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.
• Neighborhood: 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.
  • ‘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 tranquil and serene environment.

Cons:

• Accessibility:
  • 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 neighboring developments.
  • Elevated positioning capturing views of surrounding landscapes.
• Facility Distribution:
  • Varied facilities 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:
  • 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:

• Neighborhood 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 

Nearest MRT: 

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

Schools 

Retail Outlets 

• Abundance of Shopping Options:
• • Diverse range of shopping choices 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:
  • Closest grocery mart situated within UE Square, accessible within an 8-minute walk or a 3-minute cycle from Hill House.

Private Transport 

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:

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: Predominance of 1-bedroom units suggests a focus on singles or couples in its marketing approach.

Hill house stack Analysis

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 provided for parking needs.

Best Stacks:

• North-West Views: Stacks 1, 2, 7, 8, 9 offer views of River Valley Road and Lloyd’s Inn direction with less intense afternoon sun.
• Limited Views: Stacks 3, 4, 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 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 Observations:

• 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):

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?

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 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, 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 collectible 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 neighborhood, 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 kilometer away from multiple MRT stations, necessitating a short bus ride or walk. However, the lack of sheltered pathways might pose inconvenience, especially during rainy weather.