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The upcoming Pearl’s Hill BTO project is set to be a landmark development in Singapore’s public housing history. Standing at over 60 storeys, it will surpass the Pinnacle@Duxton to become the tallest HDB project in the country.
If you are a Singaporean single or couple considering a ballot, here is what you need to know:
- Location: Pearl’s Hill in Outram Park, right next to the Outram Park MRT
- Total Units: Approximately 1,700 units
- 2-room Flexi: Ideal for singles (aged 35+) and seniors
- 3-room & 4-room: Suitable for couples and small families
- HDB Rental Units: 140 public rental units integrated into the blocks to encourage social diversity
The project is almost certain to fall under the Prime Location Public Housing (PLH) model. This carries heavy financial and regulatory weight.
Prime Location Public Housing (PLH)
Property analysts predict a record-high subsidy clawback of 18% to 20%. For context, recent PLH projects had clawbacks of 9-14%. If you sell the flat for $1.5M in the future, a 20% clawback means returning $300,000 to the government.
Why? Because these HDB flats are in a high-value central area, HDB provides extra subsidies to keep the launch price “affordable” (estimated around $800,000 for a high-floor 4-room flat). To offset the “windfall effect,” a portion of the resale price must be returned to HDB.
There’s a 10-year Minimum Occupation Period (MOP) - which means you must live there for a decade before selling or renting out the entire flat. However, future buyers of your Pearl’s Hill BTO flat must also meet the prevailing income ceiling (currently $14,000 for families but maybe different in 10 years’ time), which may limit your pool of potential buyers compared to standard resale flats.
60-Storey HDB BTO Flats
Units above the 40th or 50th floor will offer panoramic views of the Central Business District and Chinatown. The Pearl’s Hill BTO’s estate design draws inspiration from mountain landscapes (山水，or Shan Shui), featuring sky gardens, terraces, and a canopy of trees to connect the urban height with Pearl’s Hill City Park.
However, watch out for longer lift waiting times! Residents in super-tall blocks (like Pinnacle@Duxton) report waiting 5 to 10 minutes for lifts during peak hours or maintenance. Speaking of maintenance - expect repairs for super-high-rise mechanical systems (lifts, pumps) can result in higher Service & Conservancy Charges (S&CC).
The Pinnacle@Duxton on 7 April 2021.
HDB Resale Prices
The Outram/Chinatown area is one of Singapore’s most supply-constrained HDB markets. Nearby Pinnacle@Duxton (16 years old) has seen 4-room flats average $1.3M to $1.5M in 2025/2026.
While the Pearl’s Hill BTO is expected to have a high subsidy clawback (18-20%) and a 10-year MOP, its entry price (estimated ~$600k-$800k) is roughly half the current market value of neighboring resale flats. Even with the clawback, the “safety margin” is immense.
The scarcity of 60-storey integrated city living ensures that even as the lease ages, the location premium remains high. However, the 10-year MOP means you cannot “flip” the property quickly, so appreciation is a long-term play (15+ years from launch).
| HDB Project Name | Launch Year | Launch Price | Resale Prices |
|---|---|---|---|
| Pinnacle@Duxton | 2004 | $340,000 – $450,000 | $1,350,000 – $1,520,000 |
| SkyVille / SkyTerrace @ Dawson | 2009 | $370,000 – $480,000 | $1,100,000 – $1,300,000 |
| Cantonment Towers (SERS) | 2000 | $250,000 – $300,000 | $1,050,000– $1,200,000 |
| Pearl's Hill BTO | Upcoming | $750,000 – $850,000 (TBC) | $1,500,000 (TBC until 2040) |
Prices listed above in the table are for HDB 4-room types.
The current nearest kindergarten to the upcoming Pearl's Hill BTO is My First Skool at 54 Chin Swee Road.
Childcare & Primary Schools
The Pearl’s Hill area is increasingly being rejuvenated for younger families, though it remains a “mature” estate with few school options. These are the current nearest preschools and childcare:
- My First Skool (Chin Swee): Just a ~5-minute walk away (Blk 54 Chin Swee Rd). It is an Anchor Operator, making it more affordable.
- Kinderland Preschool (Ministry of Manpower): Located at 18 Havelock Road (~6-8 min walk).
- Superland Pre-School (Kreta Ayer): Located at 28A Kreta Ayer Road (~10 min walk).
- New Life Preschool (Outram): Located at 254 Outram Road (~12 min walk).
The current nearest primary school to Pearl's Hill BTO is Cantonment Primary School.
There are currently 2 primary schools likely within 1km proximity. They are namely:
- Cantonment Primary School: The most likely school within the 1km radius for most blocks in this BTO.
- River Valley Primary School: Portions of the Pearl’s Hill site may fall within the 1km to 2km range, but Cantonment is the primary choice for those seeking the 1km priority.
Pearl’s Hill BTO Bus & MRT
The Pearl’s Hill BTO will be built on the former Outram Park Complex.
Considering its very central location, this BTO is actually very well connected to public transport networks in Singapore. For one, Outram MRT Station is located right next to Pearl’s Hill BTO. Outram MRT Station serves three MRT lines - East-West Line (Green), North-East Line (Purple), Thomson-East Coast Line (Brown).
MRT aside, there are major bus stops along New Bridge Road and Eu Tong Sen Street providing bus services (2, 12, 33, 54, 147, 190) directly into the heart of the CBD, Orchard Road, and Clarke Quay within 10–15 minutes.
Screenshot of a Grab ride from Outram MRT Station to Junction 8 in Bishan at 6:30pm on a Thursday in April, 2026. The ride will cost you at least $34.50 before miscellaneous fees and ERP charges.
Grab & Gojek Surcharge (Central Business District)
Yes, we are talking about exactly what you’re thinking! Unfortunately, the upcoming Pearl’s Hill BTO is considered a Central Area location. This means you’re going to be slapped with Central Area surcharges for your private hire rides (PHV) on Grab or Gojek. Yikes!
How much will it cost you? Most PHV apps and taxis apply a $3.00 to $5.00 surcharge per ride within the City Area during specific peak hours (typically 5:00 PM to 11:59 PM daily). Of course, you should also expect the base fare to be higher than in a heartland estate like Jurong, Woodlands, or Pasir Ris.
That’s not all... sorry! Depending on your route, entering or leaving the Pearl’s Hill area often requires passing through Electronic Road Pricing (ERP) gantries. During peak morning and evening hours, this can add anywhere from $1.00 to $6.00 to your total fare.
The current nearest supermarket near Pearl's Hill BTO is a Sheng Siong at 52 Chin Swee Road.
Supermarkets
For residents of the upcoming Pearl’s Hill BTO, daily grocery shopping is remarkably convenient with a variety of options catering to different budgets and tastes. The most accessible option is the Sheng Siong Supermarket at Block 52 Chin Swee Road, which is located directly across the road and is well-regarded for its budget-friendly prices.
For a more extensive range of household products, NTUC FairPrice at Chinatown Point is just a 10-minute walk away. Those looking for specialty Japanese groceries or late-night snacks can take a 12-minute stroll or a quick one-stop MRT ride to Don Don Donki at Clarke Quay Central.
Aside from People's Park Food Complex, Hong Lim food centre is also located in the same vicinity as the upcoming Pearl's Hill BTO project.
People’s Park Food Centre
The estate is also a dream destination for food lovers, situated within walking distance of some of Singapore’s most iconic hawker centres. A short 8-minute walk leads to People’s Park Food Centre, famous for its authentic Sichuan dishes and local favorites.
Slightly further out, about 10 minutes away, is the Chinatown Complex Food Centre, which holds the title of the largest hawker centre in Singapore. For even more variety, the renowned Maxwell Food Centre is reachable within a 12-minute walk, offering a vast array of heritage stalls and popular tourist eats.
There are no immediate halal food options currently in the vicinity of the upcoming Pearl's Hill BTO.
Halal Food
While Chinatown is a Chinese-majority precinct, Muslim residents and those seeking Halal options have plenty of reliable choices nearby. For 24/7 Indian-Muslim dining, An-Nur at Shenton Way is a staple for late-night meals.
Daily convenience is provided by Halal-certified fast-food chains like McDonald’s, KFC, and Burger King at Chinatown Point and People’s Park Hub. For quick takeaways, the basement of Chinatown Point houses several certified options such as Encik Tan, Stuff’d, and Sukiya.
Additionally, the historic food stretch of Zam Zam and Victory in the Bugis/Kampong Glam area is only a 10-minute bus or MRT ride away for those craving premium Nasi Padang and Murtabak.