Project Review:

Kent Ridge Hill Residences Review

Is it a good buy or bad buy?

Market View

Kent Ridge Hill Residences is one of the most anticipated condominium projects located in South Buona Vista Road. In this post, we are going to have an in-depth discussion about key aspects of the property and the surrounding region enabling you to make an informed decision as a home buyer or investor. 

Basic Information on the Project

Formerly known as Vista Park the site was bought by Oxley developers following acceptance of their bid worth SGD 418 million. Kent Ridge Hill site was launched in 31st October 2017 and is set to undergo massive transformation according to the group.

The owners of the former Vista Park were eyeing $350,000 translating to each owner would pocket $1.16 million- 3.5 million a premium price of over 60% that they would have gotten if they sold their property individually on the open market.

Factoring in the lease top-up premium of an estimated $66 million, the land rate price is approximated to be about $932 per square feet per plot ratio that is pared down to $906 psf ppr after taking into account the bonus balcony floor area. For investors and home seekers, the land rate is attractive compared transaction price of nearby Normanton park which stood at $969 psf ppr.

The development project will be built on a site area of 319, 250 sq. ft that have 61 years left on its lease. The development site has a plot ratio of 1:4 that accommodates to up to five storeys with a gross floor area of an estimated 446,951 sq. Ft.

According toTeakhwa real estate, a brokerage firm five bids were turned down after the price mark was set at $350 million. It was finally sold to Oxley group after they exceeded the asking price by 19.4%.

Kent Ridge Hill Residences come with a 99-year-old tenure and will compromise with a unit mix of 50 strata townhouses and 548 condominium units. The project will be completed on 31st December 2024.

also read: Kent Ridge Hill Residences Developer






April 2024

Site Area

29,659 m2 (319,249 sqft)

No. of Units

498 apartment + 50 strata landed


Oxley Spinel Pte Ltd

Project Location

The property development is situated along South Buona Vista road; there are no shopping centers or malls within the immediate vicinity. Resident can travel to Orchard Shopping Belt which a few minutes away. 

Ultimate Review of Kent Ridge Hill Residences 4

Kent Ridge Hill Residences Google Map Location

Kent Ridge Hill Residences Google Street View

Ultimate Review of Kent Ridge Hill Residences 8

According to Google maps, if you are driving The Orchard Road is a 15-minute drive via Alexandra Rd and Tanglin Rd a distance of 8.8 kilometers. However, walking can eat up a lot of your time as it 8.2 kilometers away and will take approximately an hour and forty-eight minutes.

Ultimate Review of Kent Ridge Hill Residences 9

Kent Ridge Hill Residences walking distance to Pasir Panjang MRT Station

Kent Ridge Hill residence is 700 meters away from Pasir Panjang MRT station, and it will take you approximately 9-minutes’ walk to the station, but it’s not advisable during adverse weather conditions.

The Pasir Panjang MRT station runs on a Circle line that can connect with other routes for easier and direct access to the CBD and Orchard Road making it convenient for working professionals and businesspeople.

You may also like: Kent Ridge Hill Residences within 1km of Reputable Schools 

Ultimate Review of Kent Ridge Hill Residences 10

If you are driving to Orchard Road according to Google Maps, it will take you an estimated 14-minutes to travel a distance 12 kilometers via Ayer Rajah Expressway.

Ultimate Review of Kent Ridge Hill Residences 11

If you are moving towards the Pasing Panjang Food Center, it will take you an estimated 3 minutes when driving a distance of 1.6 kilometers. If you decide to walk it will take you 8-minutes. There are a variety of eateries joints within the vicinity

Ultimate Review of Kent Ridge Hill Residences 12

For outdoor lovers, according to google maps, it will take you 20-minutes’ walk to Kent Ridge park via JLn Mat Jambol or Pasir Panjang Rd, driving is not advisable as its less than a minute away and during peak hours you can spend a lot of time in traffic.

The selling points about development

One of the main selling points of Kent Ridge Hill Residences is its lush greenery landscape with the surrounding area enjoying clean air and fresh air making the location on of the best eco-friendly place within Singapore.

Another great feature of the property is its large land size and low density making the property a private enclave tucked away from the bustle and hustle of the city. Its exclusivity and privacy are one of my favorite things about residential development. Future residents will get to enjoy the opportunity of having residents-only access to Kent Ridge Park within your very own home. Security is guaranteed 24/7

Its excellent locale makes it an ideal place to call home; the property is close to MRT station, bus stops and major expressways making movement and accessibility to the property easier and convenient while providing direct access to other parts of the country. Other properties within the region are located far from public transportation systems while those on West Coast Highway experience noise pollution.

The property is situated in an ideal location for investment, the master plan of the government to upgrade existing infrastructure and its closeness to Greater Southern Waterfront Development increases the potential for capital appreciation.

Also see the Kent Ridge Hill Residences Amenities

Possible bad points about the development

For investors purchasing the property for the sole purpose of rental yields will face significant competition from surrounding development projects. This competition may adversely affect rental income reducing the potential for high capital growth and occupancy rates. However, Kent Ridge Hill Residences is suitable for living as compared to renting it out to avoid current or future competition.

The property development has a 99- leasehold tenure which some investors and future owners might view as a limitation. Nearby condominium projects like Bijou, Horizon Residences, and Viva Vista come with a freehold providing competition to Kent Ridge Residences in future.

Traffic snarl and congestion may be a big problem during peak hours especially in the morning and evening especially in Pasing Panjar Rd and Orchard Rd. It’s to be seen whether the government will address the issue of congestion especially with new condominium launches slated in the coming years.

My thoughts about the development

From my point of view and concerned about one main thing. Firstly, newly launched condominium projects along Pasir Panjang MRT stations notably Bijou development project that comes with a freehold tenure, with average transacting prices over the last 12 months ranging from $1709- $2175 per square feet. Comparing the two properties that rival each other pricing for Kent Ridge Hill Residence is a bit higher.

Kent Ridge Hill is an outstanding place to call home, its lush greenery surroundings of more than 47 hectares of the forest park is just too hard to ignore. Residents will enjoy exclusive access to Kent Ridge Park, no property within the vicinity has that kind of access.

The median price per square feet for the past one year $1200 per square feet, if you factor in the approximated selling price of Kent Ridge Hill of $1700 per square feet, it’s a little bit over 40% over the current market rate.

Despite a lot of competition within the area due to its leasehold period and proximity of some properties being closer to MRT stations, in my opinion, is still feel Kent Ridge Hill is a perfect place to make a home. Its closeness to the CBD and privacy will make it a catchment for working class professional.

However, the government cooling measures to check on prices presents an opportunity to home buyers and investors a chance to invest in Kent Ridge Hill before the new policies come into effect.

Check out: Kent Ridge Hill Residences Floor plans


Ultimate Review of Kent Ridge Hill Residences 19

Kent Ridge Hill Residences Overview

Ultimate Review of Kent Ridge Hill Residences 20

Kent Ridge Hill Residences Garden

project ratings

  • Pricing – 80%

The property is strategically located to major transportation networks allowing easier access to and from the property to the city and other regions in Singapore. The property is well linked with Pasing Panjang MRT station and Harbourfront MRT Interchange Station which connects with other lines allowing faster movement within the property and other regions within the country.

It’s also close to a variety of amenities that are conveniently located catering to the needs of future residents. One of the most impressive factors according to me is that the property is located in a secluded area with a less dense population.

  • Location – 70%

In my opinion, the price set at $ 1700 per square feet is a bit high and unreasonable for a 99-year old leasehold. It’s on the upside considering the resale prices for freehold properties are much lower compared to Kent Ridge Hill Residences prices.

However, factoring prices per square feet of nearby development projects, it’s much more affordable as developers have begun a trend of quoting high indicative prices as a URA is reducing the number of condominium projects within the area.

  • Quality -90%

The property is elevated above road level underlining its exclusivity with ample greenery surrounding the project creates the perfect harmony with the natural ecosystem. Inspired by American master architect Frank Lloyd Wright each condominium unit will have high ceilings spacious living space and dining area creating a sense of space that nature brings.

With the thoughtful layout and efficient use of available space the property is ideally suited for individuals and families of varying sizes providing the ultimate urban living experience. Its comprehensive space management is what impressed me the most.          

error: Content is protected !!