# Bukit Sembawang unveils Luxus Hills Phase 10 amid 66% jump in 999-year terraced house prices since 2020 - **Source:** EdgeProp Singapore - **Published:** 2026-08-14T01:00:00.000Z - **Author:** Cecilia Chow - **Original:** https://www.edgeprop.sg/property-news/bukit-sembawang-unveils-luxus-hills-phase-10-amid-66-jump-999-year-terraced-house-prices-2020 - **Topics:** Private Residential, New Launches, Transactions & Deals ## Featured rationale The launch may capture upgrading and intergenerational demand for scarce, modern landed homes, potentially supporting premiums for new 999-year properties despite higher construction costs. ## AI summary Bukit Sembawang unveiled Luxus Hills Phase 10 as islandwide average prices for 999-year resale terraced houses rose 66% from 2020 to 2Q2026. ## Original article Before Luxus Hills Phase 10 opened for preview at the end of July, Bukit Sembawang Estates’ head of marketing & sales, Cheryl Huan, would often see a woman walking up and down outside the showsuites. Huan found out that the woman, an existing resident and owner of one of the houses in an earlier phase of Luxus Hills, wanted to purchase a unit for her grandson. “She said she wanted to buy something new,” says Huan. She was not the only one. Other residents who bought into the earlier phases — some of which were completed about 15 years ago — were also considering whether to upgrade to a newer house within the estate. Read also: Bukit Sembawang’s 8@BT is 53% sold on launch weekend at an average price of $2,719 psf “The earlier phases didn’t come with lifts,” notes Huan. “They were only offered as an option. The latest phase comes with features suited to modern living, including a home lift.” Located off Ang Mo Kio Avenue 5, Luxus Hills is an established 999-year leasehold landed estate by listed developer Bukit Sembawang Estates. The lease commenced in 1879. The first phase of Luxus Hills was launched 17 years ago. Back then, an intermediate terraced house sitting on a 1,615 sq ft site was acquired off-plan for just under $1.62 million ($1,002 psf), according to a caveat lodged in July 2009. That same property, completed in 2011, changed hands for $3.85 million ($2,384 psf) in April 2022 — 138% above its purchase price. More recently, between June and July 2026, intermediate terraced houses at Luxus Hill View and Luxus Hill Drive have changed hands at prices ranging from about $5.09 million ($3,151 psf) to $5.22 million ($3,232 psf), respectively, based on caveats lodged. The $5.22 million transaction of the intermediate terraced house at Luxus Hill Drive has also set a benchmark for this housing type at Luxus Hills estate: The previous owner had purchased the property for $3.19 million ($1,974 psf) in September 2020, and recognised a capital gain of 63.7% after a holding period of nearly six years. Read also: Bukit Sembawang’s 8@BT draws 2,000 visitors on preview weekend; with units priced from $2,530 psf Mark Yip, CEO of Huttons Asia, notes that the price gain of the intermediate terraced house at Luxus Hill Drive is in line with the broader islandwide trend: In 2020, 999-year leasehold resale terraced houses islandwide averaged $3.2 million. By 2Q2026, the average had climbed 66% to $5.3 million. Rebuild or buy new? The cost equation Other prospective buyers at Luxus Hills are weighing whether to buy an older property and rebuild, or buy new from the developer. Within the established Seletar Hills landed housing estate is Mimosa Terrace, which is also off Ang Mo Kio Avenue 5. The freehold development has 74 three-storey terraced houses completed in 2004–2006. In July, a 20-year-old, freehold intermediate terraced house at Mimosa Terrace was sold for $4.39 million ($2,717 psf). If the new owner intends to redevelop the property, the construction and fit-out costs could add another $2 million, estimates Huan. “The owner might as well buy a new terraced house that is already fully fitted, with kitchen cabinetry, built-in wardrobes and white goods,” she says. The price gap between new and resale landed homes widened significantly in 2021 and 2022, reaching a high of 58.8% in 2022, notes Huttons’ Yip. It has since stabilised at around 28% in 2025 and 1H2026. Construction costs have risen by more than 30% since 2020, according to Huttons data analytics, pushing up development costs for new intermediate terraced houses. Read also: Bukit Sembawang to preview 8@BT condo at Bukit Timah Link That has also made some buyers more willing to pay a premium for new landed homes because of their “efficient layouts and rising construction and renovation costs”, says Yip. Final phases of Luxus Hills Of the 156 houses in Phase 10 of Luxus Hills, about 136 (87%) are terraced houses, with 18 semi-detached houses and two detached houses. They are expected to be completed sometime in 2H2028.. Two more phases are in the pipeline: Phase 11, with 161 houses; and Phase 12, with 159 houses. These last three phases (10, 11 and 12) sit on a 999-year leasehold land bank of over 1.31 million sq ft, based on Bukit Sembawang Estates’ annual report for FY2026 (ended March 31, 2026). Combined with the existing 437 houses, Luxus Hills will have an estimated 913 houses when the estate is fully completed. Two layouts, two takes on modern landed living While earlier phases of Luxus Hills were designed by RSP Architects, Phase 10 was designed by Park + Associates. The initial release in Phase 10 features 65 intermediate terraced houses across two different layouts: Types A and B. Type A sits on a 1,615 sq ft site with a built-up area of 4,046 sq ft across four floors, including the attic. The main entrance opens to a living and dining area in the front, with a dry and wet kitchen, household shelter and yard at the rear of the first level. The second level features a family room with a triple-volume (9m) ceiling, flanked by the master suite on one side and another en suite bedroom on the other. The third level contains the junior master suite and a fourth bedroom, with the fifth en suite bedroom on the attic level. Interior designer SuperFat Designs turned the attic bedroom of the Type A showsuite into a lounge and entertainment area that opens onto a roof terrace with a view of the neighbourhood. Type B sits on a 1,632 sq ft site with a built-up area of 4,475 sq ft across five floors: basement, first storey, second storey, third storey and attic. For the Type B showsuite, interior designer Index Design turned the family room on the basement level into a home office with a glass sliding door opening out onto an outdoor lounge area next to the car porch. It allows the homeowner to host work meetings on this level, separate from the family’s private quarters, says Huan. The dining area has a triple-volume ceiling height of 9m. In addition to the living and dining area, the first level includes the wet and dry kitchen, a larger yard and laundry area. The second storey features the master suite and another en suite bedroom, with the junior master and a fourth en suite bedroom on the third storey, and the fifth en suite bedroom in the attic has been turned into a family room. Each house comes with a car porch for two cars, five en suite bedrooms, a home lift, solar panels and V-Zug appliances — two refrigerators (one each in the dry and wet kitchens), a wine chiller, dishwasher and washing machine. The developer is even providing a laundry basket and ceiling-mounted clothes drying rack. In both Type A and Type B, the developer is also providing storage space for an ironing board and iron in the utility area. At the entrance, additional storage space is provided for golf bags and shoes. The master bedrooms also come with built-in wardrobes incorporating a dresser, chest of drawers and full-length mirror. Master bathrooms have bathtubs, with fittings and accessories from Kohler, including showerheads with massage functions. Households shrink, but appetite for space grows “Even though we have five en suite bedrooms, we know that not everyone has four children these days,” Huan notes. Family sizes in Singapore have indeed been shrinking: According to the Department of Statistics’ Household Survey, the average household size fell from 3.2 in 2020 to 3.1 in 2025. Yet Bukit Sembawang is betting that smaller households do not necessarily want smaller homes. It has therefore designed the bedrooms for flexible use, allowing them to be converted into entertainment rooms, private workspaces, studies, walk-in wardrobes or hobby rooms. Scarcity is also a factor: just 4.7% of households in Singapore lived in landed property in 2025, according to the Singapore Department of Statistics’ survey. Based on URA data, landed housing made up 73,902 units, or 16% of total private housing stock, in 2Q2026 — down from 18% in 2Q2019. That decline traces back to land constraints, Yip says. “The government has mostly reserved new sites for non-landed developments, leaving the private sector as effectively the only source of new landed homes. Since private landed launches tend to be smaller than non-landed ones, the landed share of total housing stock keeps shrinking.” Within the landed housing segment, terraced houses account for about 55%, semi-detached houses 31%, and detached houses, including Good Class Bungalows, the remaining 14% of the 73,902 units. Bukit Sembawang’s landed footprint Bukit Sembawang Estates traces its roots to a rubber company founded in 1911. It diversified into property development in the 1950s and listed on the Singapore Exchange Mainboard in 1968. Over the following decades, it developed about 2,500 landed homes in Seletar Hills and more than 1,000 in Sembawang Hills. At Nim Road, off Ang Mo Kio Avenue 5, the developer launched Nim Collection, a 99-year leasehold housing enclave released in four phases. Nim Collection Phase 1, comprising 47 units, was launched in March 2018. It was followed by Nim Collection Phase 2, with 51 units, released in June 2018. The third phase, Pollen Collection, saw 132 houses launched in October 2022. This was followed by Phase 4, Pollen Collection II, with 186 units released in phases from December 2025. Nim Collection is fully sold, at an average price of $1,589 psf, while Pollen Collection is 95% sold at an average of $2,161 psf, based on caveats lodged. Pollen Collection II is 40% sold based on units released to date, according to Bukit Sembawang Estates. Average transacted price is $2,471 psf, based on caveats lodged to date. Together, the four phases bring the total number of 99-year leasehold houses in the Nim Collection estate to 416 units. One final plot remains in the Nim Road area: a 205,528 sq ft site that, unlike the first four phases of Nim Collection, will be freehold. Bukit Sembawang obtained Written Permission in April 2025 to develop 85 houses there. With about 4,900 houses developed or in the pipeline, Bukit Sembawang says it is Singapore’s largest landed housing developer. ‘Legacy asset’ Since the private preview of Luxus Hills Phase 10 began at the end of July, it has drawn about 1,000 visitors, according to Bukit Sembawang. The official launch is targeted for September, with the developer yet to release indicative prices. For buyers like the woman who paced outside the sales gallery before it opened, the appeal is straightforward: owning a scarce landed asset that can eventually be passed on to the next generation. “Most buyers of landed homes view the asset as a wealth preservation and legacy tool, thus favouring 999-year or freehold landed homes over 99-year homes,” says Yip. “This in turn supports a faster price growth in 999-year and freehold houses.” Huttons’ data bears this out. Between 2020 and 1H2026, prices of freehold and 999-year leasehold landed homes rose 56.4%, compared with 47.2% for 99-year leasehold homes. By 1H2026, the price gap between the two segments had widened to 66.6%. ## Chinese translation > Translation model: openai_codex_cli ### 999年地契排屋价格自2020年以来上涨66%，武吉森巴旺推出Luxus Hills第10期 一些现有居民希望在该住宅区内升级换房，另一些则考虑为下一代购置物业。 在Luxus Hills第10期于7月底开放预览之前，武吉森巴旺地产营销与销售主管Cheryl Huan经常会看到一名女子在示范单位外来回走动。 Huan了解到，这名女子是现有居民，也拥有Luxus Hills较早期阶段的一栋房屋，她想为自己的孙子购买一个单位。“她说她想买一些新的东西，”Huan说。 她并不是唯一一个。其他在较早期阶段购房的居民——其中一些已在约15年前竣工——也在考虑是否要在该住宅区内升级到一栋更新的房屋。 另请阅读：武吉森巴旺8@BT在开盘周末售出53%，平均价格为每平方英尺新币2,719元 “较早期阶段并没有配备电梯，”Huan指出。“电梯当时只是作为一个选项提供。最新一期配备了适合现代生活的设施，包括家用电梯。” Luxus Hills位于Ang Mo Kio Avenue 5附近，是上市发展商武吉森巴旺地产打造的成熟999年地契有地住宅区。地契自1879年开始。 Luxus Hills第一期于17年前推出。当时，根据2009年7月登记的一项契约，一栋坐落在1,615平方英尺地块上的中间排屋以略低于新币162万元（每平方英尺新币1,002元）的楼花价格购入。 同一物业于2011年竣工，并在2022年4月以新币385万元（每平方英尺新币2,384元）易手，较其购入价高出138%。 近期，在2026年6月至7月期间，根据已登记契约，Luxus Hill View和Luxus Hill Drive的中间排屋分别以约新币509万元（每平方英尺新币3,151元）至新币522万元（每平方英尺新币3,232元）的价格易手。 Luxus Hill Drive这栋中间排屋的新币522万元交易，也为Luxus Hills住宅区这一房屋类型设立了基准：前业主曾于2020年9月以新币319万元（每平方英尺新币1,974元）购入该物业，并在持有近六年后取得63.7%的资本收益。 另请阅读：武吉森巴旺8@BT预览周末吸引2,000名访客；单位售价从每平方英尺新币2,530元起 合登集团亚洲首席执行官Mark Yip指出，Luxus Hill Drive这栋中间排屋的价格涨幅与全岛更广泛的趋势一致：2020年，全岛999年地契转售排屋的平均价格为新币320万元。到2026年第2季度，平均价格已上涨66%至新币530万元。 重建还是买新房？成本等式 Luxus Hills的其他潜在买家正在权衡是购买较旧物业并重建，还是直接向发展商购买新房。在成熟的Seletar Hills有地住宅区内有Mimosa Terrace，同样位于Ang Mo Kio Avenue 5附近。这个永久地契项目共有74栋三层排屋，于2004年至2006年竣工。 7月，Mimosa Terrace一栋楼龄20年的永久地契中间排屋以新币439万元（每平方英尺新币2,717元）售出。Huan估计，如果新业主打算重新开发该物业，建筑和装修配置成本可能再增加新币200万元。 “业主倒不如买一栋已经全套配置的新排屋，配有厨房橱柜、内置衣柜和白色家电，”她说。 合登集团的Yip指出，新建与转售有地住宅之间的价格差距在2021年和2022年显著扩大，并在2022年达到58.8%的高位。此后，该差距在2025年和2026年上半年稳定在约28%。 根据合登数据分析，自2020年以来，建筑成本已上涨超过30%，推高了新建中间排屋的开发成本。 另请阅读：武吉森巴旺将预览位于Bukit Timah Link的8@BT公寓 Yip表示，这也让一些买家因新有地住宅具备“高效布局以及不断上升的建筑和装修成本”而更愿意为其支付溢价。 Luxus Hills最后几期 Luxus Hills第10期的156栋房屋中，约136栋（87%）为排屋，另有18栋半独立式洋房和两栋独立式洋房。预计将于2028年下半年某个时间竣工。 另有两期正在规划中：第11期，共161栋房屋；第12期，共159栋房屋。根据武吉森巴旺地产截至2026年3月31日的2026财年年报，这最后三期（第10、11和12期）坐落在超过131万平方英尺的999年地契土地储备上。 加上现有437栋房屋，Luxus Hills在整个住宅区全面竣工后预计将拥有913栋房屋。 两种布局，两种现代有地生活诠释 Luxus Hills较早期阶段由RSP Architects设计，而第10期由Park + Associates设计。 第10期首批推出65栋中间排屋，分为两种不同布局：A型和B型。 A型坐落在1,615平方英尺地块上，建筑面积为4,046平方英尺，跨四层，包括阁楼。主入口通向前部的客厅和餐厅，首层后部设有干湿厨房、家庭避难室和后院。 第二层设有一个挑高三层（9米）天花的家庭厅，一侧为主人套房，另一侧为另一间套房卧室。第三层设有小主人套房和第四间卧室，第五间套房卧室位于阁楼层。 室内设计师SuperFat Designs将A型示范单位的阁楼卧室改造成休闲和娱乐区，并通向一个可俯瞰邻里的屋顶露台。 B型坐落在1,632平方英尺地块上，建筑面积为4,475平方英尺，跨五层：地下室、一楼、二楼、三楼和阁楼。 在B型示范单位中，室内设计师Index Design将地下层的家庭厅改造成家庭办公室，并设有玻璃推拉门，通向车廊旁的户外休闲区。Huan表示，这让屋主可以在这一层接待工作会议，并与家庭私人空间分开。 餐厅拥有9米的三层挑高天花。除客厅和餐厅外，首层还包括湿厨房和干厨房、较大的后院和洗衣区。二楼设有主人套房和另一间套房卧室，三楼设有小主人房和第四间套房卧室，阁楼的第五间套房卧室则已改造成家庭厅。 每栋房屋均配有可停放两辆车的车廊、五间套房卧室、家用电梯、太阳能板和V-Zug电器——两台冰箱（干厨房和湿厨房各一台）、一台葡萄酒冷藏柜、洗碗机和洗衣机。发展商甚至还提供洗衣篮和天花安装式晾衣架。 在A型和B型中，发展商还在实用空间内提供熨衣板和熨斗的收纳空间。入口处还为高尔夫球袋和鞋子提供额外收纳空间。 主人卧室也配有内置衣柜，并整合梳妆台、抽屉柜和全身镜。主人浴室设有浴缸，配件和附件来自Kohler，包括带按摩功能的花洒。 家庭规模缩小，但对空间的需求增长 “虽然我们有五间套房卧室，但我们知道如今并不是每个人都有四个孩子，”Huan指出。 新加坡的家庭规模确实一直在缩小：根据统计局的住户调查，平均住户人数从2020年的3.2人下降到2025年的3.1人。 然而，武吉森巴旺押注较小的家庭并不一定想要较小的住宅。因此，它将卧室设计为可灵活使用，允许其改造成娱乐室、私人工作空间、书房、步入式衣帽间或爱好室。 稀缺性也是一个因素：根据新加坡统计局的调查，2025年新加坡只有4.7%的住户居住在有地物业。 根据市区重建局数据，2026年第2季度，有地住宅共有73,902个单位，占私人住宅总存量的16%，低于2019年第2季度的18%。 Yip表示，这一下降可追溯到土地限制。“政府大多将新地块预留给非有地项目，使私人部门实际上成为新有地住宅的唯一来源。由于私人有地住宅推出规模往往小于非有地住宅，有地住宅在总住房存量中的占比持续缩小。” 在有地住宅细分市场中，排屋约占73,902个单位的55%，半独立式洋房占31%，独立式洋房（包括优质洋房）占其余14%。 武吉森巴旺的有地住宅版图 武吉森巴旺地产的根源可追溯至一家创立于1911年的橡胶公司。它在1950年代多元化进入房地产开发，并于1968年在新加坡交易所主板上市。 在随后数十年里，它在Seletar Hills开发了约2,500栋有地住宅，并在Sembawang Hills开发了超过1,000栋。 在Ang Mo Kio Avenue 5附近的Nim Road，发展商推出了Nim Collection，这是一个分四期推出的99年地契住宅 enclave。Nim Collection第1期包括47个单位，于2018年3月推出。随后，Nim Collection第2期共51个单位，于2018年6月推出。 第三期Pollen Collection于2022年10月推出132栋房屋。随后是第4期Pollen Collection II，共186个单位，自2025年12月起分阶段推出。 根据已登记契约，Nim Collection已全部售罄，平均价格为每平方英尺新币1,589元；Pollen Collection已售出95%，平均价格为每平方英尺新币2,161元。 据武吉森巴旺地产称，按截至目前已推出的单位计算，Pollen Collection II已售出40%。根据截至目前已登记契约，平均成交价为每平方英尺新币2,471元。 四期合计使Nim Collection住宅区的99年地契房屋总数达到416个单位。 Nim Road地区还剩最后一幅地块：一幅205,528平方英尺的地块，与Nim Collection前四期不同，该地块将为永久地契。武吉森巴旺于2025年4月获得书面许可，可在那里开发85栋房屋。 武吉森巴旺表示，连同已开发或规划中的约4,900栋房屋，它是新加坡最大的有地住宅发展商。 “传承资产” 据武吉森巴旺称，自Luxus Hills第10期于7月底开始私人预览以来，已吸引约1,000名访客。正式推出目标定于9月，发展商尚未公布指导价格。 对于像那名在销售展厅开放前在外踱步的女子这样的买家而言，其吸引力很直接：拥有一项稀缺的有地资产，最终可以传给下一代。 “大多数有地住宅买家将该资产视为财富保值和传承工具，因此偏好999年地契或永久地契有地住宅，而非99年地契住宅，”Yip说。“这反过来支持999年地契和永久地契房屋更快的价格增长。” 合登的数据印证了这一点。2020年至2026年上半年，永久地契和999年地契有地住宅价格上涨56.4%，相比之下，99年地契住宅上涨47.2%。到2026年上半年，两个细分市场之间的价格差距已扩大至66.6%。