26 Bukit Batok East Avenue 2, Singapore 659920; 28 Bukit Batok East Avenue 2, Singapore 659921
Hillview Regency is the value-priced fleet of the Guilin subzone: resale deals across 2025 and 2026 carry a median of $1,188 psf, undercutting the newer freehold projects on the same rise by a wide margin. The 99-year leasehold project at Bukit Batok East Avenue 2 was completed in 2006, its 2 towers of 25 storeys holding 572 units in a two-format estate.
No MRT station falls within Hillview Regency’s 1km radius. That is worth stating plainly: this is a bus-and-drive estate, and the price sits where it does partly because of it. The nearest rail lines run through Bukit Batok and Bukit Gombak, both outside the immediate walking band.
Three primary schools sit within the 1km priority band: Bukit View Primary School, Keming Primary School and Lianhua Primary School. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide walks through exactly how that plays out.
The mix is a simple two-format estate: 162 two-bedders and 388 three-bedders, with no 1-bedroom or 4-bedroom stock at all. That skew makes this an owner-occupier building at heart, not a tenant-churn address.
On tenure: the 99-year lease runs from 2000, leaving roughly 73 years as of 2026. That is one of the older lease clocks in the district, and it deserves a horizon check against any long hold.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 904 - 1,173 | |||
| 3 Bedroom | 1,109 - 1,195 | |||
| Overall | 572 | 904 - 1,195 |
Guilin’s condo row prices by generation and by station distance, and Hillview Regency sits at the value end of both. The sections below put numbers on what that trade actually buys.
Most Hillview Regency resale transactions fall between $1,115 and $1,248 psf, with a median of $1,188 psf. That covers 32 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The subzone shows why. Hills Twoone (freehold, TOP 2016) traded at a median $1,636 psf over the same window, Natura@Hillview (freehold, 2015) at $1,593 psf, and even Guilin View, a 1999-vintage 99-year project, at $1,223 psf. Hillview Regency’s discount to the freehold pair runs 27 to 37%. Only Regent Heights, also from 1999, trades lower at $1,066 psf.
Recent prints, as of 2026: a 904 sqft 2-bedder at $1.01M, an 1,109 sqft unit at $1.36M, and an 1,109 sqft unit at $1.43M on a higher floor, the estate’s strongest 2026 print at $1,288 psf. The spread between the lowest and highest floors on comparable sizes runs about $170 psf.
Eyeing a specific stack or floor band? We pull the latest transactions before you offer, honest advice, no pressure. WhatsApp us
The measured size ladder, priced at the $1,188 psf median, covers 2-bedders from 904 to 1,152 sqft: about $1.07M at the small end up to about $1.37M at 1,152 sqft.
That is the full extent of the size data we hold. The 388 three-bedders, the majority of the building, do not appear in the measured floorplan ladder at all, so we cannot quote a priced size for them here. Anyone shortlisting a 3-bedder should confirm the exact square footage with the agent before offering, since 388 units of the estate’s stock currently has no verified size on our records.
Supply: the Guilin subzone holds 6 condo projects totalling about 2,206 units: Hillview Regency, Guilin View, Regent Heights, Natura@Hillview, Hills Twoone and Laurel Tree. The newest of the six, Laurel Tree, completed in 2021, and nothing further has launched in the subzone since.
Demand: Bukit Batok town holds about 29,003 four-room and larger HDB flats already past their Minimum Occupation Period, a large ready pool for a project built almost entirely on family-sized formats. Over the last 12 months the median Bukit Batok 4-room resale sold for $638,000 and the median 5-room for $810,000, both well under a 3-bedder’s quantum here.
Rental: 101 leases signed since January 2025 across the mix, with 2-bedders letting at a median $3,450 a month and 3-bedders at $4,200. On the measured 2-bedroom ladder, gross yields work out to roughly 3.6% to 4.6%, depending on the exact size and stack.
The honest take: no MRT within 1km is a real constraint for anyone who does not drive, the 388-unit 3-bedroom stock has no confirmed size data on our records, and a lease from 2000 leaves 73 years, a shorter horizon than most projects at this price point. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is still coming to the corridor.
Value-first families balloting for Bukit View, Keming or Lianhua Primary, HDB upgraders trading a station walk for a bigger quantum discount, and owner-occupiers who already drive and do not need the MRT on the daily commute. The simple two-format mix suits buyers who want a predictable, family-scale home rather than a tenant-optimised building.
Buyers who need a station within walking distance are better served by Hillhaven or Midwood, both closer to the Downtown Line at a higher price tier. For everyone else, Hillview Regency is the most direct way to buy family-sized space in this pocket of the district.
Thinking about Hillview Regency?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
Hillview Regency has 2 blocks of 25 storeys.
Hillview Regency rises 25 storeys across 2 blocks.
Hillview Regency has 572 residential units.
Hillview Regency offers 2 Bedroom (904 to 1,173 sqft), 3 Bedroom (1,109 to 1,195 sqft).
The floor plans we hold for Hillview Regency are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Hillview Regency sits on a site of about 22,845 sqm (roughly 245,900 sqft).
Hillview Regency is 99-year leasehold (lease from Jun 2000).
No, Hillview Regency is a 99-year leasehold development (lease from Jun 2000).
Hillview Regency is developed by Marina Green Ltd.
Hillview Regency is at 26 Bukit Batok East Avenue 2, Singapore 659920 – about 1.03km from Bukit Batok MRT (NS2).
Hillview Regency is in District 23 (Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang), in the Outside Central Region (OCR).
The nearest MRT is Bukit Batok (NS2), about 1.03km away.
Schools within 1km of Hillview Regency: Bukit View Primary School, Keming Primary School, Lianhua Primary School.
Primary schools within 2km of Hillview Regency: Bukit View Primary School, Keming Primary School, Lianhua Primary School, Bukit Timah Primary School, CHIJ Our Lady Queen of Peace, Dazhong Primary School, Princess Elizabeth Primary School and St. Anthony’s Primary School. Of these, Bukit View Primary School, Keming Primary School and Lianhua Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Hillgrove Secondary School, Bukit View Secondary School, Swiss Cottage Secondary School and Crest Secondary School.
Shopping malls within about 2km of Hillview Regency include West Mall, HillV2 Mall and Le Quest Mall.
Yes – parks within about 2km of Hillview Regency include Hillview Crescent Playground, Jalan Remaja Interim Park, Chu Yen Playground, Bukit Batok Town Park and Bukit Batok Neighbourhood Park.
Based on transactions in the last 12 months, PSF ranges from about $1,095 to $1,288.
Based on recent transactions, 2 Bedroom units start from about $990,000.
Hillview Regency has seen average rental yields of about 3.7% based on recent transactions, and the nearest MRT, Bukit Batok (NS2), is about 1.03km away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Hillview Regency is a good fit for school-focused families – Bukit View Primary School, Keming Primary School, Lianhua Primary School are within 1km.
Hillview Regency is a 99-year leasehold condominium in District 23 developed by Marina Green Ltd, comprising 572 units across 2 blocks. It obtained TOP in 2006.
Hillview Regency obtained TOP in 2006.
Hillview Regency is fully completed – TOP was obtained in 2006. Units are now available on the resale market.
Yes. Foreigners can buy Hillview Regency because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Hillview Regency is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
Hi 
We offer private property consultations for readers. Interested?
