Hilltops rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 101 Cairnhill Circle Hilltops Singapore 229809
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Condominium, Non-Landed Properties 378 transactions Freehold Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Hilltops
Hilltops is a freehold condominium in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 320 rentals and 58 sales.
- Typical rent is $9,900 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $6,274,000, with median sale PSF at $3,271 psf and total recorded sale value of $382.1M.
- Rent is down 27.4% over the last 3 months. Sale PSF is up 3.4% over the last 3 months.
Hilltops Market Position
How this project compares with the wider D09 market before you read the detailed tables.
Rent vs D09 +80.0%
Rents above district median
Hilltops's median rent is $9,900 compared with the D09 median of $5,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D09 +24.0%
Sale PSF above district median
Hilltops's median sale PSF is $3,271 psf versus the D09 median of $2,638 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.89%
Rent support below district screen
Gross yield is roughly 1.89% versus a D09 screen of 2.72%. 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 -15.4%
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.
Hilltops Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $9,900
Is the asking rent fair?
$9,400 to $10,400 is the first fair-rent band to check. Above $10,400 should have a visible reason.
Median sale PSF $3,271 psf
Is the purchase price fair?
$6,090,000 to $6,460,000 and $3,170 to $3,370 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 -15.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Hilltops numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $9,900/mo Test gross and net yield against typical rent. Buy vs rent $6.3M Compare ownership cost against renting. Mortgage $6.3M Estimate monthly payment from the sale price. Stamp duty $3,271 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Hilltops Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 58 resale transactions
Total sold value $382.1M
Hilltops Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 320 Jun 2021 to May 2026
Sale transactions 58 Jun 2021 to Apr 2026
Rent trend -27.4% Last 3 months
Sale PSF trend 3.4% 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
ALEXANDRA PARK CONNECTOR Park / green link · 2.29 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 $7,450 98 rentals in view
Latest median sale PSF $3,344 psf 16 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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
Jul 2025 8 $9,050 0 - -
Jun 2025 9 $8,300 0 - -
Projects Similar to Hilltops
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Urban Suites 0.4 km away 366 transactions
- Median rent
- $9,600
- Median sale PSF
- $2,817 psf
- Median rent
- $9,060
- Median sale PSF
- $2,793 psf
- Median rent
- $10,800
- Median sale PSF
- $3,496 psf
- Median rent
- $8,000
- Median sale PSF
- $3,330 psf
- Median rent
- $10,300
- Median sale PSF
- $2,727 psf
- Median rent
- $12,000
- Median sale PSF
- $3,220 psf
Hilltops Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $8,000 $8,291 173
3 bed $13,000 $13,283 105
4 bed $18,000 $18,816 25
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 $6,944 $6,799 42
900 to 1,000 sqft $6,400 $6,400 2
1,100 to 1,200 sqft $8,000 $8,015 33
1,200 to 1,300 sqft $8,300 $8,659 55
1,300 to 1,400 sqft $9,500 $9,640 41
1,500 to 1,600 sqft $12,500 $12,165 42
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 $6,513,000 $3,271 psf 18
06 to 10 $6,064,000 $3,159 psf 15
11 to 15 $6,263,500 $3,346 psf 12
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 typical monthly rent of $9,900 across 320 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $9,900
Rentals 320
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
Recent sales at Hilltops point to a typical sale price of $6,274,000 and $3,271 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $6,274,000
Median PSF $3,271 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 58 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $382.1M
Latest record May 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.
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 median monthly rent of $9,900 across 320 rentals.
What is the typical sale price at Hilltops?
The median sale price for Hilltops is $6,274,000, based on 58 sales on this page.
What is the median sale PSF at Hilltops?
The median sale price per square foot for Hilltops is $3,271 psf. The average sale PSF is $3,324 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.