Hillock Green, a 99-year leasehold condo near Lentor MRT station

Hillock Green Condo Review: Location, Price, And Investment Analysis

Hillock Green Preview: From 28 October 2023

This is a review of Hillock Green condo, a 99-year leasehold development in the new Lentor private residential precinct in Singapore’s District 26. It is within a 2-minute walk of the Lentor MRT station and next to the Lentor Modern integrated development that was launched in September 2022.

The 144,713 sq ft site at Lentor Central will be developed by a joint venture between China Communications Construction Co, Soilbuild Group Holdings and United Engineers, a unit of Yanlord Land. It will offer 474 residential units of 1- to 4-bedrooms.

This review will offer an unbiased evaluation of the following:

Nevertheless, if you have any questions about the development, or wish to find out more about property investment and the current state of Singapore’s property market, please WhatsApp me.

Hillock Green’s Unique Selling Points

  • To be built by reputable developers with strong track records
  • Located in a new private residential enclave within a sustainable and pedestrian-friendly neighbourhood with lots of greenery
  • Proximity to nature parks offers a healthy living environment
  • Close to many interesting outdoor activities
  • Within a 2-minute walk of the Lentor MRT station on the Thomson-East Coast Line
  • Short drive to major expressways such as North-South Corridor (NSC), Seletar Expressway (SLE), and Central Expressway (CTE)
  • Convenient access to shopping centres and a plethora of amenities
  • Located close to reputable schools
  • Transformation of the North Region offers promising investment potential

Hillock Green Condo Fact Sheet

DescriptionDetails
Name of DevelopmentHillock Green / 悦翠轩
Development TypeProposed Residential Flats development comprising 3 blocks of 23-storey residential towers (total 474 units) with 2 basement car parks and communal facilities
DeveloperJointly developed by Forsea Holdings Pte. Ltd, a unit of China Communications Construction Company Limited, Soilbuild Group Holdings Limited & United Engineers Limited, a unit of Yanlord Land Group Limited
Address22 Lentor Central Singapore 788877
24 Lentor Central Singapore 788878
26 Lentor Central Singapore 788879
28 Lentor Central Singapore 788880
Lot NumberLot 05423M, MK20 at Lentor Central (Ang Mo Kio planning area)
District26
Tenure99-year leasehold w.e.f. 19 December 2022
Site Area13,444.39 sq m (144,714 sq ft)
Plot Ratio3.0
Gross Floor Area (GFA)40,333 sq m (434,144 sq ft)
Number of Units474 residential units of 1- to 4-bedroom
Number of Car Park Lots478 lots inclusive of 4 accessible lots
Number of Bicycle Lots180
Expected Date of Legal Completion15 January 2031
Expected Date of Vacant Possession15 January 2028
ArchitectDP Architects Pte Ltd
Landscape ConsultantEcoplan Asia Pte Ltd
Main ContractorChina Communications Construction Company Ltd

Hillock Green's Unit Mix

S/NUnit TypeNo. of UnitsEstimated Size (sq ft)
11-Bedroom22517 - 689
21-Bedroom Classic66624 - 818
32-Bedroom66710 - 883
42-Bedroom + Study61753 - 958
53-Bedroom66904 - 1,141
63-Bedroom + Study881,023 - 1,270
73-Bedroom Premium211,184 - 1,442
84-Bedroom Classic221,184 - 1,432
94-Bedroom Premium621,313 - 1,572
Total474

Virtual Tour of Hillock Green Show Units

For more information, please refer to Hillock Green brochure.

 

Hillock Green Site Map & Facilities

Hillock Green Site Map and Location of Facilities

For more detailed information, please download Hillock Green Fact Sheet.

 

A Snapshot of Hillock Green's Design Features

  • Three 23-storey residential towers with a north-south orientation. Units facing north have views towards Lower Seletar Reservoir Park, while those facing south overlook Hillock Park and Lower Peirce Reservoir Park in the distance
  • The design of Hillock Green was inspired by nature, taking inspiration from the Lentor Forest which once covered the area
  • The project has been awarded the Building and Construction Authority Green Mark Platinum Super Low Energy Building certification, the highest accolade in sustainability
  • The site is located on one of the highest points of Lentor Hills estate and has the most extensive frontage of Hillock Park
  • The landscaped facilities deck has three tiers, with pathways that lead from the lobby forecourt to the elevated clubhouse. At the top deck is the 50m infinity swimming pool, spa pool, and a yoga and dance studio. The grand clubhouse includes an entertainment lounge, residents’ lounge and reading lounge, a karaoke room and a gym
  • Relaxation spaces were integrated into the landscape, including hanging hammocks and pavilions for social gatherings, barbecues and gourmet dining
  • Each of the three residential towers has landscaped decks on the 13th and 23rd floors are designed as “sky-terraced gardens”
  • Covered walkway to the retail mall at the Lentor Modern mixed-use development and the Lentor MRT Station

 

Who is the Developer of Hillock Green?

Hillock Green condo will be developed by a joint venture between China Communications Construction Co, Soilbuild Group Holdings and United Engineers, a unit of Yanlord Land.

China Communications Construction Co.: It is a leading global service provider of ultra-large infrastructure that is engaged in the investment, construction and operation of transportation infrastructure, equipment manufacturing, real estate and urban comprehensive development. Some of the major construction projects it is involved in include the design and construction of Tampines North MRT station and tunnels as well as the $2.43-billion Rapid Transit System (RTS) connecting Singapore to neighbouring Malaysia.

United Engineers Ltd (UEL): Founded in 1912, it is one of Singapore’s leading property developers. Building on its early engineering roots, the Group has evolved into a dynamic corporation with key business activities in Property Rental and Hospitality, Property Development, Engineering and Distribution, as well as Manufacturing today. Some of their notable developments include Orchard Gateway, UE BizHub CITY (formerly known as UE Square), UE BizHub EAST, as well as the mixed-use development at one-north comprising The Rochester, Rochester Mall and Park Avenue Rochester.

Soilbuild Group Holdings: With over 47 years of experience, it is a leading integrated property group with a successful track record of constructing, developing and managing an award-winning portfolio of residential and business space properties. Some of the residential projects undertaken by them include The Verticus, Montbleu, The Centrio, and One Tree Hill Residence, among many others.

 

What are the Prices of Hillock Green Condo?

During Hillock Green's launch on 11 November 2023, the project sold 27.6% of its 474 units at an average price of $2,108 psf. Units sold were seen across a good spread of all housing types, instead of the usual 1- and 2-bedrooms. This indicates good interest in the new private residential enclave by buyers for their own stay due to its proximity to the Lentor MRT station and shopping mall.

Buyers were said to be "a healthy balance" of HDB upgraders and first-time homebuyers, as well as investors from across Singapore, especially those living within the Ang Mo Kio Planning Area and the northeast region.

During the launch preview, the indicative prices for the various units were:

  • 1-Bedroom: from $1.1m ($2127 psf);
  • 2-Bedroom from $1.2m ($1923 psf);
  • 3-Bedroom: from $1.8m ($1991 psf);
  • 4-Bedroom: from $2.3m ($1942 psf).

For comparison, Lentor Hills Residences nearby, which was launched on 9 July 2023, sold 298 out of a total of 598 units (49.8%) at an average price of $2,080 psf.

At the government land sales (GLS) for the Hillock Green site on 13 September 2022, the joint developers submitted a winning bid of $481.03 million for the 144,714 sq ft plot. This translates to a land rate of $1,108 psf ppr as compared to Lentor Hills Residences’ $1,060 psf ppr.

 

Where is Hillock Green Located?

Hillock Green Map Location

Hillock Green Location

Hillock Green condo is located near the northeastern area of Singapore in District 26. The Lentor MRT station on the Thomson-East Coast Line is less than a 2-minute walk away, providing direct access to the city centre like Orchard Road.

It is also located a 3-5 minute drive from several major expressways, such as North-South Corridor (NSC), Seletar Expressway (SLE), and Central Expressway (CTE).

Directly across it is Lentor Modern, an integrated development with a retail mall consisting of a 12,000 sq ft supermarket, 10,000 sq ft childcare centre, and a variety of F&B outlets.

Next to it is Hillock Park, a major green lung for the area that will provide a variety of recreational and leisure facilities for residents that include a playground, fitness corner, and jogging tracks.

 

Nature Reserves Near Hillock Green

Besides Hillock Park, residents of Hillock Green will also have convenient access to several other nature parks. These include Thomson Nature Park, Lower Pierce Reservoir Park, Lower & Upper Seletar Reservoir Park, Windsor Nature Park, Springleaf Nature Park, and MacRitchie Reservoir Park.

The nearest is Thomson Nature Park, which is just a 6-minute cycle away. It will be connected to the Lentor precinct via a new Linear Park. The 50-hectare Thomson Nature Park was once home to a Hainan Village where some of its remnants are still present. In addition, it is home to a rich array of flora and fauna, making it a popular destination for nature lovers.

Thomson Nature Park is near Lentoria

Thomson Nature Park

Lower Pierce Reservoir Park is near Hillock Green Condo

Lower Pierce Reservoir Park

Benefits of Living Near Nature

Living close to nature can offer a wide range of health benefits for individuals and their families. For example, it can promote an active lifestyle by providing opportunities for walking, jogging, biking, and other outdoor activities.

A green environment can help to reduce stress and improve mental well-being by providing a sense of peace and tranquillity.

Additionally, they can provide educational opportunities about Singapore’s biodiversity and learn the importance of protecting our natural environment.

 

Other Interesting Activities in the North Region

There are also many interesting activities in the northern part of Singapore which will help to elevate the standard of living. Below are just some of them:

Sembawang Hot Spring Park: The geothermally heated water that comes out from underground at 70 degrees Celsius is believed to have curative and medicinal qualities that can help to cure ailments like rheumatism, arthritis and even skin problems like acne. One of the favourite activities there is to soak their feet in a communal foot bath. Some people even bring eggs to cook using hot spring water.

Khatib Bongsu Nature Park: A short drive from Hillock Green, its mangroves and flatlands are home to one of Singapore's last un-dammed rivers. It is a popular place for nature lovers, birdwatchers, cyclists, joggers, fishing, and kayaking.

PAssion Wave @ Sembawang: It offers a variety of outdoor activities such as kayaking, sea-rafting, nature exploration, camping and outdoor cooking. There is also an obstacle course for conducting team-building programmes.

Wake Pirates Wakeboarding: Located at the SAF Yacht Club at Admiralty Road West, wakeboarders will learn how to ride the waves and execute their first spin and invert.

Sembawang Hot Spring Park is near Hillock Green condo

Sembawang Hot Spring Park

Khatib Bongsu Nature Park - Recreation activities near Hillock Green Condo

Kayaking at Khatib Bongsu Nature Park

Excellent Transport Connectivity

Lentor MRT Station is within a 2-minute walk of Hillock Green

Lentor MRT Station

Hillock Green condo is less than a 2-minute walk to the Lentor MRT station on the Thomson-East Coast Line, which takes residents directly to Orchard Road (7 stops away).

Moreover, there are several MRT interchanges nearby that will greatly enhance the commuting experience. These are:

  • Bright Hill: 2 stops (an interchange between Thomson-East Coast & Upcoming Cross Island Lines)
  • Woodlands: 3 stops (an interchange between Thomson-East Coast & North-South Lines)
  • Caldecott: 4 stops (an interchange between Thomson-East Coast & Circle Lines)

 

Major Expressways

Hillock Green Condo Review: North-South Corridor, stretching from Woodlands to East Coast Parkway

North-South Corridor

Three major expressways are located just a 3-5 minute drive from Hillock Green condo. They are the North-South Corridor (NSC), Seletar Expressway (SLE), and Central Expressway (CTE). Together, they will facilitate a faster commute by both personal and public transportation.

The North-South Corridor (NSC) will be Singapore’s longest transit priority corridor. It will consist of a 21.5 km long expressway and 12.3 km long tunnel.

The expressway will be elevated and will run parallel to the Central Expressway (CTE). The tunnel will run underneath the CTE and will connect the Lentor Road and East Coast Parkway (ECP) junctions.

The viaduct portion of the NSC from Admiralty Road West to Lentor Avenue is targeted to open in 2027 while the remaining road tunnels from Lentor Avenue to East Coast Parkway in 2029.

When completed, it is expected to reduce travel times between the north and south of Singapore by up to 30 minutes. In other words, travelling to the city will be a breeze.

 

Shopping Centres and Amenities Near Hillock Green

Besides the Lentor Modern Mall which consists of a 12,000 sq ft supermarket, 10,000 sq ft childcare centre, and a variety of F&B outlets, Thomson Plaza and Causeway Point are just 3 stops from Lentor MRT station.

Together, they will offer residents a wide choice of retail, entertainment, and leisure options. However, for those who prefer to shop at Orchard Road, it is just 9 stations from Hillock Green.

Meanwhile, a land plot next to Lentor Hills Residences is currently classified as “subject to detailed planning” (refer to Location Map above). In URA lingo, the land use has not been decided yet and this could potentially yield more commercial amenities to support the growth of the precinct.

Thomson Plaza is three MRT stations from Hillock Green

Thomson Plaza

Hillock Green is 3 MRT stations from Causeway Point Shopping Centre

Causeway Point

Primary Schools Near Hillock Green

There are several primary schools, including popular ones, located within a 1-2 km radius of Hillock Green. They are Anderson Primary School, Ang Mo Kio Primary School, CHIJ St Nicholas Girls’ School, and Mayflower Primary School.

Under the Ministry of Education’s distance-based priority admission system for Primary 1, students staying in these schools will be accorded priority.

The proximity of these schools can help to elevate property values, according to a study from the NUS Institute of Real Estate Studies.

Andersen Primary School is located within a 1 km radius of Hillock Green

Andersen Primary School

CHIJ St Nicholas Girls' School is located within a 2km radius of Hillock Green Condo

CHIJ St Nicholas Girls' School

Secondary Schools Near Hillock Green

Two highly prestigious secondary schools - Raffles Girls’ and Raffles Institution - are located less than 20 minutes drive away from the development.

Meanwhile, there are several secondary schools and a Junior College located within a 2 km radius of Hillock Green condo. These include Presbyterian High School, Yio Chu Kang Secondary School, CHIJ St Nicholas Girls’ School, Mayflower Secondary School, and Anderson Serangoon Junior College.

In addition to the schools mentioned above, several others located along Bukit Timah/Dunearn Road are conveniently accessible by MRT. This is because the Thomson-East Coast Line (TEL) is connected to the Downtown Line (DTL) at the Stevens MRT interchange station.

As the DTL runs parallel to Bukit Timah/Dunearn Road, it offers easy access to a slew of Singapore's top schools. These include Methodist Girls' School, Singapore Chinese Girls' School, Nanyang Girls' High School, Chinese High School, Hwa Chong Institution, and National Junior College.

Hillock Green is located near Presbyterian High School

Presbyterian High School

Hillock Green is located near Anderson Serangoon Junior College

Anderson Serangoon Junior College

International Schools

With several international schools a 13-19 minute drive from Hillock Green, it can potentially benefit from housing demand from expatriates with school-going children. These schools include:

  • XCL World Academy
  • Sir Manasseh Meyer International School
  • Singapore American School

Moreover, the recent hike in ABSD rates to 60% for foreigners buying a residential property in Singapore is likely to drive up demand for rental properties. This is because foreigners will now be less likely to purchase a property, and will instead opt to rent.

With Hillock Green well-located to amenities and transportation, this makes it an attractive option for renters. Additionally, the development is located in Woodlands, which is set to become the largest regional centre in the North Region. This is likely to further boost demand for housing in the area.

 

Transformation of the North Region

There are several exciting transformations taking place in the North Region that will benefit a property like Hillock Green. These include the following:

Woodlands Regional Centre: The development of the Woodlands Regional Centre is expected to bring in new businesses and industries, creating job opportunities. This can attract more people to live in the area, increasing demand for housing and potentially boosting property prices.

North Coast Innovation Corridor (NCIC): The North Coast Innovation Corridor (NCIC) is a strategic development that will connect the Woodlands Regional Centre and Sembawang Shipyard to the upcoming Seletar Regional Centre and Punggol Digital District. The NCIC is envisaged to attract industrialists and enterprises, particularly those with business connections to Malaysia.

Moreover, it will connect the future Agri-Food Innovation Park and Woodlands Regional Centre to the North's ecosystem, which includes farms, Republic Polytechnic, and the Senoko Food Zone. This will create a vibrant and interconnected ecosystem that will drive economic growth and innovation in the North Region.

Redevelopment of Sembawang Shipyard: Located just 20 minutes drive from Hillock Green, Sembawang Shipyard will relocate its operations to Tuas by 2024. In its place will be a new waterfront precinct that will include both residential and commercial developments. This is likely to lead to a general uplift in the area's profile, making it a more desirable place to live and invest in, spurring property prices and rental yields in the process.

Development of the Rail Transit System (RTS): The Singapore-Johore RTS can be expected to stimulate economic activities in the North Region, create new job opportunities and attract more people to live in the area. This could further drive up demand for residential properties. Singapore's terminus of the RTS will be adjacent to the Woodlands North MRT station on the Thomson-East Coast Line (TEL) station.

Hillock Green Investment Analysis: Woodlands Regional Centre

Woodlands Regional Centre.

Hillock Green Investment Analysis: North Coast Innovation Corridor

North Coast Innovation Corridor

Hillock Green Review Conclusion

The Lentor area has seen a quite flurry of private housing activities where 6 land plots have been offered under the government land sales (GLS) programme since April 2021, while an additional plot has been put under the “Reserve List” (refer to location map below).

Lentor Government Land Sale Sites and Land Cost

Lentor Government Land Sale Sites and Land Cost

For those that have been tendered, the following are their respective land cost (in descending order):

  • Lentor Central (Lentor Modern): $1,204 psf ppr
  • Lentor Hills Road Parcel B (Lentoria): $1,130 psf ppr
  • Lentor Central (Hillock Green): $1,108 psf ppr
  • Lentor Hills Road Parcel A (Lentor Hills Residences): $1,060 psf ppr
  • Lentor Gardens (name of development unknown): $985 psf ppr
  • Lentor Central (name of development unknown): $982 psf ppr

As can be seen above, Hillock Green has the third highest land cost ($1,108 psf ppr) while the site at Lentor Central ($982 psf ppr) has the lowest.

As of 26 October 2023, Lentor Modern is 96.36% sold at an average price of $2,106 psf since its launch on 18 September 2022.

Meanwhile, Lentor Hills Residences is 69.23% sold at an average price of $2,103 psf since its launch on 9 July 2023.

Despite recent property launches having experienced rather lacklustre take-up rates due to buyers’ fatigue, elevated mortgage rates, and economic uncertainty, Hillock Green's attractive launch prices may help it boost sales. Buyers are likely to be HDB upgraders and those staying around the region who are attracted to the new private residential enclave with an abundance of greenery and convenient access to amenities.

Nevertheless, with so many choices in the area, homebuyers and property investors may bid their time. They may also wait for the launch of the Lentor Gardens and Lentor Central sites which have the lowest land cost of $985 psf ppr and $982 psf ppr respectively, thus far.

During recent new launches, the Lakegarden Residences only sold 23% of their units during their sales launch on 5-6 August 2023, while The Arden and TMW Maxwell sold just 25.7% and 8.8% respectively during their sales launch on 12-13 August.

In conclusion, the current primary property market offers potential investors a variety of choices that suit their needs and investment objectives. Besides the Lentor area, other new launches in the Outside Central Region (OCR) like The Arden (Bukit Panjang), The Myst (Upper Bukit Timah), and Botany At Dairy Farm (Hillview) are some good alternatives.

Competition will also likely come from the highly-anticipated launch of J'Den, a mixed-use development in Jurong Lake District. It will be launched on the same weekend as Hillock Green.

But if you are looking for properties at the city fringe, Grand Dunman (Dunman Road), The Continuum (Thiam Siew Avenue), Tembusu Grand (Jalan Tembusu), Pinetree Hill (Pine Grove), and Terra Hill are some that you may consider.

If you wish to receive the latest updates on Hillock Green condo or Singapore's property market, please feel free to WhatsApp me.

 


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Posted in Outside 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.