Editorial Signature Detail
The Hillshore
Signature Alpha Editorial
The Hillshore
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
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Beds
2
Baths
2
SQFT
904
Floor Level
—
URA-backed research dashboard
D05 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D05: Average S$2,559 PSF | Down 0.07% over the last quarter ⬇️
Median PSF
S$2,516
Price Range
— — —
Transaction Count
432
Recent transacted prices
ELTA
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,913 PSF
The Hillshore
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,603 PSF
Bloomsbury Residences
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,694 PSF
The Hillshore
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,451 PSF
Lyndenwoods
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,805 PSF
Property type breakdown
Condo
428
Landed
4
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
The Hillshore is benefiting from stable upgrader demand with selective 2026 liquidity support while 2026's low-rate, stable market backdrop improves buyer confidence and absorption. Based on district trend strength and balanced district-level supply pipeline, we project approximately 21.3% upside by 2031, with a conservative case of 13.4% and a best case of 31.0%.
Current Underwriting
$2,187,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.3%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+21.3%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+13.4%
Base growth eases to 2.5% annually if supply and absorption soften.
Base case · 2031
+21.3%
Core Alpha Formula projection at 3.9% annualized growth.
Best case · 2031
+31%
Upside case expands to 5.5% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At The Hillshore, the 2.75% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$2,419
Project Mean PSF
$2,488
District Mean PSF
$2,506
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+2.8%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +21.3% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
The Hillshore, a Freehold development featuring 59 exclusive units, rightly situated in District 5. Located at Pasir Panjang Road, The Hillshore rides on the wave of the Greater Southern Waterfront, Singapore’s newest residential and commercial waterfront precinct. The Greater Southern Waterfront comprises 30km of Singapore’s southern coastline, from the Gardens by the Bay East all the way to Pasir Panjang. The relocation of the Pasir Panjang port will also free up prime land for re-development and will be an opportunity to reshape the waterfront into a new place to live, work and play. Developed by FRX Capital Pte Ltd, The Hillshore comprises of two blocks of 5-storey blocks with 59 freehold units, ranging from 2 to 4 bedrooms. Perched on top of elevated terrain, The Hillshore allows residents to experience the greenery view and the distant shoreline. The low density and a serene environment adds to the beauty of this residential gem. Approximately 5-minute walk will be the Haw Par Villa MRT station, which connects residents to the heart of the city. Short rides to Mapletree Business City, VivoCity, and the Central Business District, as well as the future Jurong Lake District also enhance the convenience of The Hillshore. With nearby amenities and malls such as Pasir Panjang Food Centre, Alexandra Retail Centre, Gillman Barracks, and The Star Vista, residents can indulge in a diverse array of shopping and dining experiences, all within reach. Furthermore, The Hillshore is not just a residential enclave; it is a gateway to nature. A mere one-minute walk from the future park connector will be a 2.2km section in Pasir Panjang Park, a part of a larger 17km route from Labrador Nature Park to West Coast Park. Call Now To Enquire.
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
The Hillshore
D05 · Condo
$2,187,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $78,950
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $6,780
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $96,991
Agent Comm: $48,495
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $51,949
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $61,700
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.7% with SGD 1,337,357 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 29,592. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$6,915
Annual Net Cash Flow
-$29,592
BSD
$78,950
Cash Outlay
$628,700
ABSD
$0
AI Virtual Staging (Beta)
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Virtual Tours & Quick Access
Floor Plans
Tower View
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FAQs
