Rent vs D09 -35.3%
Rents below district median
Hill House's latest 12-month median rent is $3,750 compared with the D09 median of $5,800 for the same period. Use this district check before narrowing by bedroom and area band.
Hill House rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 11 Institution Hill Hill House (U/C) Singapore 239666
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Quick summary about Hill House
Hill House is a 999-year leasehold apartment in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 10 rentals and 72 sales.
- Latest 12M median rent is $3,750 per month from 10 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,452,500, with median sale PSF at $3,253 psf from 8 sales.
- Rent is up 15.2% over the last 3 months. Sale PSF is up 5.5% over the last 3 months.
Hill House Market Brief
Compare the project with D09 across rent, sale PSF, tenure and transaction activity.
Compared with D09
Sale PSF vs D09 +12.0%
Sale PSF above district median
Hill House's latest 12-month median sale PSF is $3,253 psf versus the D09 median of $2,904 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.10%
Rent support above district screen
Gross yield is roughly 3.10% versus a D09 screen of 2.67%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 18.9% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -50.0%
Activity is lighter
13 recent transactions versus 26 in the prior 6-month view.
Tenure lens 999-year leasehold
Leasehold comparison needed
999-year leasehold from 1841 matters most on sale price. Compare Hill House against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,750
Is the asking rent fair?
$3,550 to $3,950 is the first fair-rent band to check. Above $3,950 should have a visible reason.
Latest 12M median sale PSF $3,253 psf
Is the purchase price fair?
$1,410,000 to $1,500,000 and $3,150 to $3,350 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $3,750
Are similar units renting for more?
Unknown bedroom and 400 to 500 sqft give the closest unit-size checks.
Rent stability 18.9% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -50.0%
Is activity rising?
Activity is lighter. 13 recent transactions versus 26 in the prior 6-month view.
Hill House Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1841
Property type Apartment, Non-Landed Properties
Sales 72 new sale transactions
Total sold value $118.6M
Hill House Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 10 Mar 2026 to Jun 2026
Sale transactions 72 Nov 2022 to Dec 2025
Rent trend 15.2% Last 3 months
Sale PSF trend 5.5% Last 3 months
Hill House Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SOMERSET MRT STATION 0.55 km away
SOMERSET MRT STATION (NS23) 0.55 km away
FORT CANNING MRT STATION (DT20) 0.61 km away
Schools nearby
RIVER VALLEY PRIMARY SCHOOL 0.44 km away
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 0.78 km away
OUTRAM SECONDARY SCHOOL 1.01 km away
ST. MARGARET'S SCHOOL (PRIMARY) 1.19 km away
Amenities
UE SHOPPING MALL Mall / retail · 0.48 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 0.71 km away
ALEXANDRA PARK CONNECTOR Park / green link · 1.69 km away
HAWKER CENTRE (BLK 1 JALAN KUKOH) Food centre · 0.79 km away
Hill House Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,600 10 rentals in view
Latest median sale PSF $3,378 psf 47 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 3 $3,600 0 - -
May 2026 5 $3,800 0 - -
Apr 2026 1 $4,000 0 - -
Mar 2026 1 $3,300 0 - -
Dec 2025 0 - 1 $3,378 psf $1,527,000
Nov 2025 0 - 2 $3,172 psf $1,434,000
Oct 2025 0 - 2 $2,954 psf $1,739,000
Sept 2025 0 - 3 $3,270 psf $1,408,000
Aug 2025 0 - 3 $2,931 psf $2,050,000
Jul 2025 0 - 13 $3,007 psf $1,877,000
Jun 2025 0 - 3 $3,249 psf $1,399,000
May 2025 0 - 2 $3,054 psf $1,599,000
Projects Similar to Hill House
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1979 The Centrepoint 0.7 km away 221 transactions
- Median rent
- $4,000
- Median sale PSF
- $2,827 psf
- Median rent
- $4,900
- Median sale PSF
- $2,678 psf
- Median rent
- $3,500
- Median sale PSF
- $2,404 psf
- Median rent
- $5,000
- Median sale PSF
- $2,859 psf
- Median rent
- $3,650
- Median sale PSF
- $2,246 psf
- Median rent
- $4,500
- Median sale PSF
- $2,771 psf
Hill House Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,600 $3,600 1
2 bed $4,600 $4,600 1
Unknown $3,750 $3,894 8
Hill House Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $3,650 $3,675 8
600 to 700 sqft $4,975 $4,975 2
Hill House Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,473,000 $3,015 psf 27
06 to 10 $1,538,000 $3,144 psf 45
Hill House Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Hill House shows a latest 12-month median monthly rent of $3,750 across 10 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,750
Rentals in period 10
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Hill House show a median price of $1,452,500 and $3,253 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,452,500
Latest 12M median PSF $3,253 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1841 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Hill House has 72 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $118.6M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Hill House numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,750/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $3,253 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D09 to compare Hill House against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Hill House FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Hill House?
Hill House has a latest 12-month median monthly rent of $3,750 across 10 rentals in that period.
What is the typical sale price at Hill House?
The latest 12-month median sale price for Hill House is $1,452,500, based on 8 sales in that period.
What is the median sale PSF at Hill House?
The latest 12-month median sale price per square foot for Hill House is $3,253 psf. The average for the same period is $3,193 psf.
Is Hill House freehold or leasehold?
Hill House is listed as 999-year leasehold from 1841. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Hill House located?
Hill House is located at 11 Institution Hill Hill House (U/C) Singapore 239666 in D09 / Orchard, Cairnhill, River Valley.
How current is the Hill House transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.