Name of condo(Condominium): Hill House

Nestled in the heart of District 9, Hill House stands as a testament to timeless luxury and sophistication. This 999-year leasehold New Launch Condo, located at Institution Hill, is set to be completed in 2026, featuring a singular block that houses 72 exclusive units.

Development Highlights

Luxurious Leasehold: Enjoy the rare privilege of a 999-year leasehold, providing residents with enduring ownership and investment security in the prestigious District 9.

Contemporary Design: Hill House boasts modern architecture, promising a unique and aesthetically pleasing addition to the iconic skyline of Institution Hill.

Prime Connectivity: Residents benefit from walking distance access to Somerset MRT, providing seamless connections to various parts of Singapore. Proximity to nearby stations enhances the development’s accessibility.

Neighbourhood Harmony: Hill House is surrounded by neighbouring condos such as Aspen Linq, Pine Residences, and Teochew Saiho Residence, creating a harmonious and vibrant living environment.

Educational Hub: Families have access to educational institutions like ATennisUP(Professionals), The Nutrition Place, and Livingseas Asia, ensuring a conducive learning environment for children.

Retail Convenience: Fulfill daily needs with nearby supermarkets like FairPrice Finest Centrepoint and FairPrice Finest 111 Somerset, offering a variety of groceries and household products.

Health and Wellness: Hill House residents have access to healthcare services, with the nearby Doctor Jay Medical Centre catering to health emergencies and regular checkups.

Everyday Essentials: Killiney Road Post Office is within reach for post office services, while Alliance Securities Pte provides monetary services, enhancing residents’ convenience.

Leisure Oasis: Somerset Park, a local park, provides an idyllic setting for leisure and relaxation, offering residents an opportunity to enjoy the outdoors and fresh air.

Key Selling Points

Exceptional Leasehold Tenure: The 999-year leasehold ensures long-term residency, offering residents peace of mind and a sense of perpetual ownership.

Exclusive Living: With only 72 units, Hill House promises an intimate and exclusive community, fostering a close-knit neighbourhood atmosphere.

Strategic Location: Proximity to Somerset MRT and neighbouring condos makes Hill House a strategically located residence, ensuring residents are well-connected and have easy access to essential amenities.

Educational Opportunities: Families benefit from a range of nearby educational institutions, creating an ideal environment for the academic growth of children.

Modern Design and Architecture: Hill House’s contemporary design adds a touch of elegance to the skyline of Institution Hill, making it a distinctive and aesthetically pleasing landmark in the district.

Fact Sheet of Hillhouse

Project Name: Hill House

Location: River Valley

District: 9

Developer: Mequity Hills Pte Ltd

Site Area: 1,328.5 sqm (14,300 sqft)

Project Architect: JGP Architecture (S) Pte Ltd

C & S Engineer: KCL Consultants Pte Ltd

M & E Engineer: Elead Associates Pte Ltd

Payment Scheme: Normal Progressive Payment Scheme

Site Use: Residential Flat Development

Tenure: 999 Years Leasehold

Address: 11 Institution Hill

Total No. of Units: 72 residential units

No. of Car Park Lots: 58 car parking lots + 2 accessible lots

Expected Date of TOP: 17-Aug-26

Expected TOP Date: 17-Aug-29

Security: 24 Hours Security Guard

Project Name: Hill House

Location: River Valley

District: 9

Developer: Mequity Hills Pte Ltd

Site Area: 1,328.5 sqm (14,300 sqft)

Project Architect: JGP Architecture (S) Pte Ltd

C & S Engineer: KCL Consultants Pte Ltd

M & E Engineer: Elead Associates Pte Ltd

Payment Scheme: Normal Progressive Payment Scheme

Site Use: Residential Flat Development

Tenure: 999 Years Leasehold

Address: 11 Institution Hill

Total No. of Units: 72 residential units

No. of Car Park Lots: 58 car parking lots + 2 accessible lots

Expected Date of TOP: 17-Aug-26

Expected TOP Date: 17-Aug-29

Security: 24 Hours Security Guard

Floor Plan of Hillhouse

Total Area: 3,719.8 square metres

Bedrooms: 1 BR, 1+1 BR, 2 BR, 3 BR

Bathrooms: 1 bathroom, 2 bathrooms

Type of Kitchen: Open kitchen

Flooring Material: Natural Porcelain Tile

Balcony Presence: Yes

Orientation: North-South orientation

Level/Floor: 10th floor

View Type: Scenic nature view and city view

Ceiling Height: 3rd to 10th units 2.8m with localized area 2.4m

Energy Efficiency Rating: TBA

Window Type: Right angled floor to ceiling window

Heating and Cooling System: Air Conditioning

Parking Availability: Yes

No. Of Carpark Lots: 58 lots + 2 accessible lots

7 surface car parking lots at 1st storey

53 lots of basement car parking lots

Storage Solutions: Smart storage design

Security Features: Smart gantry system

Accessibility Features: Lobby lift and foyer

Furnishing Status: Partially Furnished

Smart Home Features: Smart gate entry, smart storage design, and other smart features

Outdoor Space: Balcony

Review of Hillhouse

It’s a worthy buy!

Pros

• Elevated Location: Offers scenic views of conserved shophouses along River Valley Road. Enhanced privacy and better airflow.
• Unique Design and Amenities: Vertical elevation, and stilts for better views. 7 Gardens of Wonder’ concept. Varied facilities across multiple levels.
• Facility Variety: Gym, function rooms, gardens, playgrounds, rooftop lap pool. Emphasis on greenery and landscaping.
• Landscaping Emphasis: Well-thought-out landscaping creates a tranquil environment.
• Exclusive District: In prestigious District 9.Mature estate ensuring privacy.

Cons

• Accessibility: Secluded locations may pose challenges for public transport users.
• Some units might face obstructed views.
• Space Constraints: Limitations may affect amenity size.
• Potential compromise due to limited land area.
• Aesthetics: The design might not cater to those preferring visually striking architecture.
• Potential Walking Distances: Close to MRT, but walking distance might be considered far for some residents.
• Busy Area: Proximity to major roads may lead to increased traffic or noise.

Hill House Residence Review

Location: The Hill House is located on elevated grounds at Institution Hill, offering views of conserved shophouses along River Valley Road.

Development: Created by Joan Chang under The Ove Collection, targeting affluent millennial buyers seeking a quieter retreat.

Neighbourhood: Positioned between vibrant Robertson Quay and upscale Orchard Road, providing diverse architecture and local charm.

Challenges: Being a smaller project, there might be limitations due to space constraints and potential compromises in amenities and facilities, evident during a show flat tour.

Hill House Condo 2 Bedroom Type B3 Stack 3 (624 sq ft Review) 

Pros

• Elevated Location: Offers scenic views of conserved shophouses along River Valley Road. Elevated positioning enhances privacy and captures better airflow.
• Unique Design and Amenities: Vertical elevation and stilts provide better views and ventilation. The 7 Gardens of Wonder concept amplifies the greenery and landscaping.
• Varied facilities across multiple levels despite limited space.
• Facility Variety: Gym, function rooms, gardens, playgrounds, and a rooftop lap pool. Unique placement of a private rooftop pool and BBQ pit for residents.
• Landscaping Emphasis: Well-thought-out landscaping efforts create a serene environment.

Cons

• Accessibility: A slightly secluded location may pose challenges for public transport users.
• Some units might face obstructed views due to surrounding buildings.
• Space Constraints: Limitations in space may affect the size or convenience of certain amenities.
• Potential compromise in facility size due to the limited land area.
• Aesthetics: Design aesthetics might not cater to those preferring more visually striking architecture.

Important Points:

Location Overview

• Institution Hill’s incline, shared road, and neighbouring developments.
• Elevated positioning captures views of surrounding landscapes.
• Facility Distribution: Varied facilities are distributed across different levels to optimize limited space.
• Emphasis on greenery, smart security, and elevated structures for natural light.
• Parking & Greenery: Provision of street-level and basement parking with a focus on botanical landscaping.
• Detailed Facilities: A comprehensive breakdown of facilities spanning from ground level to rooftop.
• Discussion on the design and functionality of amenities for residents.
• Aesthetics vs. Functionality: The modest architectural design is juxtaposed with thoughtful amenities and landscaping, offering more than apparent at first glance.

Location Review- Hill House

Pros of the Location

• Exclusive District: Situated in the prestigious District 9, known for its upscale residential areas.
• Private Cul-de-Sac: Offers a secluded setting within a mature estate, ensuring privacy.
• Access to Amenities: Close proximity to iconic preserved shophouses along River Valley Road.
• Accessible to Orchard Road shopping belt, avoiding traffic congestion.
• Transportation Options: Multiple bus routes and stops nearby, facilitating easy access to major MRT stations.
• Walkable distances to Fort Canning and Somerset MRT stations (Downtown and North-South lines).
• Convenience for Drivers: Convenient driving accessibility due to its central location in Singapore.
• Education Facilities: Presence of renowned educational institutions like River Valley Primary School, SMU, and SOTA.
• Abundance of nearby preschools, catering to families with young children.

Cons of the Location

• Potential Walking Distances: Although close to MRT stations, walking distance might be considered slightly far for some residents.
• Busy Area: Proximity to major roads like River Valley Road might lead to increased traffic or noise at times.

Important Points

• Neighbourhood Overview: Exclusive and mature residential setting within a high-status district.
• Transportation Convenience: Various bus routes, nearby MRT stations, and ease of access to Orchard Road.
• Education and Family Facilities: Access to quality educational institutions and abundant preschools in the area, catering to families.

Public Transport 

Hill House is well-served by a variety of bus services, ensuring convenient access to public transportation. The nearest bus stop, Bef Kim Yam Rd, is just a 2-minute walk away, approximately 190 meters from the development, and is serviced by bus numbers 32, 54, 139, 195, and 195A. Slightly further, the Aft Kim Yam Rd stop, which is serviced by bus numbers 32, 54, 139, and 195, is about 220 meters away, making it a 3-minute walk. For those heading towards Mohd Sultan Rd, the Opp Mohd Sultan Rd stop is accessible within a 6-minute walk, about 500 meters away, and caters to bus numbers 32, 54, 139, and 195. Similarly, the UE Sq/Bef Mohd Sultan Rd stop, which accommodates bus numbers 32, 54, 139, 195, and 195A, is also a 6-minute walk away, located approximately 550 meters from Hill House. Additionally, St. Thomas Wk stop, served by bus numbers 32, 54, 139, and 195, is a 7-minute walk at 550 meters distance. Opposite St. Thomas Wk, which supports bus numbers 32, 54, 139, 195, and 195A, is about 600 meters away, equating to a 7-minute walk. This array of bus stops and services provides residents with multiple options for public transportation, enhancing the connectivity of Hill House to the rest of Singapore.

Nearest MRT

• Fort Canning MRT, Downtown Line (750m, 9-min walk)
• Somerset MRT, North-South Line (1km, 12-min walk) 

Schools

• The Blue House Nursery – 170m, 2-min walk
• Superland Pre-School (River Valley) – 600m, 3-min drive
• MindChamps PreSchool @ River Valley – 650m, 3-min drive
• EtonHouse Pre-School Robertson Walk – 750m, 3-min drive
• Cambridge @ Robertson – 800m, 3-min drive
• Superland Pre-School (UESquare) – 950m, 3-min drive
• River Valley Primary School – 900m, 4-min drive
• Alexandra Primary School – 2.5km, 5-min drive
• Anglo-Chinese School (Junior) – 2.8km, 6-min drive
• Zhangde Primary School – 3.1km, 6-min drive
• Farrer Park Primary School – 4km, 8-min drive
• School of the Arts (SOTA) – 1.6km, 4-min drive
• Outram Secondary School – 1.8km, 4-min drive
• Gan Eng Seng School – 2.5km, 6-min drive
• Crescent Girls’ School – 3.1km, 7-min drive
• Queenstown Secondary School – 3.9km, 7-min drive
• Bukit Merah Secondary School – 4km, 7-min drive
• Lasalle College of the Arts – 2.1km, 5-min drive
• Singapore Management University – 2.1km, 4-min drive
• Dimensions International College – 150m, 1-min drive
• Furen International School – 2.9km, 5-min drive
• Dynamics International School – 3.7km, 6-min drive

Retail Outlets 

• Orchard Central – 850m, 3-min drive
• Orchard Gateway – 900m, 3-min drive
• UE Square – 900m, 3-min drive
• 111 Somerset – 1km, 3-min drive
• 313@Somerset – 1km, 4-min drive
• Plaza Singapura – 1km, 4-min drive
• The Quayside – 1km, 3-min drive
• Ngee Ann City – 1.4km, 4-min drive
• The Centrepoint – 1.6km, 5-min drive
• Valley Point – 1.7km, 4-min drive
• ION Orchard – 1.7km, 4-min drive
• Great World – 1.8km, 4-min drive

Abundance of Shopping Options

A diverse range of shopping choices is available in the vicinity, offering convenience to residents.

Convenient Access by Walking or Cycling

Feasibility of walking or cycling to destinations during peak hours for some residents.

Nearest Grocery Store – Cold Storage

The closest grocery mart is situated within UE Square, accessible within an 8-minute walk or a 3-minute cycle from Hill House.

Private Transport 

• CBD (Raffles Place) – 3.1km, 6 – 22-min drive
• Orchard Rd – 2.1km, 4 – 12-min drive
• Suntec City – 3km, 6 – 20-min drive
• Victoria St – 3.3km, 7 – 22-min drive
• Changi Airport – 20.8km, 20 – 35-min drive
• Paya Lebar Airbase (by 2030) – 13.8km, 18 – 40-min drive
• Tuas Port (by 2040) – 37.9km, 40 – 70-min drive
• Mediapolis (and surroundings) – 8.9km, 12 – 28-min drive
• Mapletree Business City – 7.2km, 14 – 40-min drive
• Tuas Checkpoint – 27.5km, 26 – 45-min drive
• Woodlands Checkpoint – 21.5km, 22 – 45-min drive
• Jurong Cluster – 21.7km, 24 – 50-min drive
• HarbourFront Cluster – 5.6km, 10 – 35-min drive
• Punggol Cluster – 19.5km, 18 – 30-min drive

Immediate Road Exits 

Take a left after Institution Hill to enter River Valley Rd

Developer Consortium (Mequity Hills Pte Ltd):

Pros

• Combined Expertise: Pooling resources and expertise from three reputable local companies.
• Long-standing Track Records: Each company contributes extensive experience in various real estate sectors.
• Diversified Portfolio: Successful projects across apartments, condominiums, commercial properties, and hospitality.

Cons

• Potential Coordination Challenges: 
• Managing joint ventures might pose coordination complexities.

Important Pointers

Established Reputation: Macly Group, Roxy-Pacific Holdings, and LWH Holdings bring decades of experience to the consortium.

Notable Projects: They have collectively delivered prominent developments in Singapore, showcasing quality and expertise.

Architect – JGP Architecture

Pros

• Established Firm: Long-standing presence since 1985 with an expanded regional reach.
• International Portfolio: Diverse projects across various Asian-Pacific cities.
• Hospitality Expertise: Experience in designing hotels and hospitality spaces.

Cons

Possible Workload Distribution: Managing multiple international projects may affect resource allocation.

Important Pointers

Regional Presence: Offices in various key Asian cities signify a wide regional reach.

Track Record: Notable projects include renowned hotels and commercial spaces in the Asia-Pacific region.

Unit Mix at Hill House

Hill House offers a diverse range of unit types to cater to different preferences and needs. The development includes 1 Bedroom units of type A1, each spanning 431 square feet, with a total of 8 units available. Additionally, there are 16 units of type A2, also 1 Bedroom, measuring the same 431 square feet. For those requiring a bit more space, the 1+1 Bedroom units of type A3 provide 452 square feet of living area, with 16 units on offer. The 2 Bedroom units are divided into three types: B1, B2, and B3, each offering 624 square feet of space, with 8 units available for each type. Lastly, the development features 3 Bedroom units of type C1, which are the largest at 753 square feet, with 8 units available. This variety ensures that Hill House can accommodate a wide range of residential needs, from singles and couples to small families.

Overview

Limited Variety: Offers 1-bedroom to 3-bedroom layouts due to the project’s smaller scale with only 72 units.

1 and 2-Bedroom Units

Standard Sizes: Sizes are comparable to contemporary new launches in the market.

Likely Target: Appealing to singles or couples due to the prevalence of these units.

3-Bedroom Units

Compact Layouts: These units are notably smaller, requiring a trade-off between space and the advantage of a central location.

Key Point

Target Demographic: The predominance of 1-bedroom units suggests a focus on singles or couples in its marketing approach.

Hill house stack Analysis

Site Distribution

Efficient Utilization: Facilities are spread across three levels within the small 14,230 square feet land area.

Street Level Amenities

Pet Corner & More: Street-level houses entry/exit, bicycle parking, pet corner, and communal planter.

Second Floor Highlights

Residential Amenities: Gym, function room, communal spaces, gardens, children’s playground for resident interaction.

Rooftop Facilities

Active Amenities: Lap pool, sun deck, water pavilions, dining space, BBQ pit on the top floor for residents.

Parking Arrangement

Underground Parking: 3 basement levels and street-level lots are provided for parking needs.

Best Stacks

North-West Views: Stacks 1, 2, 7, 8, and 9 offer views of River Valley Road and Lloyd’s Inn direction with less intense afternoon sun.

Limited Views: Stacks 3, 4, and 5 overlook Aspen Heights with less view but more shade.

West-Facing Balconies: Stack 6 faces the west direction, offering views of Kim Yan Road but potentially more afternoon sun exposure.

Sun Orientation: Most stacks are north-south facing, minimizing direct afternoon sun exposure, except Stack 6 which faces west.

Key Point

Stack Choices: Preferences vary based on views, sunlight, and privacy, offering various options catering to different preferences.

Hill House Price Analysis

Hill House stands out with its 72 units, boasting an average price per square foot (psf) of $2,945, and is set to TOP in 2026. It offers a 999-year leasehold, with no price gap mentioned. In comparison:

• Waterford Residence, with 118 units and a 2010 TOP, has an average psf of $1,930 under a 999-year leasehold, showing a 34.5% price gap with Hill House.
• Aspen Heights features 606 units, a 1998 TOP, and an average psf of $1,958, also on a 999-year leasehold, with a 33.5% price gap.
• Langston Ville offers 54 units, a 2000 TOP, and an average psf of $1,848, under a 999-year leasehold, marking a 37.2% price gap.
• Oleanas Residence has 130 units, a 1999 TOP, and an average psf of $2,024, but with a freehold tenure, showing a 31.3% price gap.
• The Wharf Residence, with 186 units and a 2012 TOP, has an average psf of $2,187 on a 999-year leasehold, with a 25.7% price gap.
• Aspen Linq, a smaller development with 18 units and a 2016 TOP, stands at $1,490 average psf on a 999-year leasehold, showing the largest price gap of 49.4%.
• Martin Place Residences features 302 units, a 2011 TOP, and an average psf of $2,466, with a freehold tenure, showing a 16.3% price gap.
• Gambier Court, with 23 units and a 1999 TOP, has an average psf of $1,624 on a 99-year leasehold, with a 44.9% price gap.
• The Iveria, nearing its TOP in 2024, offers 51 units at an average psf of $2,613, with a freehold tenure, showing an 11.3% price gap.
• Robertson Edge has 70 units, a 2008 TOP, and an average psf of $2,084 on a 999-year leasehold, with a 29.2% price gap.

This comparison highlights Hill House’s premium pricing and its position within the market relative to other developments with varying TOP dates, unit counts, and tenures.

Hill House Comparisons

Premium Status: Hill House, a newer 999-year leasehold, commands an 11.3% premium compared to The Iveria (freehold) due to its more private location.

Price Range: Older developments from 1998 to 2008 average $1,624 PSF to $2,084 PSF.

Differences: Gambier Court, a 99-year leasehold, has the lowest PSF price, 44.9% less than Hill House, despite its proximity to the Singapore River.

Comparative Prices: Robertson Edge (TOP 2008) and Oleanas Residence (TOP 1999) show similar PSF prices despite the nearly ten-year difference in launch dates.

Newer Launches: Recent launches from 2010 to 2016 average $1,490 PSF to $2,466 PSF, with Aspen Linq having the lowest average PSF among them.

Key Observation

Premium for Newer Launches: Newer developments like Hill House and others from 2010 to 2016 generally maintain higher PSF prices compared to older projects.

Tenure Differences: Freehold or 999-year leasehold properties, despite differences in tenure, often have varying price premiums based on location and market perceptions.

Location Impact: Gambier Court’s lower PSF despite its location advantage indicates the influence of leasehold tenure in pricing within a predominantly freehold neighborhood.

Comparisons with Other Developments

Before we take a look at how it compares in detail with other condos in D09 and the CCR, here’s a look at the latest prices for Hill House:

Current prices (as of 27th June 2023):

The pricing details for Hill House’s various unit types are as follows:

• 1 Bedroom Units are priced between $1,407,000 and $1,467,000, with the per square foot (PSF) cost ranging from $3,262 to $3,404.
• 1+1 Bedroom Units have prices ranging from $1,473,000 to $1,557,000, with the PSF cost between $3,259 and $3,445.
• 2 Bedroom Units are offered at prices between $1,937,000 and $2,145,000, with a wider PSF range from $3,104 to $4,575.
• 3 Bedroom Units are available between $2,285,000 and $2,391,000, with their PSF cost ranging from $3,035 to $3,175.

These details highlight the premium pricing structure of Hill House, reflecting its luxury offerings and desirable location.

Buyers hunting for a District 09 condo would know that such absolute prices are considered quite decent. But where does it stand among available District 09 new launches today?

For those interested in the luxury condominium market, here’s a comparison of several prestigious projects along with their pricing for 1-bedroom (1BR), 2-bedroom (2BR), and 3-bedroom (3BR) units:

• Cairnhill 16 does not have 1BR units available, but its 2BR units are priced at an average of $2,282,280 with an average PSF of $2,945. The 3BR units are more premium, averaging at $3,445,000 with a PSF of $3,006.
• Hill House offers 1BR units at an average price of $1,463,600 and an average PSF of $3,341. Its 2BR units are slightly more affordable on average, priced at $2,065,950 with a PSF of $3,311, while the 3BR units average at $2,336,571 with a PSF of $3,103.
• Irwell Hill Residences has 1BR units available at an average price of $1,668,000 and a PSF of $2,627. The 2BR units are priced at an average of $1,964,000 with a PSF of $2,659. There are no 3BR units available for comparison.
• Klimt Cairnhill does not offer 1BR units, but its 2BR units come at an average price of $2,840,000 with a PSF of $3,298. The 3BR units are significantly pricier, averaging at $5,250,000 with a PSF of $3,509.
• Kopar At Newton provides 1BR units at an average price of $1,499,429 with a PSF of $2,900, but does not have 2BR or 3BR units available for comparison.
• The Atelier has 1BR units averaging at $1,589,528 with a PSF of $2,895, but lacks 2BR and 3BR units for comparison.
• The Avenir offers 1BR units at an average price of $1,678,000 with a PSF of $3,184, but again, does not have 2BR or 3BR units available for comparison.

This overview provides a glimpse into the pricing structure and options available across various high-end residential projects, highlighting the diversity in unit sizes and pricing strategies within the luxury segment of the market.

Comparison of Hill House with Other District 09 New Launches

1-Bedroom Units

Affordability: Hill House is the most affordable on average for 1-bedroom units.

Comparison with Kopar at Newton: Hill House offers smaller units (400+ sq ft) versus Kopar at Newton’s larger 517 sq ft units. Kopar has higher floors and more extensive facilities, with better MRT access.

2-Bedroom Units

Pricing: Irwell Hill Residences is cheaper on average than Hill House for 2-bedroom units.

Tenure Differences: Irwell Hill Residences is a 99-year leasehold compared to Hill House’s 999-year leasehold.

Considerations Beyond Price and Tenure

Location and Facilities: Hill House’s hilltop location might be less convenient for non-drivers compared to Irwell Hill Residences, which is closer to an MRT station.

Size Impact: Hill House’s 3-bedroom units, despite being smaller (753 sq ft), offer affordability, around 32% cheaper than Cairnhill 16’s 3-bedroom units (1,055 sq ft) in District 09.

Cairnhill 16 Comparison

Pricing and Size: Cairnhill 16 offers larger 3-bedroom units with private lift, foyer, separate kitchens, flexible living spaces, and a spacious master bedroom. However, it’s significantly more expensive than Hill House’s 3-bedroom units.

Key Takeaways

Hill House stands out for affordability in 1-bedroom units but offers smaller sizes compared to similar units in other developments.

Location, size, and amenities play a crucial role beyond price and tenure when comparing Hill House with other developments like Irwell Hill Residences and Cairnhill 16.

Hill House Unit Comparisons

1-Bedroom Units

Hill House offers the most affordable 1-bedroom units among CCR’s new launches.

Compared to 10 Evelyn, Hill House has smaller units but more efficient layouts, though 10 Evelyn has proximity to an MRT.

Hill House’s superior facilities compared to 10 Evelyn might impact resale potential.

2-Bedroom Units

Hill House’s 2-bedroom units are competitively priced among freehold developments like Hyll on Holland and Leedon Green.

Irwell Hill Residences offers a cheaper unit with one bathroom on a higher floor.

Hill House’s 2-bedroom layout offers two bathrooms and efficiency, yet it’s more expensive than Irwell Hill Residences, which has better MRT access.

3-Bedroom Units

Hill House’s 3-bedroom units are the most affordable in CCR due to their smaller size (753 sq ft).

Compared to Enchante, Hill House’s layout is 15% cheaper, and lacks a study area, but remains practical for families on a budget.

Affordability might appeal more to HDB upgraders accustomed to smaller spaces, while the smaller layout could limit appeal to those seeking larger living spaces in District 9.

Overall Perspective

Hill House offers affordable entry to District 09 and River Valley for specific buyer profiles (singles, couples, investors) due to downsides like small unit sizes and limited MRT proximity.

The property’s appeal lies in its boutique nature, attractive pricing, and proximity to amenities, despite trade-offs in unit sizes and MRT access.

Hill House Appreciation Analysis 

Hill House Neighborhood Updates

Great World MRT Station:

Great World MRT Station, within walking distance from Hill House, has launched recently, providing residents access to the Thomson-East Coast Line.

Commuters can conveniently reach Outram Park Station in 2 stops, Maxwell in 3, Marina Bay in 5, and connect to Woodlands and Siglap.

Dimensions International College Reserve Site

Dimensions International College has been marked as a reserve site in the 2019 Master Plan, indicating an undecided land use but likely aligned with residential zoning in the River Valley area.

Similar reserve sites, like The Herencia, suggest future residential development in the vicinity.

District 9 Status

District 9 is renowned for its upscale real estate, mostly comprising freehold properties. Hill House’s 999-year leasehold tenure is considered comparable to freehold in this esteemed area.

River Valley is recognized as an expatriate enclave with international schools supporting this demographic, making D9 highly sought-after among renters and homeowners.

NFT Collaboration

Some new launch condos, including Hill House, have delved into NFTs. Hill House’s collaboration with Serial Co’s NFT project, BIOS: Living with NFTs, aligns with its wellness and nature-themed concept.

The NFT series involves collectable art inspired by plant collecting, creating virtual plants on the blockchain, fitting well with Hill House’s location in proximity to Singapore’s art scene.

Overall Analysis

Consider Hill House If You

Seek a serene District 9 living experience: Hill House offers the convenience of District 9 living while situated in a tranquil environment. Its location on Institution Hill adds exclusivity to the neighbourhood, ideal for those seeking a quieter setting within D9.

Hill House May Not Suit You If You

Frequently rely on MRT commuting: Hill House is approximately a kilometre away from multiple MRT stations, necessitating a short bus ride or walk. However, the lack of sheltered pathways might pose an inconvenience, especially during rainy weather.

Developer of the Hillhouse

Name of the Developer: Mequity Hills Pte Ltd (Macly Group, Roxy-Pacific Holdings Pte. Ltd.)

Years of Experience: Macly Group- 30 years, Roxy-Pacific Holdings Pte. Ltd- 50 years.

Number of Completed Projects: Various commercial and residential projects

Types of Projects Undertaken: Residential, commercial, and industrial projects

Average Project Size: Smaller and larger projects

Geographic Area of Operations: Singapore, Malaysia

Mequity Hills Pte Ltd- Developer

Hill House will be developed by a local consortium Mequity Hills Pte Ltd.

Macly Capital Pte Ltd will hold a 48% stake in this joint venture company, Mequity Hills Pte Ltd, while RP Ventures Pte Ltd (Roxy-Pacific Holdings Limited) will take up a 42% stake, and LWH Holdings Pte. Ltd., the remaining 10%.

Mequity Hills has agreed to acquire a 999-year leasehold residential site (the “Acquisition”) comprised within Lot 99458P and 99470L of TS 21 at 10A and 10B Institution Hill, Singapore (“10A/B IH”) at the purchase price of S$33,600,000. The said 999-year leasehold residential site has an estimated total land area of 8,761 sq ft and has a plot ratio of 2.8 under the 2019 Master Plan for residential development. Mequity Hills intends to amalgamate 10A/B Institution Hill with another 999-year leasehold site at 11 Institution Hill (“new site”), on Lot 99474V of TS21 after it exercises the Option To Purchase issued on 1 February 2021 to acquire the new site. The amalgamated site will have an estimated total land area of 14,300 sqft with a total Gross Floor Area of 40,040 sqft for residential development.

Macly Capital Pte Ltd: Pioneering Real Estate and Hospitality Ventures

Macly Group, a locally-founded Real Estate Developer and Hospitality Group established in 1987 by Mr. Herman Chang, has been a trailblazer in introducing shoebox apartments. Mr. Chang, holding a Bachelor of Civil Engineering degree (second upper-class honours) in the mid-1980s, furthered his education with an MBA from the University of Michigan in Ann Arbor by the late 1980s.

Their maiden project involved the redevelopment of three terraces along Tembeling Road. Driven by Mr. Chang’s passion for real estate, Macly Group has continuously evolved, delivering top-quality homes that cater to diverse homeowner and investor lifestyles.

With a commendable track record in developing apartments, landed properties, mixed developments, condominiums, cluster housing, and commercial spaces, Macly Group has successfully launched over 40 developments, delivering more than 1,700 residential and commercial units in Singapore over the past three decades.

The group expanded its horizons internationally, venturing into real estate overseas. Notably, their collaboration with Renowned Developer Sdn Bhd resulted in the joint venture development, of Skyville 8 @ Benteng, in KL. Additionally, a partnership with Roxy Pacific Holdings Ltd led to the development of Wisma Infinitum, comprising 723 units of Freehold Residential and Commercial spaces near KLCC.

Venturing into hospitality, Macly Group created its own hotel brand, Lloyd’s Inn, present in Yogyakarta, Bali, and Singapore.

The industry has lauded Macly Group’s dedication, honouring it with numerous awards and accolades. The group remains steadfast in its mission of delivering value and quality homes to modern purchasers.

RP Ventures Pte Ltd and Roxy-Pacific Group: A Legacy in Real Estate and Hospitality

Roxy-Pacific Group, established locally in May 1967, encompasses RP Ventures as its wholly-owned subsidiary, specializing in Real Estate Development and Hospitality.

The core focus of the group centres on developing and marketing residential and commercial properties. Over five decades, they’ve completed more than 5,000 residential and commercial units across Singapore, Australia, and Malaysia. Notably, their portfolio includes flagship hotels like the Grand Mercure Singapore Roxy Hotel, Noku Osaka, and Noku Kyoto.

Demonstrating expertise in various property types, including apartments, landed properties, mixed developments, condominiums, cluster housing, and commercial spaces, the group has launched over 54 developments, delivering 5,000+ residential and commercial units in Singapore.

Venturing into hospitality, the group established its own hotel brand, Noku, in Japan and Australia, alongside the Grand Mercure in Singapore.

The industry’s recognition through awards and accolades attests to Roxy-Pacific Group’s commitment to providing value and quality homes to today’s purchasers.

LWH Holdings Pte Ltd: Construction Mastery and Property Ventures

LWH Holdings, originating from Lim Wen Heng Construction Pte Ltd (LWH) established in Singapore in 1994, has risen as a prominent player in the construction industry.

Focused on General Building Construction and various Civil Engineering works, LWH holds an Al grade certification from the Building & Construction Authority, boasting a skilled team dedicated to meeting client needs.

Venturing into property development in 2005, LWH commenced with a detached bungalow project at Hemsley Avenue, Serangoon Gardens. Expanding further, they announced the acquisition of property development projects in Kuala Lumpur, Malaysia, near Pavilion Kuala Lumpur, intended for a mixed commercial development.

With over 20 successful residential projects and joint ventures on condominium projects like Natura@Hillview, Liv@Wilkie, Liv@Sophia, 828 Upper Bukit Timah, and 38 Carpmael Road, LWH is set to launch their latest luxury development, Hill House, offering 30 exclusive units in prime District 9, off River Valley. Anticipate superior quality homes from Mequity Hills Pte Ltd in Hill House, designed to appeal to both investors and homeowners.

Showflat of the Hillhouse

Visiting the Hill House Showflat is strictly by appointment only. Our showflat is located separately from the site, with limited parking available. 

To schedule a viewing at our exquisite showroom, contact the Hill House Showroom hotline or fill out the registration form below. Our team will promptly respond within the day.

The Hill House Sales Gallery operates daily from 10 am to 6 pm. However, please be aware that occasional closures may occur due to private events or routine maintenance. To avoid any inconvenience, we strongly recommend making appointments in advance.

Given the limited parking at our showflat, visitors are encouraged to explore alternative parking options if our parking is full. We appreciate your understanding and apologize for any inconvenience caused.

Site Plan of the Hillhouse

Total Land Area: Approx 14,299.85 sqft / 1,328.50 sqm

Number of Residential Units: 72 units

Building Height: 16 storeys

Unit Size Range: 431-753 sq ft

Types of Units Available: 1 BR, 1+1 BR, 2 BR, 3 BR

Parking Lot Availability: 58 parking lots and 2 accessible lots, as well as 12 bicycle parking lots

Landscape Design: 2F Landscape

Common Area Size: 2,000 sqm, 5,000 sqm

Playground: Playground, children’s playground

Pool Type: Lap pool, pool deck

Gym Facilities: Gym is available

Function Room: Available

Security Features: Smart gate entry, smart storage design

Accessibility for Disabled: Wheelchair play zones

Green Building Features: Greenery, gardens

Pet Availability: Yes, the condo is pet-friendly

Proximity to Nearest Public Transport: Somerset MRT

Emergency Evacuation Plan: Detailed evacuation routes, fire safety measures

Ratio of Built-up to Green Space: N/A

Project Details of the Hillhouse

Project Name: Hill House

Location: River Valley

District: 9

Developer: Mequity Hills Pte Ltd

Site Area: 1328.5 sqm (14,300 sqft)

Project Architect: JGP Architecture (S) Pte Ltd

C & S Engineer: KCL Consultants Pte Ltd

M & E Engineer: Elead Associates Pte Ltd

Payment Scheme: Normal Progressive Payment Scheme

Site Use: Residential Flat Development

Tenure: 999 Years Leasehold

Address: 11 Institution Hill

Total No. of Units: 72 residential units

No. of Car Park Lots: 58 car parking lots + 2 accessible lots

Expected Date of TOP: 17-Aug-26

Expected TOP Date: 17-Aug-29

Security: 24 Hours Security Guard

Amenities of the Hillhouse

Swimming Pool: Children’s pool, a lap pool, pool deck

Gymnasium: Available

Security Features: Smart gate entry, smart storage space

Parking Facilities: 58 lots + 2 accessible lots; 7 surface car parking lots at 1st storey, 53 lots basement car parking lots

Garden and Landscaping: Lush garden oasis landscape

Children’s Play Area: Children’s playground

BBQ Pits: Available

Function Rooms/Lawns: Available

Sports Facilities: Book sports facilities via active SG app – badminton, swimming pool, football field, multi-purpose hall

Spa and Wellness Center: Available

Pet-Friendly Features: Available

Accessibility Features: Wheelchair ramps, Elevators, Braille signs

Concierge Services: Front desk service, Concierge assistance, Package handling

Connectivity (Wi-Fi): High-speed internet, Wi-Fi hotspots, In-unit connectivity

Eco-Friendly Features: Gardens, surrounded by greenery

Retail Outlets: Convenience stores, Cafes, parks

Recreational Clubs: NA

Maintenance Services: On-site maintenance, Repair services, Housekeeping services

Shuttle Services: Free shuttle to MRT

Community Engagement Events: Resident events, Cultural festivals, Workshops

Clubhouse: A gym, a function room, a games room, and a reading room

Tennis Court: The court is well-maintained

Education

• ISS International School
• River Valley Primary School
• Crescent Girls’ School
• Alexandra Primary School
• MindChamps
• Finnish Supplementary School
• Chatsworth International School
• EtonHouse Preschool

Shopping & Dining Accessibility

• Valley Point
• Orchard MRT Station
• Great World City
• Somerset MRT Station
• Ngee Ann City
• Tiong Bahru MRT Station
• Tanglin Mall
• Central Expressway (CTE)
• Orchard Centre
• Pan Island Expressway (PIE)

Nature & Park, Business

• Kim Seng Park
• Central Business District (CBD)
• Singapore Botanic Gardens
• Marina Bay Financial Centre
• Fort Canning Park

Location of the Hillhouse

Prime Location and Accessible Living at Hill House Condo

Seamless Connectivity and Convenience

Hill House Condo boasts a prime position within District 9 Estate, ensuring residents exceptional access to various parts of Singapore. Multiple nearby MRT stations, including Dhoby Ghaut MRT Interchange, Fort Canning MRT Station, and Great World MRT Station, provide convenient transportation options. For drivers, the Central Expressway (CTE) and key arterial roads like River Valley Road, Orchard Boulevard, and Havelock Road offer effortless connectivity.

Amenities and Lifestyle

Surrounding Hill House Residence is an array of amenities catering to residents’ diverse needs. River Valley Road Shophouses offer a diverse culinary scene and coffeehouses. Within walking distance, Great World City Mall presents a comprehensive shopping experience with curated shops. Furthermore, the renowned Orchard Road Shopping Belt, just a 5-minute drive away, offers an extensive array of dining and shopping choices. Families with school-going children benefit from the proximity to River Valley Primary School.

Panoramic Views and Leisure Opportunities

Positioned on a hill, this development provides residents with panoramic city vistas encompassing the Orchard area and captivating natural scenery. Its strategic location near attractions such as Fort Canning Park, the Singapore River, Esplanade, and Gardens by the Bay allows for engaging leisure activities and moments of tranquillity amidst nature, ideal for family outings and relaxation.