Buyer’s Guide to The Hillshore
The Hillshore (锦绣山庄): a complete guide covering prices, the twenty-eight unit types, ceiling heights, fittings by unit type, technical specifications, and the questions buyers ask most about this specific development.
All the technical details are also compiled at the bottom of this page as a single block you can paste into any AI assistant, Gemini Notebook, ChatGPT, Perplexity, and ask it anything about this development. Explore, compare, and reach your own conclusion, at your own pace.
Pricing & Availability
Location
Architecture & Design
Unit Types
Fittings & Brands
Facilities
Specifications
The Developer
FAQ
“What does it cost, and what exactly am I buying by the square foot?”
The Hillshore is a 59 unit freehold development, and availability moves unevenly across a mix that runs from 743 sqft two bedroom homes to a 2,185 sqft dual key duplex penthouse. Smaller types typically move faster than larger ones. The live table below carries the current unit-by-unit position, and it is the source of truth for price and availability rather than anything written here.
| Type | Area Size (From) | Area Size (To) | Price (From) | Price (To) | Available Units | Total Units | Maintenance Fee (est) |
|---|---|---|---|---|---|---|---|
| 2 Bedroom | 743 sqft | 743 sqft | $1,940,000 | $2,071,000 | 4 | 7 | $540 / mth |
| 2 Bedroom Penthouse | 904 sqft | 915 sqft | $2,187,000 | $2,228,000 | 2 | 2 | $540 / mth |
| 2 Bedroom Premium | 807 sqft | 850 sqft | $1,888,000 | $2,379,000 | 6 | 10 | $540 / mth |
| 2 Bedroom Premium Penthouse | 990 sqft | 1,033 sqft | $2,430,000 | $2,531,000 | 2 | 3 | $540 / mth |
| 3 Bedroom | 1,055 sqft | 1,109 sqft | $2,488,000 | $3,101,000 | 18 | 21 | $540 - $630 / mth |
| 3 Bedroom Premium | 1,087 sqft | 1,184 sqft | $2,588,000 | $2,889,000 | 3 | 5 | $630 / mth |
| 3 Bedroom Premium Penthouse | 1,442 sqft | 1,442 sqft | $3,402,000 | $3,402,000 | 1 | 1 | $630 / mth |
| 4 Bedroom (Dual Key) | 1,475 sqft | 1,475 sqft | $3,919,000 | $4,091,000 | 3 | 3 | $630 / mth |
| 4 Bedroom Penthouse (Duplex) | 1,647 sqft | 1,776 sqft | $4,008,000 | $4,230,000 | 5 | 6 | $630 / mth |
| 4 Bedroom Premium Penthouse (Dual Key Duplex) | 2,185 sqft | 2,185 sqft | Fully Sold | Fully Sold | 0 | 1 | $720 / mth |
| Total | 44 | 59 |
This matters before you compare a price per square foot here against a newer launch. The Hillshore was granted its building plan approval on 1 December 2023 under the older floor area rules, so it is a pre-harmonisation development. Its strata areas are computed on the basis that applied before 1 June 2023, and that basis counts the air-conditioner ledge as part of the area you buy.
A worked example from the sale documentation makes it concrete. A Type A2 at 77 sqm is made up of an entrance, living and dining area of 21.6 sqm, a 6.3 sqm kitchen, a 12.2 sqm master bedroom, a 10.1 sqm second bedroom, a 5.1 sqm master bathroom, a 3.4 sqm common bathroom, a 5.4 sqm study, a 3.8 sqm household shelter, a 5.6 sqm balcony, and a 3.0 sqm air-conditioner ledge. The ledge is roughly 4% of the total.
Under the harmonised rules that took effect for development applications submitted from 1 June 2023, air-con ledges that form part of the strata area are counted into gross floor area, which removed the incentive to size them generously, and strata voids are excluded from the strata area altogether. A newer project’s stated size is therefore measured on a different basis from this one. Neither figure is wrong; they are not directly comparable, and the difference runs to a few per cent on a flat and considerably more on the five penthouses that carry a double volume void.
The maintenance fund works out at $90 per share value, and share values here fall into only three bands. Every two bedroom type, both two bedroom penthouse tiers, and the B1 and B8 three bedroom layouts carry 6 shares and pay $540 a month. Most of the three bedroom types, both three bedroom premium types, the C1 four bedroom dual key and all six four bedroom duplex penthouses carry 7 shares and pay $630. The C1 PH dual key duplex penthouse alone carries 8 shares and pays $720.
The practical consequence is that moving from a 743 sqft two bedroom to a 1,055 sqft B1 three bedroom adds nothing at all to the monthly maintenance bill, while moving from that B1 to the 1,087 sqft B3 next door adds $90. The full schedule sits in the Technical Specifications section below.
Tell us which stack, floor or unit type has caught your eye and the team will confirm the exact current price, any prevailing discount, and an indicative monthly commitment. No pressure, just the numbers you need in order to compare.
450 metres to Haw Par Villa MRT, on a Circle Line that closed its loop in July 2026
The Hillshore occupies two addresses on the inland side of Pasir Panjang Road, 290 and 292, on a 45,742.7 sqft freehold parcel that climbs away from the road. Haw Par Villa station is 450 metres away, about a five minute walk. The setting is a low rise residential pocket: landed housing on the boundaries, the Singapore Science Park and Kent Ridge immediately behind, and the working port frontage of the Greater Southern Waterfront across the road.
What changed materially in 2026 is the rail. Circle Line Stage 6 opened for passenger service on 12 July 2026, adding Keppel, Cantonment and Prince Edward Road between HarbourFront and Marina Bay and closing the Circle Line into a complete loop. Journeys from Haw Par Villa that previously needed a transfer at HarbourFront or Buona Vista now run as a single ride, and the line offers a choice of clockwise or anticlockwise travel to reach the same destination.
| Stops | Station or destination |
|---|---|
| 1 | Kent Ridge, for the National University of Singapore and the National University Hospital |
| 2 | one-north |
| 2 | Labrador Park, for Mapletree Business City and Labrador Tower |
| 4 | HarbourFront, for VivoCity |
| 4 | Holland Village |
| 7 | Prince Edward Road, for Shenton Way |
| 8 | Marina Bay |
Services 10, 30, 51, 143, 188 and 200 all call at Pasir Panjang Road outside the development. The westbound spread reaches Clementi, Jurong East, Boon Lay, Bukit Batok and Choa Chu Kang; the eastbound spread runs through Mapletree Business City and VivoCity and on to Raffles Place, Suntec City, Katong, Bedok and Tampines. Service 200 runs as a loop from Buona Vista, which gives a direct connection to the Buona Vista interchange without changing trains.
The immediate working population is unusually dense for a residential pocket this quiet. The Singapore Science Park adjoins the development to the rear. Within two stops are one-north, Mapletree Business City and Labrador Tower. The National University of Singapore and the National University Hospital are one stop away at Kent Ridge, and United World College South East Asia sits on the Dover side of the same belt.
Each of those figures belongs to the institution named rather than to this development, and each is worth checking against its operator’s own current published position before you rely on it.
Two things here sit at very different levels of certainty, and it is worth keeping them apart.
The rail is done. Circle Line Stage 6 opened on 12 July 2026, and that is a completed piece of infrastructure rather than a plan.
The waterfront itself is a long range plan. The Greater Southern Waterfront covers roughly 30 kilometres of Singapore’s southern coastline and depends on port land being released as terminal operations consolidate at Tuas, with container operations at Pasir Panjang Terminal to be consolidated at Tuas Port by the 2040s. There is no construction contract or completion date attached to the stretch opposite this development. It appears in national planning and it is a genuine long term prospect, but it is not a dated commitment, and it should not be read as one.
The relationship between the two blocks, the road and the hill behind is easier to read on site than on a plan. Book a viewing and the team can walk you through the site plan and the stacking chart together.
Two blocks, terraced into the hillside, with 13 metres of level difference between their rooftops
The site climbs away from Pasir Panjang Road, and the architecture follows it rather than levelling it. Block 290 sits low and near the road; Block 292 sits high and behind. Measured above mean sea level, Block 290’s roof runs from 33.0 metres at the front to 36.5 metres at the rear, and Block 292’s from 46.0 metres at the front to 50.1 metres at the rear. The driveway enters at 5.8 metres. That stepped arrangement is the single most consequential design decision here, and it drives the level of every unit, every facility and every outlook.
| Element | Level |
|---|---|
| Block 292 roof, rear | 50.1 |
| Block 292 roof, front | 46.0 |
| Block 292 roof terrace floor | 46.6 |
| Block 292 attic floor | 43.1 |
| Block 290 roof, rear | 36.5 |
| Block 290 roof, front | 33.0 |
| Block 290 attic floors | 33.2 and 29.7 |
| Lower penthouse floor | 29.7 |
| Driveway | 5.8 |
Both blocks are five storeys with an attic above, which is why the stacking chart shows a fifth storey and a fifth upper storey and why seven of the twenty-eight unit types are duplexes occupying both. Block 290 carries six stacks and Block 292 seven, thirteen in all, and the residential floors sit above a car park at the first storey and in the basements rather than beside it.
The figures step by storey rather than being uniform, and the ground floor is the surprise.
| Location | Living, dining and bedrooms | Kitchen and foyer | Balcony |
|---|---|---|---|
| First storey, B1 and B2 | 3.70 m, 3.20 m under bulkhead | 3.20 m | 3.75 m |
| First storey, B5 and B6 | 4.60 m, 3.20 m under bulkhead | 3.20 m | 4.60 m |
| Second to fourth storey, all types | 3.20 m, 2.70 m under bulkhead | 2.70 m | 3.25 m |
| Fifth storey, non penthouse | 3.20 m, 2.70 m under bulkhead | 2.70 m | 3.25 m |
| Penthouses | up to 6.00 m in the living or dining volume | 2.70 m | 3.25 m |
Bathrooms are 2.50 m throughout and the household shelter is 3.25 m in every type except two of the duplex penthouses, where it is 2.50 m. The four first storey units in B1, B2, B5 and B6 are the only homes outside the penthouses with a living space above 3.20 m, and the B5 and B6 pair at 4.60 m are the tallest of them.
Four outlooks are identified around the site: towards the National University of Singapore and Science Park Road, towards the sea and the Greater Southern Waterfront, towards Kent Ridge Park and Science Park, and towards Sentosa. These are stated at development level. No source assigns a specific outlook to a specific stack, so this guide does not, and any stack level claim you see elsewhere should be checked against the stacking chart with the sales team rather than taken on trust.
The levels do set a real constraint worth knowing before you choose a block. The neighbouring FM Global building has a roof level of 44.3 metres above mean sea level and sits at least 3.30 metres from the boundary. Block 292’s roof, at 46.0 to 50.1 metres, is above it. Block 290’s roof, at 33.0 to 36.5 metres, is below it. On the aspect that faces that building, height alone tells you the two blocks are not in the same position, and that is a question worth putting directly to the sales team for the specific unit you are considering.
Setbacks to the boundary run from 3.3 metres at the tightest points to 11.6 metres at the widest, and the front building sits about 7.5 metres back from the road. All are approximate and subject to final survey.
Level, block and aspect interact here in a way a floor plan cannot show on its own. Bring the stacks you are considering and the team can work through what each one faces using the stacking chart and the site plan together.
Twenty-eight unit types across ten bands, and what actually separates them
The Hillshore’s 59 homes are drawn as 28 distinct unit types, grouped into 10 price bands and spanning two to four bedrooms. Those are three different numbers and they are worth keeping apart: a band such as 3 Bedroom holds six separate layouts, while a band such as 4 Bedroom Premium Penthouse holds one. Sizes run from 743 sqft to 2,185 sqft. Every type is drawn on its own floor plan page.
Two features do most of the differentiating. The Premium suffix means a study: the 2 Bedroom Premium and 3 Bedroom Premium types carry one and their standard counterparts do not. The PH suffix means a fifth storey or fifth upper storey home, and seven of the thirteen penthouse types are duplexes running across two levels into the attic.
Two bedroom: eleven types, 22 units
| Type | Band | Size | Units | Stack | Share value | Maintenance |
|---|---|---|---|---|---|---|
| A1 | 2 Bedroom | 69 sqm / 743 sqft | 4 | 05/10, Blk 290 | 6 | $540 |
| A3 | 2 Bedroom | 69 sqm / 743 sqft | 3 | 12, Blk 292 | 6 | $540 |
| A2 | 2 Bedroom Premium | 77 sqm / 829 sqft | 4 | 02/07, Blk 290 | 6 | $540 |
| A4 | 2 Bedroom Premium | 75 sqm / 807 sqft | 2 | 13/18, Blk 292 | 6 | $540 |
| A5 | 2 Bedroom Premium | 79 sqm / 850 sqft | 3 | 15/20, Blk 292 | 6 | $540 |
| A6 | 2 Bedroom Premium | 76 sqm / 818 sqft | 1 | 13/18, Blk 292 | 6 | $540 |
| A1 PH | 2 Bedroom Penthouse | 85 sqm / 915 sqft | 1 | 05/10, Blk 290 | 6 | $540 |
| A3 PH | 2 Bedroom Penthouse | 84 sqm / 904 sqft | 1 | 12, Blk 292 | 6 | $540 |
| A2 PH | 2 Bedroom Premium Penthouse | 94 sqm / 1,012 sqft | 1 | 02/07, Blk 290 | 6 | $540 |
| A4 PH | 2 Bedroom Premium Penthouse | 92 sqm / 990 sqft | 1 | 13/18, Blk 292 | 6 | $540 |
| A5 PH | 2 Bedroom Premium Penthouse | 96 sqm / 1,033 sqft | 1 | 15/20, Blk 292 | 6 | $540 |
A4 and A6 are the same layout with a small difference at the study area, which is why they sit in the same band at 807 and 818 sqft and share stack 13/18. A1 and A3 are identical in size at 743 sqft and differ only by block.
Three bedroom: nine types, 27 units
| Type | Band | Size | Units | Stack | Share value | Maintenance |
|---|---|---|---|---|---|---|
| B1 | 3 Bedroom | 98 sqm / 1,055 sqft | 4 | 06, Blk 290 | 6 | $540 |
| B8 | 3 Bedroom | 100 sqm / 1,076 sqft | 1 | 14/19, Blk 292 | 6 | $540 |
| B3 | 3 Bedroom | 101 sqm / 1,087 sqft | 4 | 04/09, Blk 290 | 7 | $630 |
| B6 | 3 Bedroom | 101 sqm / 1,087 sqft | 4 | 11, Blk 292 | 7 | $630 |
| B5 | 3 Bedroom | 102 sqm / 1,098 sqft | 4 | 17, Blk 292 | 7 | $630 |
| B4 | 3 Bedroom | 103 sqm / 1,109 sqft | 4 | 03/08, Blk 290 | 7 | $630 |
| B2 | 3 Bedroom Premium | 101 sqm / 1,087 sqft | 4 | 01, Blk 290 | 7 | $630 |
| B7 | 3 Bedroom Premium | 110 sqm / 1,184 sqft | 1 | 14/19, Blk 292 | 7 | $630 |
| B7 PH | 3 Bedroom Premium Penthouse | 134 sqm / 1,442 sqft | 1 | 14/19, Blk 292 | 7 | $630 |
B1 and B8 are the two three bedroom layouts on 6 shares, which puts their maintenance at $540 rather than $630 despite B8 being 21 sqft larger than B1. B2 and B7 carry the study that makes them Premium. B1 and B3 are described by the developer as the wider frontage layouts, while B4, B5, B6 and B8 separate the dining from the living area. Every common bathroom in a three bedroom layout has jack and jill entrances and is mechanically ventilated.
Four bedroom: eight types, 10 units
| Type | Band | Size | Units | Stack | Share value | Maintenance |
|---|---|---|---|---|---|---|
| C1 | 4 Bedroom (Dual Key) | 137 sqm / 1,475 sqft | 3 | 16/21, Blk 292 | 7 | $630 |
| B6 PH | 4 Bedroom Penthouse (Duplex) | 153 sqm / 1,647 sqft | 1 | 11, Blk 292 | 7 | $630 |
| B3 PH | 4 Bedroom Penthouse (Duplex) | 154 sqm / 1,658 sqft | 1 | 04/09, Blk 290 | 7 | $630 |
| B2 PH | 4 Bedroom Penthouse (Duplex) | 155 sqm / 1,668 sqft | 1 | 01, Blk 290 | 7 | $630 |
| B1 PH | 4 Bedroom Penthouse (Duplex) | 158 sqm / 1,701 sqft | 1 | 06, Blk 290 | 7 | $630 |
| B5 PH | 4 Bedroom Penthouse (Duplex) | 159 sqm / 1,711 sqft | 1 | 17, Blk 292 | 7 | $630 |
| B4 PH | 4 Bedroom Penthouse (Duplex) | 165 sqm / 1,776 sqft | 1 | 03/08, Blk 290 | 7 | $630 |
| C1 PH | 4 Bedroom Premium Penthouse (Dual Key Duplex) | 203 sqm / 2,185 sqft | 1 | 16/21, Blk 292 | 8 | $720 |
The four dual key homes are the three C1 units and the single C1 PH, and they are the only layouts in the development with a junior master bedroom and a second, separate kitchenette. C1 PH is the largest home here and the only one on 8 shares.
This is the least obvious thing about the price list, and it is worth understanding before comparing an A1 against an A1 PH on price per square foot.
A1 PH, A2 PH, A3 PH, A4 PH and A5 PH are not larger homes than A1, A2, A3, A4 and A5. They occupy the same rooms at the same sizes. What the extra area represents is the double volume void above the living or dining space, which under the pre-harmonisation rules that apply to this development counts inside the strata area you buy. The living volume in these five types rises to 6.00 metres.
| Penthouse type | Base type | Strata void | Size difference |
|---|---|---|---|
| A1 PH, 915 sqft | A1, 743 sqft | 16.0 sqm | 172 sqft |
| A3 PH, 904 sqft | A3, 743 sqft | 14.9 sqm | 161 sqft |
| A2 PH, 1,012 sqft | A2, 829 sqft | 17.1 sqm | 183 sqft |
| A4 PH, 990 sqft | A4, 807 sqft | 17.1 sqm | 183 sqft |
| A5 PH, 1,033 sqft | A5, 850 sqft | 16.8 sqm | 183 sqft |
The same holds for B7 PH, whose 1,442 sqft includes a 24.2 sqm void above B7’s 1,184 sqft footprint. The six B series duplex penthouses and C1 PH are different: those genuinely add a second level in the attic rather than open volume, which is why they gain 500 to 700 sqft over their base type rather than 160 to 190.
None of this makes the volume worthless. A 6.00 metre living space is a real feature and it is the single most distinctive thing these five homes offer. It is simply not additional floor you can furnish, and a price per square foot computed across it is not measuring the same thing as a price per square foot on a flat.
Block 290 runs six stacks and Block 292 seven. Each stack carries one layout on the typical floors and its penthouse counterpart above, which is why the stacking chart labels most columns with two numbers, such as 03/08: the lower number is the stack on the typical floors and the higher one is the penthouse.
| Block | Stack | Typical floors | Penthouse |
|---|---|---|---|
| 290 | 01 | B2 | B2 PH |
| 290 | 02/07 | A2 | A2 PH |
| 290 | 03/08 | B4 | B4 PH |
| 290 | 04/09 | B3 | B3 PH |
| 290 | 05/10 | A1 | A1 PH |
| 290 | 06 | B1 | B1 PH |
| 292 | 11 | B6 | B6 PH |
| 292 | 12 | A3 | A3 PH |
| 292 | 13/18 | A4, with A6 on the third storey | A4 PH |
| 292 | 14/19 | B8 on the fourth storey, B7 on the fifth | B7 PH |
| 292 | 15/20 | A5 | A5 PH |
| 292 | 16/21 | C1 | C1 PH |
| 292 | 17 | B5 | B5 PH |
Two irregularities in the chart are worth knowing about because they look like errors and are not. Stack 14/19 in Block 292 holds the management office on the third storey, which is why that stack has three homes rather than four or five. Stacks 13/18 and 14/19 each carry two different layouts on different floors rather than one repeated up the column. And the first storey holds only four homes in total, B1 and B2 in Block 290 and B5 and B6 in Block 292, because the rest of that level is the arrival courtyard car park.
A Type A2, the 829 sqft 2 Bedroom Premium, breaks down as follows in the sale documentation, where the areas are certified by a registered land surveyor from the approved plans.
| Space | Approximate area |
|---|---|
| Entrance, living and dining | 21.6 sqm |
| Master bedroom | 12.2 sqm |
| Bedroom 2 | 10.1 sqm |
| Kitchen | 6.3 sqm |
| Balcony | 5.6 sqm |
| Study | 5.4 sqm |
| Master bathroom | 5.1 sqm |
| Household shelter | 3.8 sqm |
| Common bathroom | 3.4 sqm |
| Air-conditioner ledge | 3.0 sqm |
The estimated strata area of the property is 77 sqm. The individual areas are stated for reference and do not form part of the conditions of sale, and their total may differ slightly from the strata area because of rounding.
Several types differ by a single room or by where the study sits, and that reads far more clearly on the dimensioned plans than in a size table. Tell the team which types you are weighing up.
V-ZUG, Samsung, Blanco, Duravit, Hansgrohe, Geberit and Mitsubishi Electric, and where the specification steps
The brand list is the same across the development, but the specification is not uniform, and the differences are worth checking against the type you are considering. The kitchen steps three ways by unit size, and the bathrooms step three ways by which bathroom in which type.
Kitchen appliances and fittings
| Item | 2 Bedroom units | 3 and 4 Bedroom units | Dual key kitchenette |
|---|---|---|---|
| Hob | V-ZUG 4 zone induction | V-ZUG 4 zone induction | V-ZUG 2 zone induction |
| Oven | V-ZUG 60cm conventional | V-ZUG 60cm conventional | Not provided |
| Range hood | V-ZUG 60cm | V-ZUG 60cm | V-ZUG 60cm |
| Fridge | Samsung 70cm, 435L, 3 ticks | Samsung 90cm, 616L, 3 ticks | Samsung 70cm, 435L, 3 ticks |
| Washer dryer | Samsung 8kg + 6kg combo | Samsung 8kg + 6kg combo | Samsung 8kg + 6kg combo |
| Sink | Blanco 44cm single bowl | Blanco 78cm double bowl | Blanco 44cm single bowl |
| Mixer | Hansgrohe | Hansgrohe | Hansgrohe |
The dual key kitchenette is the column to read carefully if you are looking at a C1 or C1 PH. It is a genuine second kitchen with its own hob, hood, sink, fridge and washer dryer, which is what makes the secondary suite independently lettable, but it is a two zone hob and it has no oven. The main kitchen in those same homes carries the full 3 and 4 Bedroom specification.
Sanitary wares and fittings
| Item | Common bathroom | Master and junior master | Duplex penthouse master |
|---|---|---|---|
| WC | Duravit rimless | Duravit rimless | Duravit SensoWash washlet |
| Cistern and flush plate | Geberit concealed, bright chrome | Geberit concealed, gloss white | Geberit concealed, gloss white |
| Basin | Duravit 50cm undermount | Duravit undermount | Duravit above counter |
| Basin mixer | Hansgrohe Rebris S | Hansgrohe Vivenis | Hansgrohe Vivenis |
| Shower mixer | Hansgrohe | Hansgrohe Vivenis | Hansgrohe Vivenis |
| Rain shower | Not provided | Hansgrohe | Hansgrohe |
| Handshower | Hansgrohe Pulsify Select, with rail | Hansgrohe Pulsify Select | Hansgrohe Pulsify Select |
| Bidet spray | Hansgrohe EcoSmart | Hansgrohe EcoSmart | Hansgrohe EcoSmart |
The duplex penthouse master specification applies to seven homes only: B1 PH, B2 PH, B3 PH, B4 PH, B5 PH, B6 PH and C1 PH. A washlet WC and an above counter basin are what separate that tier, and they appear nowhere else in the development.
Flooring and air conditioning
| Space | Finish |
|---|---|
| Living, dining, study and foyer | Large format floor tile with matching skirting |
| Bedrooms | Engineered timber with skirting |
| Kitchen | Porcelain, ceramic or homogeneous tiles |
| Bathrooms and WC | Porcelain, ceramic or homogeneous tiles |
| Balcony | Porcelain, ceramic or homogeneous tiles with skirting |
| Household shelter | Porcelain, ceramic or homogeneous tiles with skirting |
Air conditioning is Mitsubishi Electric wall mounted fan coil units throughout.
The developer offers an approved balcony screen that a buyer may opt into at their own cost, and the cost by unit is set out on our Hillshore price page. It is a motorised retractable aluminium venetian blind system, and because it is the approved option it avoids the management approval problem that retrofitting usually creates.
It protects the balcony from rain when the blinds are tilted to the fully closed position. It does not seal the balcony for air conditioning, so it will not turn a balcony into an air-conditioned room. If enclosing the balcony properly is what you want, that is a conversation to have before you commit rather than after.
Materials, cabinetry and the actual size of a 78cm double bowl sink are the things a specification table cannot settle. The show unit is the place to judge them.
“What do eleven facilities across four levels actually give you?”
The Hillshore carries eleven numbered communal facilities, spread across the basement arrival level, the landscape deck, the third storey of Block 292 and its roof. For 59 homes that is a high ratio, and the terraced site is why they are on four levels rather than one: the deck that serves Block 290’s second storey is the same level that serves Block 292’s base.
| No. | Facility | Level | Dimension |
|---|---|---|---|
| 1 | Arrival Courtyard, the main drop off point | Blk 290 first storey / Blk 292 Basement 1 | |
| 2 | Badminton Court | Blk 292 Basement 1 | |
| 3 | Swimming Pool, a lap pool | Landscape Deck | 24.8 m long, 5.7 to 6.9 m wide, 1.2 m deep, water surface approx. 146.7 sqm |
| 4 | Pool Deck | Landscape Deck | |
| 5 | Jacuzzi | Landscape Deck | Water surface approx. 6.1 sqm |
| 6 | Gymnasium, air-conditioned | Landscape Deck | Approx. 26.1 sqm |
| 7 | Hillshore Clubhouse | Blk 292 third storey | |
| 8 | Play Pool | Blk 292 third storey | 11.0 m by 3.9 to 6.1 m, water surface approx. 50.6 sqm |
| 9 | BBQ Pavilion | Blk 292 third storey | Approx. 33.1 sqm |
| 10 | Play Cove | Blk 292 third storey | |
| 11 | Sky Grill | Blk 292 roof |
The 24.8 metre lap pool is the centrepiece, sitting on the landscape deck between the two blocks with the pool deck, jacuzzi and gymnasium arranged around it. A second, shallower play pool sits three storeys higher on Block 292 alongside the clubhouse, the BBQ pavilion and the play cove, and the sky grill sits above all of it on the roof.
Two further measured spaces on the third storey of Block 292 are worth knowing about. An air-conditioned function room of approximately 26.0 sqm, and a children’s playground of approximately 54 sqm. A rooftop dining pavilion of approximately 41.1 sqm sits on the fifth upper storey.
These are named differently in the developer’s facilities schedule and on its numbered site plan legend, which is why this guide gives both. Both documents list exactly eleven communal spaces at the same levels, so the count is settled at eleven; the naming is not something to read as two separate sets of facilities.
The site plan carries a second, separately lettered list of fifteen ancillary items: guard house, pedestrian gate, the driveway and fire engine accessway, a substation, bin centre, bicycle parking, water tank, refuse chamber, genset and consumer switch room in Block 290, and a water tank, refuse chamber, filtration pump room and two car park areas in Block 292.
These are infrastructure rather than amenity, and they are not counted in the eleven. Where a comparison of one development against another turns on a facility count, it is worth checking whether the two lists were drawn the same way.
The arrival courtyard, the landscape deck, the third storey and the roof read as one connected sequence on site and as four separate plans on paper. The team can take you through them in order.
“What are the technical details I should know before signing?”
The Hillshore is a freehold development of 59 units on 4,249.6 sqm, held on Lot 05130C MK 03 at Pasir Panjang Road, with a plot ratio of 1.4. Building plan A1919-00105-2022-BP02 was approved on 1 December 2023. Temporary Occupation Permit is expected on 30 Jun 2027 and legal completion on 30 Jun 2030, exactly three years later, which is the standard interval.
| Item | Detail |
|---|---|
| Project name | The Hillshore |
| Address | 290 Pasir Panjang Road, Singapore 119476, and 292 Pasir Panjang Road, Singapore 118633 |
| District | 5 (Rest of Central Region) |
| Tenure | Freehold |
| Site area | 4,249.6 sqm / 45,742.7 sqft |
| Plot ratio | 1.4 |
| Type of development | Private condominium |
| Total units | 59, including 4 dual key units |
| Blocks and storeys | 2 blocks of 5 storeys with attic, communal facilities and basement car parking |
| Stacks | 6 in Block 290, 7 in Block 292 |
| Mukim lot | Lot 05130C MK 03, Pasir Panjang Road |
| Building plan number | A1919-00105-2022-BP02 |
| Building plan approval | 1 December 2023 |
| Floor area basis | Pre-harmonisation |
| Expected Temporary Occupation Permit | 30 Jun 2027 |
| Expected legal completion | 30 Jun 2030 |
| Developer | Hillside View Development Pte. Ltd. |
| Developer licence | C1450 |
| Project account | Hong Leong Finance Limited, Project Account No. 101-3003924-9 |
Car parking, bicycles and lifts
| Item | Detail |
|---|---|
| Total car park lots | 59 |
| First storey, Arrival Courtyard | 21 lots plus 1 handicap lot |
| Basement 2 | 38 lots plus 1 handicap lot |
| EV charging lots | 4 |
| Handicap lots | 2, one at first storey and one at Basement 2 |
| Bicycle lots | 14, at Basement 1 below Block 290 |
| Motorcycle lots | None |
| Private lots | None |
| Visitor lots | None, parking is shared |
| Basement clearance height | Minimum 2.2 m |
The lot count matches the unit count exactly at 59, which means one lot per home with none spare and no dedicated visitor bays. Charging fees at the EV lots are set by the vendor rather than by the development.
| Item | Detail |
|---|---|
| Common passenger lifts | 4 in total, 2 per block |
| Block 290 service range | Basement 1 to fifth upper storey |
| Block 292 service range | Basement 2 to fifth upper storey |
| Speed | Approximately 1.6 m/s |
| Capacity | 13 persons, car 1,220 mm by 1,800 mm |
Maintenance fees by share value
| Share value | Monthly fee | Unit types |
|---|---|---|
| 6 | $540 | A1, A2, A3, A4, A5, A6, B1, B8, A1 PH, A2 PH, A3 PH, A4 PH, A5 PH |
| 7 | $630 | B2, B3, B4, B5, B6, B7, C1, B1 PH, B2 PH, B3 PH, B4 PH, B5 PH, B6 PH, B7 PH |
| 8 | $720 | C1 PH |
The rate is $90 per share value across all three bands, so the schedule is internally consistent and a share value tells you the fee directly.
Singapore harmonised the way four agencies define floor area with effect from 1 June 2023. The new definition applies to development applications submitted on or after that date, and to Government Land Sales sites launched for sale from 1 September 2022. It does not apply retrospectively, so a project marketed after June 2023 is not automatically measured on the new basis. What decides it is when the application was filed.
The Hillshore was granted building plan approval on 1 December 2023 on an application carrying a 2022 reference, and its sale documentation counts the air-conditioner ledge inside the strata area, which is the practical signature of the older basis. Under the harmonised rules an air-con ledge forming part of the strata area is counted into gross floor area, which removed the reason to make one generous, and strata voids are excluded from strata area altogether.
The consequence for a buyer is narrow but real. Comparing a price per square foot here against a harmonised project is not comparing like with like, because the denominator is measured differently. On a flat the difference is a few per cent. On the five penthouses carrying a double volume void it is closer to a fifth.
Hillside View Development, FRX Capital, and the two established groups standing behind them
The Hillshore is developed by Hillside View Development Pte. Ltd., UEN 202208309H, a Singapore company registered as a real estate developer and holding developer licence C1450. It is a subsidiary of FRX Capital Private Limited, which is itself affiliated with the Tong Eng Group and the Hong How Group. Both parent companies show up in this project’s own paperwork: the developer is registered at the Tong Eng Building on Cecil Street, and the project manager is Hong How Projects Pte. Ltd.
FRX Capital was founded in 2019 by Rachel Teo and Oliver Siah and oversees more than $500 million of real estate investment and development projects locally and internationally, through two wholly owned subsidiaries covering investment management and development management. Between them the two founders hold more than 30 years of combined experience across Singapore, Australia, the United Kingdom and Germany.
Awards
Recognition splits between the company and this specific project. FRX Capital has been named Best Boutique Developer at the PropertyGuru Asia Property Awards in both the Singapore and the Asia editions. The Hillshore itself has taken Best Boutique Condo Architectural Design (Singapore) and Highly Commended for Best Boutique Condo Development (Singapore) at the same awards, was a finalist for Best Boutique Condo Architectural Design (Asia), and has been recognised as a Top Boutique Development at the EdgeProp Excellence Awards.
The consultant team
| Role | Firm |
|---|---|
| Developer | Hillside View Development Pte. Ltd. |
| Architect | Park + Associates Pte. Ltd. |
| Main contractor | Nippon Builders Pte. Ltd. |
| Landscape consultant | SALD Pte. Ltd., trading as Salad Dressing |
| Project manager | Hong How Projects Pte. Ltd. |
| Civil and structural engineer | ERSS Consultants Pte. Ltd. |
| Mechanical and electrical engineer | Delta Crest Pte. Ltd. |
| Quantity surveyor | 1MH & Associates |
| Conveyancing solicitor | Dentons Rodyk & Davidson LLP |
| Creative | DeepPocket Branding & Design Pte. Ltd. |
Park + Associates is the design signature on this project, and the terraced massing that follows the hill rather than cutting into it is the clearest expression of it on this site.
Questions about the project account, the licence, the parent groups or previous completions are fair ones to put before you commit, and the team can answer them directly.
Detailed answers to the questions buyers ask most often
A study. A1 and A3, the two standard 2 Bedroom types, are both 743 sqft and have no study. A2, A4, A5 and A6 carry one and run from 807 to 850 sqft. The ceiling height schedule confirms it: the Premium types have a study at 3.20 metres on the typical floors, and the standard types have none. A4 and A6 are the same layout with a small difference at the study area, which is the whole of the 11 sqft between them.
A living or dining volume rising to 6.00 metres, nearly double the 3.20 metres in a typical unit. A1 PH, A2 PH, A3 PH, A4 PH and A5 PH each sit on the same footprint as their base type with the ceiling opened up above the main living space. The strata void that creates adds between 14.9 and 17.1 sqm to the area you buy, which is why an A1 PH is quoted at 915 sqft against A1’s 743 sqft on the same rooms. B7 PH does the same thing on a larger scale, with a 24.2 sqm void over B7’s footprint.
Seven: B1 PH, B2 PH, B3 PH, B4 PH, B5 PH, B6 PH and C1 PH. Each is drawn with a fifth storey plan and an attic plan, and the attic is a genuine second level rather than open volume, which is why these homes gain 500 to 700 sqft over their base type instead of the 160 to 190 sqft the single storey penthouses gain. They are also the only homes in the development with the upgraded master bathroom specification, a Duravit SensoWash washlet with an above counter basin.
A second, self-contained suite with its own entrance, junior master bedroom, junior master bathroom and kitchenette, inside one strata title. Four homes have it: the three C1 units at 1,475 sqft and the single C1 PH at 2,185 sqft, all in stack 16/21 of Block 292. The kitchenette is a real kitchen with a two zone V-ZUG induction hob, a V-ZUG range hood, a Blanco single bowl sink, a Hansgrohe mixer, a Samsung 435L fridge and a Samsung washer dryer. The main kitchen in the same home carries the full four bedroom specification with the 616L fridge and the 78cm double bowl sink.
Because the fee follows share value rather than floor area, and the two are not perfectly correlated here. B1 at 1,055 sqft and B8 at 1,076 sqft both carry 6 shares and pay $540 a month. B3 at 1,087 sqft carries 7 shares and pays $630. The rate is a constant $90 per share, so a share value tells you the fee exactly. The practical effect is that B1 and B8 are the two three bedroom layouts that pay the same monthly maintenance as a 743 sqft two bedroom.
Every three and four bedroom home. Those carry a Samsung 90cm 616L three tick fridge and a Blanco 78cm double bowl sink. The two bedroom types carry a Samsung 70cm 435L three tick fridge and a Blanco 44cm single bowl sink. Everything else in the kitchen is common to both: a V-ZUG four zone induction hob, a V-ZUG 60cm conventional oven, a V-ZUG 60cm range hood, a Samsung 8kg and 6kg washer dryer combination, and a Hansgrohe mixer.
PH marks a home on the fifth storey or fifth upper storey, and it covers thirteen of the twenty-eight unit types. It does not describe a single position in the building. Seven of the thirteen are duplexes running from the fifth upper storey into the attic. Five are single storey homes with a double volume void. A3 PH sits on the fifth storey itself rather than the fifth upper storey. The one thing every PH type shares is that it is the top home in its stack.
Its third storey is the management office rather than a home, so the stack carries three residences where most carry five: B8 on the fourth storey, B7 on the fifth, and B7 PH above. That is also why this one stack holds three different unit types instead of one repeated up the column. The stacking chart shows the office cell in the same grid as the homes, which is what makes the column look short at a glance.
If something about a specific unit type, stack or specification is not covered here, ask. The team can check it against the floor plans, the stacking chart and the specification schedules directly.
Want to ask an AI anything about The Hillshore, including things not on this page?
Copy the full property summary below and paste it into Gemini Notebook, ChatGPT, Perplexity, or any AI assistant of your choice as a source document. Once loaded, the AI can respond in detail to any question about the development, including: the twenty-eight unit types and how they differ, the unit distribution stack by stack, ceiling heights by storey, fittings and appliances by unit type, the eleven communal facilities, technical specifications, the floor area basis and what it means for a price per square foot comparison, the progressive payment schedule, the developer and consultant team, and location and connectivity.
Tip: For deeper research, try pasting this into Gemini Notebook, you can ask it follow-up questions, generate an audio overview, or cross-reference against other new launch condominiums you’re considering.
Compare The Hillshore with other Project Developments
Click to View the Buyer’s Guides, and use the Development Data
| Development | District | Classification | T.O.P. | Tenure | No. of Units | Type |
|---|---|---|---|---|---|---|
| Claydence | 15 | OCR | 2026-04 | Freehold | 28 | Condo |
| The Orie | 12 | OCR | 2030-05 | 99-Year | 777 | Condo |
| TMW Maxwell | 02 | RCR | 2028-06 | 99-Year | 324 | Mixed Development |
| Thomson Reserve | 20 | RCR | 2031-02 | 99-Year | 1268 | Condo |
| The Collective at One Sophia | 09 | CCR | 2029-12 | 99-Year | 367 | Mixed Development |
| Amberwood at Holland | 10 | CCR | 2030-06 | 99-Year | 212 | Condo |
| Lentoria | 26 | OCR | 2027-07 | 99-Year | 267 | Condo |
| Lucerne Grand | 22 | OCR | 2031-12 | 99-Year | 570 | Mixed Development |
| Lentor Gardens Residences | 26 | OCR | 2030-12 | 99-Year | 499 | Condo |
| Dunearn House | 11 | CCR | 2030-12 | 99-Year | 380 | Condo |
| River Green | 09 | OCR | 2030-06 | 99-Year | 524 | Condo |
| River Modern | 09 | OCR | 2032-12 | 99-Year | 455 | Mixed Development |
| Zyon Grand | 03 | RCR | 2032-09 | 99-Year | 706 | Mixed Development |
| Promenade Peak | 03 | RCR | 2031-02 | 99-Year | 596 | Condo |
| Vela Bay | 16 | OCR | 2031-12 | 99-Year | 515 | Condo |
| Chuan Park | 19 | OCR | 2028-09 | 99-Year | 916 | Condo |
| The Sen | 21 | RCR | 2030-08 | 99-Year | 347 | Condo |
| One Marina Gardens | 01 | CCR | 2029-04 | 99-Year | 937 | Condo |
| Narra Residences | 23 | OCR | 2030-01 | 99-Year | 540 | Condo |
| Terra Hill | 05 | RCR | 2028-01 | Freehold | 270 | Condo |
| SORA | 22 | OCR | 2028-10 | 99-Year | 440 | Condo |
| Coastal Cabana | 17 | OCR | 2029-03 | 99-Year | 748 | EC |
| ELTA | 05 | OCR | 2029-03 | 99-Year | 501 | Condo |
| Union Square Residences | 01 | CCR | 2031-03 | 99-Year | 366 | Mixed Development |
| Hudson Place Residences | 05 | RCR | 2029-09 | 99-Year | 327 | Condo |
| Grand Dunman | 15 | RCR | 2028-12 | 99-Year | 1,008 | Condo |
| 8@BT | 21 | OCR | 2028-11 | 99-Year | 158 | Condo |
| Meyer Blue | 15 | RCR | 2028-12 | Freehold | 226 | Condo |
| The Arcady at Boon Keng | 12 | RCR | 2028-12 | Freehold | 172 | Condo |
| The Myst | 23 | OCR | 2029-03 | 99-Year | 408 | Condo |
| Newport Residences | 02 | CCR | 2030-03 | Freehold | 246 | Mixed Development |
| Midtown Bay | 07 | CCR | 2023-06 | 99-Year | 219 | Mixed Development |
| Kassia | 17 | OCR | 2029-11 | Freehold | 276 | Condo |
| Norwood Grand | 25 | OCR | 2030-03 | 99-Year | 348 | Condo |
| Canberra Crescent Residences | 27 | OCR | 2030-04 | 99-Year | 376 | Condo |
| Pinery Residences | 18 | OCR | 2031-10 | 99-Year | 588 | Mixed Development |
| Parktown Residence | 18 | OCR | 2030-06 | 99-Year | 1,193 | Mixed Development |
| The Hillshore | 05 | RCR | 2027-06 | Freehold | 59 | Condo |