Rent vs D09 +63.8%
Rents above district median
Hilltops's latest 12-month median rent is $9,500 compared with the D09 median of $5,800 for the same period. Use this district check before narrowing by bedroom and area band.
Hilltops rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 101 Cairnhill Circle Hilltops Singapore 229809
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Quick summary about Hilltops
Hilltops is a freehold condominium in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 328 rentals and 63 sales.
- Latest 12M median rent is $9,500 per month from 64 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $8,000,000, with median sale PSF at $3,385 psf from 9 sales.
- Rent is down 22.0% over the last 3 months. Sale PSF is down 0.1% over the last 3 months.
Hilltops Market Brief
Compare the project with D09 across rent, sale PSF, tenure and transaction activity.
Compared with D09
Sale PSF vs D09 +16.6%
Sale PSF above district median
Hilltops's latest 12-month median sale PSF is $3,385 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 1.43%
Rent support below district screen
Gross yield is roughly 1.43% versus a D09 screen of 2.67%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 61.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +19.4%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Hilltops against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $9,500
Is the asking rent fair?
$9,050 to $10,000 is the first fair-rent band to check. Above $10,000 should have a visible reason.
Latest 12M median sale PSF $3,385 psf
Is the purchase price fair?
$7,760,000 to $8,240,000 and $3,280 to $3,490 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $8,000
Are similar units renting for more?
2 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 61.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +19.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Hilltops Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 63 resale transactions
Total sold value $418.8M
Hilltops Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 328 Jun 2021 to Jun 2026
Sale transactions 63 Jun 2021 to Jul 2026
Rent trend -22.0% Last 3 months
Sale PSF trend -0.1% Last 3 months
Hilltops 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
NEWTON MRT STATION (NS21) 0.57 km away
NEWTON MRT STATION 0.59 km away
NEWTON MRT STATION (DT11) 0.75 km away
Schools nearby
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 0.52 km away
FUREN INTERNATIONAL SCHOOL 0.73 km away
ST. MARGARET'S SCHOOL (PRIMARY) 0.91 km away
ETONHOUSE INTERNATIONAL PRE-SCHOOL (CLAYMORE) 0.96 km away
Amenities
CONCORDE HOTEL AND SHOPPING MALL (CAR PARK ENTRANCE) Mall / retail · 0.77 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 0.63 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 0.46 km away
Hilltops Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $8,575 96 rentals in view
Latest median sale PSF $3,570 psf 18 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 3 $3,570 psf $8,880,000
Jun 2026 8 $8,575 2 $3,094 psf $5,694,300
May 2026 2 $7,450 0 - -
Apr 2026 7 $12,500 2 $3,344 psf $6,604,000
Mar 2026 6 $9,000 0 - -
Feb 2026 7 $11,000 0 - -
Jan 2026 6 $12,400 1 $3,524 psf $4,400,000
Dec 2025 2 $14,200 0 - -
Nov 2025 5 $9,500 0 - -
Oct 2025 5 $14,000 1 $3,348 psf $8,000,000
Sept 2025 4 $10,850 0 - -
Aug 2025 4 $11,500 3 $3,237 psf $4,320,000
Projects Similar to Hilltops
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Rivergate 1.7 km away 1,050 transactions
- Median rent
- $9,100
- Median sale PSF
- $2,794 psf
- Median rent
- $8,000
- Median sale PSF
- $3,356 psf
- Median rent
- $8,500
- Median sale PSF
- $2,728 psf
- Median rent
- $9,000
- Median sale PSF
- $3,802 psf
- Median rent
- $9,700
- Median sale PSF
- $2,817 psf
- Median rent
- $8,500
- Median sale PSF
- $2,616 psf
Hilltops Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $8,000 $8,272 179
3 bed $13,000 $13,278 106
4 bed $18,000 $18,785 26
5 bed $22,000 $21,706 17
Hilltops Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $6,888 $6,779 44
900 to 1,000 sqft $6,400 $6,400 2
1,100 to 1,200 sqft $8,000 $7,996 35
1,200 to 1,300 sqft $8,300 $8,661 56
1,300 to 1,400 sqft $9,500 $9,637 42
1,500 to 1,600 sqft $12,500 $12,180 43
1,700 to 1,800 sqft $13,000 $13,561 42
1,800 to 1,900 sqft $14,500 $14,913 16
Hilltops Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $7,076,000 $3,271 psf 21
06 to 10 $5,742,000 $3,160 psf 16
11 to 15 $6,547,000 $3,451 psf 13
16 to 20 $6,313,000 $3,524 psf 13
Hilltops 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
Hilltops shows a latest 12-month median monthly rent of $9,500 across 64 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $9,500
Rentals in period 64
Rent signal Strong
- 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 Hilltops show a median price of $8,000,000 and $3,385 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $8,000,000
Latest 12M median PSF $3,385 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold 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. Hilltops has 63 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $418.8M
Latest record Jul 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 Hilltops numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $9,500/mo Test gross and net yield against typical rent. Buy vs rent $8.0M Compare ownership cost against renting. Mortgage $8.0M Estimate monthly payment from the sale price. Stamp duty $3,385 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 Hilltops 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.
Hilltops FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Hilltops?
Hilltops has a latest 12-month median monthly rent of $9,500 across 64 rentals in that period.
What is the typical sale price at Hilltops?
The latest 12-month median sale price for Hilltops is $8,000,000, based on 9 sales in that period.
What is the median sale PSF at Hilltops?
The latest 12-month median sale price per square foot for Hilltops is $3,385 psf. The average for the same period is $3,349 psf.
Is Hilltops freehold or leasehold?
Hilltops is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Hilltops located?
Hilltops is located at 101 Cairnhill Circle Hilltops Singapore 229809 in D09 / Orchard, Cairnhill, River Valley.
How current is the Hilltops 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.