Midwood Review — Hillview · D23
HuatScore: 68/100 — Good
Is Midwood a good buy?
HuatScore rates Midwood 68/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin future upgrader pool. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2023
- Units: 564
- Developer: Hong Leong × CDL
- Avg PSF: ~$1,925 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 52
- Recent resale PSF: ~$1,650 psf
- Gross rental yield: 4.2%
What works in its favour
- Both anchors locked in: 607m to CHIJ OUR LADY QUEEN OF PEACE and 418m (~5-min walk) to Hillview MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Healthy transaction liquidity: 52 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 100/100 — 9.2% annual turnover (52 resales/12mo). Units turn over fast; easy to find buyers when you exit.
- Real gross yield: 4.2%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
What to watch out for
- Thin future upgrader pool: Live count: 2 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 383 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Midwood suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
52 resales in a year, #2 in D23 — liquid. Average lah, got nuance. Your holding power decides.