Bukit Sembawang unveils Luxus Hills Phase 10 amid 66% jump in 999-year terraced house prices since 2020

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.

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“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.

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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.

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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%.