-021,2273BR	#06-031,1303BR	#06-041,0012BR
05	#05-011,2273BR	#05-021,2273BR	#05-031,1303BR	#05-041,0012BR
04	#04-011,2273BR	#04-021,2273BR	#04-031,1303BR	#04-041,0012BR
03	#03-011,2273BR	#03-021,2273BR	#03-031,1303BR	#03-041,0012BR
02		#02-021,2273BR	#02-031,1303BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

16 realized resale exits at ONE TREE HILL RESIDENCE over the 5y window — 14 profitable, 2 at a loss, averaging 2.03%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	2	17y 4m	0.18%
4BR	11	17y 8m	2.59%
5BR+	3	18y 4m	1.22%
Total	16	17y 9m	2.03%

Loss Distribution

Unit Type	Count	Avg PSF Buy	Avg PSF Sell	Avg Loss
3BR	1	$2,340	$2,298	S$-42,340
5BR+	1	$1,340	$1,302	S$-175,198

9 of 16exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of ONE TREE HILL RESIDENCE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

If you bought at ONE TREE HILL RESIDENCE today at ~$2,518 psf (the recent resale median — last 12 months, 6 sales)…

90.4%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=52 traced current owners, 92.3% unit-exact

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at ONE TREE HILL RESIDENCE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$3.1M, the median of recent sale transactions at ONE TREE HILL RESIDENCE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

153 within 1 km

Lowest

$1,300

psf

Average

$2,503

psf

Highest

$5,937

psf

This propertyNearby condo


0 m	One Tree Lodge	FH	1991	—
58 m	Parkview Eclat	FH	2009	$3,543
72 m	Rainbow Mansion	FH	—	—
79 m	One Tree Hill Mansions	LH	—	$1,441
117 m	Grange Garden	FH	—	—
121 m	One Tree Hill Gardens	FH	1988	—
129 m	120 Grange	FH	2023	$2,779
176 m	One Chatsworth	FH	1976	$1,911
177 m	Orchard Bel Air	LH	1984	$1,477
215 m	Upperhouse At Orchard Boulevard	LH	2028	$3,338

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Alexandra Primary School1–2 km1.05 km
River Valley Primary School1–2 km1.44 km
Zhangde Primary School1–2 km1.85 km
Gan Eng Seng Primary School1–2 km1.97 km
Queenstown Primary School1–2 km1.99 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.