The Hill @ One-North is a 99-year leasehold mixed-use development with commercial and F&B outlets at first storey. Located along Slim Barracks Rise in Singapore’s District 5, it will offer 142 residential units.
To be developed by Kingsford Property Development, the 5,936.6 sq m or 63,901 sq ft site (Parcel B) is within a short walk from the Buona Vista and one-north MRT stations, as well as Star Vista and Rochester Mall.
About 75m from it is Blossoms By The Park (Parcel A), another mixed-used development. Both Parcel A and Parcel B were launched under the government land sale programme (GLS) on 15 June 2021, attracting 10 bids each from housing developers. The strong interests attest to the desirability of these two city fringe sites near the Greater Southern Waterfront as they offer a pleasant living environment combined with convenience.
This property review of The Hill @ One-North 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:
- Receive the latest updates about the development
- Visit the show flat to get a deeper understanding of the development
- Find out about property investment and get an update on Singapore’s property market
To navigate to the respective sections of this property review, please click on the links in the Table of Contents below:
- The Hill @ One-North Unique Selling Point
- The Hill @ One-North Fact Sheet
- Who is the Developer of The Hill @ One-North?
- What are the Prices for The Hill @ One-North?
- Where is The Hill @ One-North Located?
- A City Fringe Development Within A Vibrant Research and Business Park
- The Rail Corridor and Nature Parks
- Shopping Malls Near The Hill @ One-North
- Popular Food Places Near The Hill @ One-North
- An “Education Hub” Near The Hill @ One-North
- Major Transformations - The Greater Southern Waterfront & Jurong Lake District
- Review Conclusion – An Investment Perspective
- More Property Reviews
The Hill @ One-North Unique Selling Point
- An established real estate developer with a track record of building quality homes
- Within a 7-8 minutes’ walk to the Buona Vista and one-north MRT stations
- A city fringe development within the high-tech one-north, Science Park, and Dover Knowledge District
- Close to the Rail Corridor and nature parks
- Convenient access to many shopping malls, leisure attractions, and popular food places
- Surrounded by sought-after schools and tertiary institutions, as well as international schools
- Proximity to the Greater Southern Waterfront and Jurong Lake District
- Excellent investment potential amid the limited supply of private housing in the area
- High rental demand from knowledge workers, researchers, entrepreneurs, and students
The Hill @ One-North Fact Sheet
|Project Name||The Hill @ One-North|
|Development Type||A mixed-use development with commercial/retail units at first floor, swimming pool, communal facilities, carpark, and 142 residential units|
|Developer||Kingsford Development Pte Ltd|
|District||05 (Queenstown Planning Area)|
|Address||Slim Barracks Rise|
|Site Area||5,936.6 sq m (63,901 sq ft)|
|Gross Floor Area||12,467 sq m (134,194 sq ft)|
|Number of Units||142|
Who is the Developer of The Hill @ One-North?
The developer for The Hill @ One-North is Kingsford Property Development.
Incorporated in Singapore in 2011, it is a subsidiary of the Kingsford Group which is involved in various businesses such as real estate development, property management and manufacturing. Its operation spans across China and Australia with a focus on commercial and residential properties.
In Singapore, some of its well-received residential projects include Kingsford Hillview Peak, Kingsford Waterbay, and Normanton Park. In 2019, it was awarded the Singapore Prestige Brand Award – Global Brands.
What are the Prices for The Hill @ One-North?
The prices for The Hill @ One-North have not been released yet.
Nevertheless, the 5,936.6 sq m or 63,901 sq ft site with a plot ratio of 3.0 was awarded to the top bid of $162.4 million. This translates to a land cost of $1,210 psf ppr and hence, it is estimated to be launched at an average price of $2,300 psf.
In comparison, the one-north Eden nearby, which was launched in April 2021, has been fully sold at an average price of $1,979 psf. But since then, property prices have risen sharply.
For example, recent new launches such as Amo Residence, Sky Eden, and Lentor Modern located in the Outside Central Region (OCR) are selling above $2,100 psf on average.
Hence, a Rest of Central Region (RCR) property selling for around $2,300 psf will still represent a reasonable entry price in the context of today’s market (to be elaborated further at the end of this review).
The Hill @ One-North is located along Slim Barracks Rise, which lies within the high-tech and R&D precinct of One-North.
Next to it is the NTU@one-north and One-North Park. As it is tucked away from the main North Buona Vista Road, residents will get to enjoy a serene and green living environment.
The Buona Vista and One-North MRT stations are just 7-8 minutes walk from the condo. As the Buona Vista station is an interchange for the Circle and East-West Lines, it offers direct commutes to places such as the Central Business District, Orchard Road, Jurong Lake District, Harbourfront, and many other places.
A City Fringe Development Within A Vibrant Research and Business Park
The Hill @ One-North is a city-fringed development located within a vibrant research and business park, which is made up of One-North, Singapore Science Park, and Dover Knowledge District.
Together, known as the greater one-north, they are expected to propel Singapore’s future economic growth by attracting more knowledge-intensive and high-tech companies to set up their operations here.
In fact, one-north has been dubbed Singapore’s Silicon Valley as it is home to many leading global companies involved in biomedical sciences, info-communications technology, and media, as well as science & research institutes.
Singapore Science Park
Singapore Science Park is among Asia’s most prestigious research centres for biomedical, R&D and technology development.
Its close proximity to key research and tertiary institutions, national agencies, public research institutions and Singapore’s technology start-up community caters to the needs of many leading technology companies. They include Avaya, Refinitiv, DNV, Defence Science Organisation National Laboratories, Defence Science and Technology Agency, Shimadzu, Institute of Microelectronics, Crimson Logic, among many others.
Dover Knowledge District
An extension of one-north, Dover Knowledge District is being developed as a hub for education, research, and innovation. It aims to create a vibrant and dynamic community of educational institutions, research organizations, and businesses, including startups, multinational corporations, and government agencies, all working in areas such as biotech, advanced manufacturing, information technology, and more.
At the same time, it will offer vibrant integrated spaces that seek to create exciting new jobs and learning opportunities to support Singapore's long-term economic growth.
The Rail Corridor and Nature Parks
The abundance of greenery is one of the most appealing features of The Hill @ One-North condo.
The Rail Corridor is a former Malaysian railway line stretching 24km north to south of Singapore. Linking the future Woodlands North Coast to the Greater Southern Waterfront, it runs through One-North.
Conserved as a “green corridor”, it will be transformed into a community space that will spur the development of surrounding lands and the rejuvenation of older districts. New commercial, cultural and entertainment developments will also be built around it.
At the same time, the Rail Corridor will take visitors on a journey across a variety of nature parks, landscapes, communities, and unique experiences.
Under the URA Master Plan, the area near one-north will be transformed into a vibrant activity space where workers and nearby residents can enjoy activities such as outdoor film screenings.
A Passage of Light featuring interactive floor lighting that responds to the speed of movement will also be built at the Queenstown viaduct nearby. It will light up in different ways when a cyclist or pedestrian passes through it.
A firefly garden has also been planned.
Nature Parks Within one-north
Two nature parks can be found near The Hill @ One-North. They are one-north Park and Nepal Park.
one-north Park - A 16-ha park consisting of 13 land parcels spanning across the entire length of one-north, it is an essential element in creating a work-live-play-learn environment by connecting key developments such as Biopolis, Fusionopolis, Mediapolis and the one-north MRT station.
Its hilly terrain is home to various species of trees and shrubs, providing a beautiful relief space for those working or living in One-North.
It also features a wide variety of butterfly-attracting plant species, as well as a rain garden designed to capture rainwater run-off from the surrounding paved areas.
Spacious open lawns and plazas, as well as a children’s playground and water wall, can be found within the park for people to exercise or have a picnic.
Nepal Park – An area where low-rise buildings and colonial bungalows are found amidst lush greenery and parks. Within the park is the ESSEC Business School Asian campus, Unilever Four Acres Singapore campus and a number of global MNCs.
The locality is envisaged as a global centre for leadership training and talent development.
These parks offer a green living and working environment that offer plenty of fresh air, while the quaint black and white colonial bungalows help to preserve the area’s old-world charm.
Shopping Malls Near The Hill @ One-North
Being a mixed-use development, residents of The Hill @ One-North will enjoy convenient access to a slew of F&B and retail outlets right at its doorstep.
There are also many shopping malls around the area, the nearest being the Rochester Mall and Star Vista a short walk away. Besides these two, many can be found a short train or bus ride away, providing an array of shopping, entertainment, and leisure options. These include the following:
- Holland Village
- Clementi Shopping Mall
- 321 Clementi
- West Coast Mall
- Queensway Shopping Centre
- Jurong East Mall (JEM)
- Big Box
- Harbourfront Centre
There are also supermarkets in some of these shopping malls for those who need to buy fresh produce. The nearest will be Cold Storage at Star Vista and Holland Village Shopping Centre.
Popular Food Places Near The Hill @ One-North
Many may be surprised that one-north, besides being a high-tech business park, is a food haven as well. A collection of malls, restaurants, and cafés offer a wide choice of food for a working lunch or a weekend brunch.
More food choices can also be found at Timbre+ located at JTC LaunchPad and Deliveroo Food Market at Mediapolis.
For more affordable fares, the Holland Drive and Ghim Moh Market and Food Centres are just 10-14 minutes’ walk from The Hill @ One-North condo.
An “Education Hub” Near The Hill @ One-North
The Hill @ One-North is situated close to many schools and tertiary institutions, which will offer a very family-friendly living environment. In fact, the area around Buona Vista and Clementi is sort of a de facto education hub.
With popular primary schools like Fairfield Methodist and Henry Park located within a 2km radius, children registering for Primary 1 admission will be accorded priority due to the Education Ministry’s distance-based allocation system.
Meanwhile, properties near schools, especially popular ones, have been found to command a price premium, according to a study by NUS Institute of Real Estate Studies.
Besides local education institutions, there is also many international schools nearby. This will attract housing demand from the large catchment of expatriates working around the area. Hence, The Hill @ One-North will offer good investment prospect.
Meanwhile, below are schools and tertiary institutions located near One-North.
- Fairfield Methodist School
- Henry Park Primary School
- Clementi Primary School
- Nan Hua Primary School
- Qifa Primary School
- Anglo-Chinese Junior College
- Anglo-Chinese School (Independent)
- National University Singapore (NUS)
- Singapore Institute of Technology Dover Campus
- Singapore University of Social Sciences
- SIM Global Education
- Singapore Polytechnic
- Ngee Ann Polytechnic
- ESSEC Business School
- SP Jain School of Global Management
- Anglo-Chinese School (Independent)
- Fairfield Methodist School
- New Town Secondary School
- School of Science & Technology
- Nan Hua High School
- NUS High School of Math & Science
- Clementi Town Secondary School
- Kent Ridge Secondary School
- Dover Court International School
- United World College of Southeast Asia
- Tanglin Trust School
- Anglo-Chinese School (International)
- The Japanese School
- Waseda Shibuya Senior High School
Major Transformations - The Greater Southern Waterfront & Jurong Lake District
The Hill @ One-North will benefit from two exciting transformations taking place near it – The Greater Southern Waterfront and Jurong Lake District. As they are still in the process of development, they can potentially be a source of housing demand.
The Greater Southern Waterfront is merely 10 minutes drive or two stops from the one-north MRT station.
As for the Jurong Lake District, it is just three stops from the Buona Vista MRT station.
The Greater Southern Waterfront – It is one of the most exciting transformations in Singapore, where a high-level ministerial task force has been formed to chart its development. Extending from West Coast Park to Marina East, it will be a new major gateway and location to live, work, play, and study along Singapore’s southern coast.
Its development will take place in phases, starting with the former Pasir Panjang Power District, Keppel Club and Mount Faber in the next 5-10 years. Some of the exciting plans will include conserving and redeveloping the Pasir Panjang Power District into a lifestyle and leisure destination together with a waterfront promenade and green corridors linking to various nature parks such as the Southern Ridges nearby.
Also, the Singapore Tourist Promotion Board is looking to build a wellness attraction, envisaged to be a key component of Singapore’s tourism offerings in the next five to 10 years.
Hence, residents in the future can look forward to more leisure and entertainment facilities. They will complement new commercial developments such as the upcoming Labrador Tower opposite Mapletree Business City and next to the Labrador MRT station.
As it is just 4 stops from The Hill @ One-North condo, these developments will benefit investors of The Hill @ One-North by providing a good catchment of tenants.
Jurong Lake District – It is the largest mixed-use business district outside the city centre. Currently, the area around Jurong East MRT station comprises offices, retail, and institutional uses. But by 2027, an integrated transport hub housing a community club, a sports centre, offices, and retail spaces in a 27-storey tower block will be built.
In addition, there are plans to develop the Jurong Lake District into a world-class tourism destination. According to the Singapore Tourism Board (STB), the new lifestyle and tourism hub clustering around Jurong Lake will comprise high-quality accommodation as well as a mix of attractions, retail, food and beverage and entertainment offerings.
Judging from the sale of One-North Eden in April 2021 where 85% of the units were snapped up on launch day, this attests to the strong demand for properties in One-North. To summarise, this can be attributed to the following:
- A lack of housing options in the precinct
- Strong rental demand from expatriates working in the high-tech and research hub, as well as the surrounding institutions
- A convenient city fringe condo development with direct access to the city
- A green and family-friendly living environment with many popular schools nearby
- Proximity to major employment hubs
- Good investment potential due to the transformation of The Greater Southern Waterfront and Jurong Lake District
But how have existing properties in one-north performed? To analyse, let's evaluate the following four condos. Two are located within one north and two at the fringe of it. All are 99-year leasehold developments.
- One-North Residences, completed in 2009
- Rochester Residence, completed in 2011
At the fringe of One-North
- Dover Parkview, completed in 1997
- Heritage View, completed in 2000
As can be seen from Chart 1, the following are their average price performances since their launch:
- One-North Residences: +66.88%
- Rochester Residences: +16.58%
- Dover Parkview: +78.93%
- Heritage View: +74.79%
What stood out is Rochester Residences, which has underperformed significantly (+16.58%).
However, a deeper analysis reveals that it was launched at the peak of the market in July 2007, with an average sale price of $1,300 psf. This was about 30% higher than the average price of $900 psf for One-North Residences launched just three months earlier in March 2007.
The higher launch price for Rochester Residences could be attributed to its more “favourable” location across the road from Buona Vista MRT station and The Star Vista shopping mall.
What this demonstrates is that buying a property with a more “favourable” location is only one of many considerations when it comes to investment. Its entry price vis-a-vis properties nearby must be taken into serious consideration. In this case, Rochester Residences has apparently been overpriced, which affected its overall performance.
In comparison, One-North Residences have performed quite well (+66.88%).
Meanwhile, the older Dover Parkview (+78.93%) and Heritage View (+74.79%) have also performed well despite having been hit by several serious crises – the Asian financial crisis in 1997, the Dot.com crisis in 2000, and the Lehman Brothers sub-prime crisis in 2008.
Overall, this shows that properties in One-North or those located near it can offer promising investment potential if priced right, which we will elaborate on below.
Is The Hill @ One-North's Entry Price A Risk?
With a land cost of $1,210 psf ppr, The Hill @ One-North is estimated to be launched at an average price of $2,300 psf. Will this be a risky level to enter the property market? Let's examine some factors below.
Considering that new condos in District 15 such as The Continuum (freehold) and Grand Dunman (99-year), also rest of central region (RCR) properties, will likely be launched at $2,700 psf and $2,550 psf respectively (estimated), The Hill @ One-North will offer an enticing entry point.
In addition, recent new launches in the outside central region (OCR) such as Amo Residence, Sky Eden and Lentor Modern are already selling above $2,100 psf on average. This has resulted in a narrowing of the price gap between new launches in OCR and RCR.
As illustrated in Chart 2 below over the last 10-year period, the price gap has shrunk from 36.5% to 32.52%. As such, this is expected to underpin RCR property prices.
Next, let’s examine the private property price index (PPI) versus the unsold units of new property launches. Given the very low inventory of around 15,000 units currently, this has bolstered property prices (refer to Chart 3) despite rising interest rates and uncertainty over the health of the global economy.
Lastly, let’s look at the rental yields of the following properties:
- One-North Residences: 3.8%%
- Rochester Residences: 3.5%
- Dover Parkview: 3.4%
- Heritage View: 3.7%
They are very attractive when compared to many parts of Singapore, including the core central region (CCR), where rental yields are hovering mostly around 2.0%-2.5% only.
As mentioned earlier, this can be attributed to the lack of properties in one-north while demand has remained strong. This demand is likely to be sustained as the Singapore government has been working hard to entice more high-tech foreign firms to set up their operations here.
In fact, the Singapore government is investing $25 billion under its Research, Innovation and Enterprise (RIE2025 ) programme to develop high-technology activities as a critical catalyst to spur future economic growth.
Competition from New Property Launches
There are a few upcoming properties that will compete with The Hill @ One-North condo though. These include the following:
Normanton Park: a 1,862-unit condo development located beside Science Park 1. It is expected to be completed in 2023.
One-North Eden: a 165-unit mixed-use development located at Slim Barracks Rise diagonally across The Hill @ One-North. It is expected to be completed in 2025
Blossoms By the Park: a 265-unit mixed-use development located at Slim Barracks Rise next to NTU@one-north. It is expected to be launched soon
Of the three, direct competition will come from One-North Eden and Blossoms By The Park as they are located almost beside each other.
As for Normanton Park, it is located further away and at the fringe of the greater one-north. Given that it is not within walking distance of an MRT station, it will likely pose less serious competition.
In summary, if the Hill @ One-North is to be launched at around $2,300 psf (estimated), this will be a very attractive entry price, taking into consideration all the factors illustrated earlier.
Moreover, the impending GST hike will put upward pressure on raw materials and manpower. Although GST is not applicable to property purchases, developers will be facing increasing price pressures, underpinning property prices in the process.
If you are interested in receiving the latest updates on The Hill @ One-North or other new property launches, please feel free to WhatsApp Me.
More Property Reviews
Below are some other property reviews that may interest you:
- Skywaters Residences, a 99-year mixed-used development.
- Newport Residences, a freehold mixed-use development.
- TMW Maxwell, a 99-year mixed-use development.
- Watten House, a prime condo development in District 11.
- The Reserve Residences, a 99-year integrated development at Beauty World.
- Tembusu Grand, a 99-year leasehold condo at Jalan Tembusu.
- Terra Hill, a freehold condo near Pasir Panjang MRT station.
- Pinetree Hill, a 99-year leasehold condo located off Ulu Pandan Road.
- The Arcady, a freehold condo a short walk from Boon Keng MRT station in District 12.
- The Arden, a 99-year leasehold condo at Phoenix Road.
- Botany At Dairy Farm, a 99-year leasehold condo development located near Hillview MRT station.
- Lentor Hills Residences, a 99-year leasehold condo Lentor Hills Road.
- LakeGarden Residences, a 99-year leasehold condo at Jurong.
- J’Den, a 99-year mixed-use development at Jurong East.
- Altura EC, an executive condo at Bukit Batok.
- The Myst, a condo at Upper Bukit Timah Road.
- Hillock Green, a condo 2 minutes walk from Lentor MRT station.
- Hillhaven, a 99-year condo at Hillview Rise near Hillview MRT station,
- Lentoria, a condo development at Lentor by TID.
More details on new property launches can also be found in project information.