Hill House Condo Near Fort Canning MRT Station

Hill House Review – District 9 Condo Near Fort Canning MRT

This is a review of Hill House, an exclusive and luxurious 999-year leasehold condo development located at Institution Hill, just off River Valley Road, in Singapore’s prime District 9.

Located at 10A, 10B, and 11 Institution Hill and offering 72 residential units of 1- to 3-bedrooms, it will be developed by Mequity Hills, a joint venture between the Macly Group, Roxy-Pacific Holdings, and LWH Holdings.

Hill House Condo is just 9 minutes’ walk from the Fort Canning MRT station on the Downtown Line, which is linked to the CanningHill Piers and CanningHill Square (former Liang Court) integrated development at Clarke Quay.

Hill House is also 11 minutes’ and 14 minutes’ walk to the Somerset MRT (North-South Line) and Dhoby Ghaut MRT (an interchange for North-South, North-East & Circle Lines) stations respectively.

This property review of Hill House seeks to provide an unbiased evaluation of the following to help you make an informed decision on whether this is the right property to invest in:

For an update of Hill House Condo, please WhatsApp Me.

To navigate directly to each sections of this review, please click on the links in the Table of Contents below:

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Hill House Condo Unique Selling Points

  • Located close to popular shopping, lifestyle, and dining destinations such as Mohamed Sultan Road, Clarke Quay, Robertson Quay, and Orchard
  • Direct train access or short bus ride to Chinatown, Singapore’s Central Business District and Marina Bay Financial Centre
  • Many quality education institutions nearby, with the highly sought-after River Valley Primary School situated within a 1km radius of Hill House
  • Proximity to International schools offers a good catchment of expatriate tenants working in Downtown Singapore

 

Who is the Developer of Hill House Condo?

The developer of Hill House Condo is Mequity Hills, a joint venture formed between the Macly Group, Roxy-Pacific Holdings and LWH Holdings. The consortium bought the two residential land plots at No. 10A and 10B Institution Hill for $33.6 million.

Both plots have a total site area of 813.9 sq m (8,761 sq ft) and a plot ratio of 2.8 with a corresponding total gross floor area of 2,278.92 sq m (24,530 sq ft).

The developers will combine the two sites with a neighbouring 999-year leasehold site at 11 Institution Hill, an apartment block known as Institution Ville. The latter is owned by the corporate entity of another family.

After amalgamation, the site will have an estimated total land area of 14,300 sq ft with a total GFA of 40,040 sq ft.

 

What are the Prices for Hill House Condo?

The prices for Hill House Condo have not been released yet. But, by judging from the acquisition price of No. 10A and 10B Institution Hill for $33.6 million, and a plot ratio of 2.8, the rate works out to be approximately $1,370 psf ppr (per sq ft per plot ratio).

Hence, Hill House Condo is estimated to be launched at an average price of $2,900 psf or higher. Considering the selling prices of the nearby 8 St Thomas, The New Futura, and Avenir averaging $3,100 psf to $3,400 psf, Hill House will offer an attractive option.

For pricing and project updates, please WhatsApp Me.

 

Where is Hill House Condo Located?

Hill House Condo Map Location

Hill House Map Location

Hill House is located at 10A, 10B, and 11 Institution Hill, just off River Valley Road. Next to it is the Aspen Heights condominium and Dimensions International College, an international school.

As the name alludes, Hill House will be built on elevated grounds. It will also be tucked away from the main River Valley Road, which will provide residents better views and exclusivity.

5-10 minutes’ walk away are Mohamed Sultan Road and Clarke Quay, two very popular nightlife hotspots filled with pubs, bars, dining outlets, and entertainment. The Fort Canning MRT station, Fort Canning Park, and Singapore River are also located in the vicinity.

Hence, Hill House Condo will offer both a rare lifestyle choice and convenience due to its location at the heart of the city.

 

A Plethora of Facilities At Hill House

Although Hill House is only a 72-unit condo development, it still manages to squeeze in quite a good range of facilities. These include the following:

1st Storey

  • Pet Corner
  • Bicycle Lots (12 lots)

2nd Storey Sky Terrace

  • Gym/ Function Room
  • Communal Dining
  • Children Playground
  • Social Corner
  • Hammock Garden
  • Communal Study Terrace
  • Zen Garden
  • Viewing Alcove

Roof Terrace

  • Swimming Pool
  • Pool Deck
  • Wet Sun Deck
  • Communal Water Pavilions
  • Communal Pavilion
  • Herb Garden
  • BBQ Pit
  • Green Pods
  • Water Pods
  • Teepee Garden Oasis
  • Outdoor Shower
Hill House Lap Pool

Lap Pool

Hill House Hammock Garden

Hammock Garden

Hill House Unit Mix

Hill House Condo offers a total of 72 luxurious units of 1- to 3-bedroom types, out of which 40 units are 1-bedders. This is followed by 24 units of 2-bedders and 8 units of 3-bedders. The resdiential units will start from the 3rd to 10th floor, with the development having a north-south orientation.

TypeNo. of BedroomNo. of UnitsArea
Sq mSq ft
A11 Bedroom840431
A21 Bedroom1640431
A31 + 1 Bedroom1642452
B12 Bedroom858624
B22 Bedroom858624
B32 Bedroom858624
C13 Bedroom870753
72

 

Hill House Living Room

Living Room

Hill House Kitchen

Kitchen

Hill House Master Bedroom Work and Storage Space

Master Bedroom Work & Storage Space

Hill House Common Bedroom

Common Bedroom

Hill House Dining Room

Dining Room

Hill House Master Bedroom

Master Bedroom

Hill House Master Bathroom

Master Bathroom

Hill House Common Bathroom

Common Bathroom

 

Site And Building Plans

Hill House Site and Building Plans

The following are some of the specifications and provisions:

Ceiling Height: approximately 2.8m, with localised areas 2.4m

Bathroom Ceiling Height: approximately 2.4m

Wardrobes: provided for all bedrooms

 

Provisions

The following provisions ae provided for the kitchen, bathrooms, bedrooms, and entire unit.

  • “Daikin” Air-Con
  • Kitchen Cabinets - “De Dietrich” Gas Hob, Cooker Hood
  • “De Dietrich” Oven for Unit Type A, “Vzug” Oven for Unit Type B & C
  • Kitchen - “Franke” faucets & mixer
  • “Gessi” Shower mixer, Rain Shower/ Handheld shower set and Mixer
  • “Gomgo” Toilet paper holder, Towel rail and Robe hook
  • “Laufen” WC, Under counter basin
  • “Geberit” Flush plate
  • “Hager” Electrical switches and power socket outlets
  • Wardrobes
  • Audio intercom to gate

 

Hill House Fact Sheet

TITLEDESCRIPTION
Address11 Institution Hill, Singapore 239666
Development TypeProposed erection of a block of 10 storey residential flats (total 72 units) with surface & basement car parks, provision of a swimming pool at roof terrace and common facilities at 2nd storey sky terrace on Lot 99458P, 99470L & 99474V TS 21 at Institution Hill (River Valley planning area).
DeveloperMequity Hills Pte. Ltd
Site Area1,328.50 sqm
Total Carpark Lot58 lots + 2 accessible lots of which:
- 7 surface car parking lots at 1st storey
- 53 lots basement car parking lots
Expected date of Vacant Possession17 August 2026
Expected date of Legal Completion17 August 2029
Expected TOP date3Q 2026
Tenure of LandLeasehold – 999 years from 1 July 1841
ArchitectsJGP Architecture (S) Pte Ltd
C & S EngineerKCL Consultants Pte Ltd
M & E EngineerElead Associates Pte Ltd
Main ContractorNot yet awarded
Developer’s LawyerDentons Rodyk & Davidson LLP
Building Plan Approval No.A1404-00493-2021-BP01
Developer’s License No.C1442
Project AccountHong Leong Finance Limited for Project Account No. 101-3003921-4 of Mequity Hills Pte Ltd

 

Excellent Transport Services

Hill House Condo is a short walk to the Fort Canning MRT station

Fort Canning MRT station

Hill House Condo is just 9 minutes' walk to the Fort Canning MRT station on the Downtown Line, which offers direct access to Raffles Place, Singapore's financial district, and the Marina Bay area.

One stop from the Fort Canning MRT station is Chinatown, an interchange for the Downtown and North-East Line. And one stop from Chinatown is the Outram Park MRT station, an interchange for the North-East and East-West Lines.

This excellent MRT network will provide Hill House residents convenient commute around Singapore.

Moreover, there are many direct bus services to Orchard Road, Raffles Place, and Bugis right at Hill House Condo's doorstep.

For those who own a car, the Central Expressway (CTE) and Marina Coast Expressway (MCE) are just a short drive away.

 

Amenities Near Hill House Condo

Hill House Condo is blessed with easy access to a wide range of amenities, as well as shopping, dining, and lifestyle options. Such conveniences will surely appeal to property buyers, either for own stay or investment.

To illustrate, the following popular destinations are just a short drive away:

  • Clarke Quay/Singapore River (1 minute)
  • Robertson Quay (2 minutes)
  • Great World City (3 minutes)
  • Chinatown (3 minutes)
  • Orchard Road (4 minutes)
  • Bugis Junction (5 minutes)
  • Raffles Place (5 minutes)
  • City Hall (5 minutes)
  • Marina Square (6 minutes)
Robertson Quay - A short walk from Hill House Condo

Robertson Quay

Chinatown is near Hill House

Chinatown

Clarke Quay - 9 minutes' walk from Hill House Condo

Clarke Quay

Orchard Road is near Hill House

Orchard Road

For groceries, the nearest supermarket is Cold Storage at UE Square which is a mere 7 minutes’ walk away. For those craving for local food, the Chinatown, Zion Riverside and Tiong Bahru food centres are only 4-7 minutes’ drive from Hill House.

 

Leisure Attractions Near Hill House

The historical Fort Canning Park is just 9 minutes’ walk from Hill House.

It is an iconic hilltop landmark in Singapore that had witnessed several historical events, such as the decision to surrender Singapore to the Japanese. This took place on 15 February 1942 hill at the Underground Far East Command Centre commonly known as Battle Box.

However, Fort Canning Park has moved on with time and it has become a hotspot for various art and cultural events. It also features nine historical gardens - the Pancur Larangan, Artisan’s Garden, Sang Nila Utama Garden, Jubilee Park, Raffles Garden, First Botanic Garden, Farquhar Garden, Spice Garden and Armenian Street Park.

Together, they offer a great day out with friends and family.

One of the more recent additions is the Jubilee Park playground. Located beside the junction of River Valley Road and Clemenceau Avenue, it offers a plethora of recreational activities such as nature play garden, swings, see-saws, slides, climbing nets, treehouse, and many more.

The other popular leisure attractions near Hill House Condo afe Gardens By the Bay and Singapore Botanic Gardens.

Hill House Condo is located near the historical Fort Canning Park

Fort Canning Park

Hill House is just a short walk to Jubilee Playground at Fort Canning Park

Jubilee Playground at Fort Canning Park

When buying a home for own stay or property investment, the proximity to good schools has always been one important criterion. Hence, it is unsurprising that such properties are seen to command a premium.

One reason is due to Education Ministry’s distance-based priority admission system for Primary 1. In fact, there are property buyers who have moved house just to be near popular schools to increase their chances of their children being admitted.

In addition, living close to schools or higher education institutions, less time will be spent on daily commute. This will translate to a better quality of life for everyone in the family.

In this regard, Hill House Condo certainly ticks the boxes. This is because the popular River Valley Primary school is located within a 1km radius of Hill House Condo, while several others are within a 2km radius of it. These include the following:

Primary School Within A 2km Radius

  • River Valley Primary School
  • Alexandra Primary School
  • Anglo Chinese School (Junior)
  • St. Margaret School (Primary)
  • ZhangDe Primary School
River Valley Primary School is within 1km radius of Hill House Condo

River Valley Primary School

Alexandra Primary School is within 2km radius of Hill House

Alexandra Primary School

Secondary Schools

Some of the popular secondary schools near Hill House Condo are:

  • School of the Arts (SOTA)
  • Crescent Girls’ School
  • Anglo Chinese School (Barker Road)
  • CHIJ St. Theresa’s Convent
School of the Arts (SOTA) is a short drive from Hill House Condo

School of the Arts (SOTA)

Crescent Girls' School is a short drive from Hill House Condo

Crescent Girls' School

Tertiary Institutions

  • Some of the tertiary institutions near Hill House are:
  • Singapore Management University (SMU)
  • Kaplan City Campus
  • Amity Global Institute
  • Nanyang Academy of Fine Arts (NAFA)
  • Lassalle College of Arts
Singapore Management University (SMU) is a short drive from Hill House Condo

Singapore Management University (SMU)

Lasalle College of the Arts is near Hill House

Lasalle College of the Arts

International Schools Near Hill House Condo

With Hill House condo located close to several international schools, it will potentially attract a large catchment of expatriate tenants working in Singapore’s Central Business District and financial centre nearby.

In fact, the Dimensions International College (City Campus) is situated a mere 1-2 minutes’ walk away.

The other international schools near Hill House include:

  • EtonHouse International School (Tanglin Road)
  • Furen International School (Claymore Hill)
  • OSAC International College (Selegie Road)
  • Academies Australasia College (Middle Road)
  • Avondale Grammar School (Tanglin Road)
  • Invictus International School (Loewen Road)
Dimensions International College is located next to Hill House

Dimensions International College

Hill House is located near EtonHouse International School

EtonHouse International School

Conclusion: An Investment Perspective of Hill House

Hill House, being a small development with only 72 units, may have more limited facilities. However, this will be largely offset by Hill House’s excellent location.

For those looking for a prime location property with its accompanying exclusivity and convenience, it ticks many boxes. In addition, the proximity to many popular schools and education institutions will be an added appeal for families with school-going children.

And for those looking for investment, they will enjoy a sizeable and ready catchment of expatriate tenants working in the Central Business District (CBD) and Singapore's Downtown areas. And with the Singapore government easing its covid-19 travel restrictions, the returning expatriate workers will further enlarge the pool of tenants.

To further evaluate Hill House's investment potential and whether it is an ideal time to enter the Core Central Region (CCR) property market, let's examine the following two price trends:

  1. Price trend analysis of CCR versus RCR properties
  2. Price trend analysis of similar properties around Hill House Condo

 

Price Trend Analysis of CCR Versus RCR Properties

Price Trend - Convergence of CCR versus OCR Property Prices

Price Trend - Convergence of CCR vs OCR Property Prices

With Singapore property prices having increased by 3.5% in 2Q 2022, driven by prices in the Rest of Central Region (RCR) which went up by 6.4%, the price gap between CCR and RCR has narrowed, as illustrated by the above chart.

This can be attributed to two major non-landed private residential projects in the RCR - Piccadilly Grand and LIV@MB. Piccadilly Grand sold 77% of its units at an average of $2,150 psf during its launch on 8 May 2022, while LIV@MB moved more than 75% of its units at an average of $2,387 psf on 21 May.

Properties in the CCR typically cost more than those in the RCR and OCR. In the past ten years (2012 to 2021), the median price per sq ft gap between CCR and RCR non-landed new homes is around 42.7%.

However, the price gap started to narrow in April 2022 to 25.7%, and it further converged in August to 14.9%.

Meanwhile, prices of Outside Central Region (OCR) properties have also risen sharply. For example, Amo Residence and Sky Eden @ Bedok were sold at an average price around $2,100 psf. This was followed by Lentor Modern which was sold as high as $2,538 psf.

Hence, this will provide a rare opportunity to snare a CCR property before this price anomaly corrects itself, especially with the continued strong buying interests from foreigners, especially Mainland Chinese, in prime district properties.

 

Price Trend Analysis of Similar Properties Near Hill House Condo

Price Trend Analysis - Lloyd Sixtyfive vs New Futura

Price Trend Analysis - Lloyd Sixtyfive vs New Futura

Next, let's examine how two quite similar developments near Hill House Condo have performed since their launch - Lloyd Sixtyfive and New Futura.

Lloyd Sixtyfive is a 76-unit and New Futura a 124-unit development launched in October 2012 and January 2018 respectively. Like Hill House, both are also freehold, although the latter is slightly smaller with 72 residential units.

As can be seen from the above chart, the average price of Lloyd Sixtyfive has gained a hefty 80.36% since launch. This could be partly due to its better location just off Killiney Road.

New Futura, which is located at Leonie Hill, has not done too badly either, with its average price gaining 23.82%. This is despite the fact that it set a new benchmark for luxury condos in prime District 9 when launched.

The performance of Lloyd Sixtyfive and New Futura clearly shows that small and mid-size condos can still offer a good investment opportunity despite having limited facilities. At the same time, good locations, especially those situated near Orchard Road with a prime District 9 address, will continue to be coveted.

Properties in the Core Central Region (CCR) have also seen strong interest from foreigners, which will further lend support to this property segment.

If you are interested in finding out more about Hill House Condo or property investment, please WhatsApp or Email Me .

 


Other Property Reviews 

You may also be interested in the following new property launches:

Core Central Region (CCR)

 

Rest of Central Region (RCR)

 

Outside Central Region (OCR)

For more details on new property launches, please refer to project information.

 

 

 

 

Posted in Core Central Region, New Properties.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.