Luxus Hills Review: Seletar Hills, District 28, 156 Homes
Luxus Hills in Seletar Hills: 999-year leasehold, 156 homes by Bukit Sembawang Estates. Location, unit mix, prices, plans and how it sold.
Luxus Hills Phase 10 put 65 terrace houses on sale in September 2026, and URA’s developer sales show 18 sold by the end of September 2026, a median of S$3,455 psf on land area. The houses sold for about S$5.5 million to S$7.1 million, according to a Propwise calculation from URA caveats for September 2026. No price list was public when EdgeProp and Stacked Homes reported in August, and the developer’s prospectus gives prices from S$5.5x million, subject to change. Phase 10 has 156 homes in all, on 999-year leasehold land, and the developer is releasing them in batches.
Latest updates
1 month after launch (September 2026)
URA developer sales for September 2026, the launch month, show 18 of the 65 homes put on sale had sold (28%), at a median of S$3,455 psf for the month’s new sales (the project has 476 homes in all; the rest have not been put on sale yet).
Luxus Hills at a glance
| Fact | Detail |
|---|---|
| Developer | Bukit Sembawang Estates |
| Address | Luxus Hill Heights, District 28 (Serangoon), OCR. The sales gallery is at Ang Mo Kio Avenue 5 (the developer's flagship gallery) |
| Tenure | 999-year leasehold from 1879 |
| Homes | 156 homes |
| Architect | Park + Associates |
| Expected TOP | Second half of 2028 |
Sources: EdgeProp, Stacked Homes and Bukit Sembawang's project page. The lead image, the other artist’s impressions and the plans are from Bukit Sembawang Estates’s press release pages.
Where it is: Seletar Hills, off Ang Mo Kio Avenue 5
Phase 10 is along Luxus Hill Heights in the Luxus Hills estate in Seletar Hills (District 28), reached by Seletar Green Avenue off Ang Mo Kio Avenue 5, according to Stacked Homes. The land was once a rubber plantation, the developer’s project page says, and Stacked Homes says the estate was first built on former farmland more than 17 years ago. The developer’s brochure gives travel times of 5 minutes to the Central Expressway, 8 to the Seletar Expressway and 11 to the Tampines Expressway.
No MRT station in the LTA data we use is within 2.5 km of the site in a straight line. The Cross Island Line’s Serangoon North station is named as the upcoming station by Stacked Homes and EdgeProp’s special feature, but neither gives a distance or an opening date. In a straight line from the site point, Greenwich V is about 670 m away and The Seletar Mall about 1,150 m. The site point is a point on Luxus Hill Heights from OneMap, not the exact plot. Walking and driving routes are longer.
- Luxus Hills
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
Schools: Rosyth about 1 km away
A special feature in EdgeProp, which the developer lists on its project page, names Rosyth School, Nan Chiau Primary and High Schools, CHIJ St Nicholas Girls’ School, Anderson Secondary School, Xinmin Primary and Secondary Schools, Anderson Serangoon Junior College and Nanyang Polytechnic as nearby, without distances. The feature’s photos are credited to the developer, so read it as marketing. In a straight line from the site, Rosyth School is about 1,070 m away, Nan Chiau Primary School about 2,430 m and CHIJ Saint Nicholas Girls’ School about 4,290 m. The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| Rosyth School | School | about 1,070 m |
| Nan Chiau Primary School | School | about 2,430 m |
| CHIJ Saint Nicholas Girls' School | School | about 4,290 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The estate: phase 10 of about 913 houses
Phase 10 is the tenth sales phase of Luxus Hills. The estate has 437 houses today, and Phases 11 (161 houses) and 12 (159 houses) are in the pipeline, which would bring it to about 913, according to EdgeProp on 14 August 2026. URA’s developer sales list the Luxus Hills project at 476 homes, which equals Phases 10 to 12 together (156, 161 and 159). Bukit Sembawang’s annual report for the year to 31 March 2026 shows a land bank of more than 1.31 million sq ft for Phases 10 to 12, EdgeProp says. The land is part of the developer’s own land bank, so there is no tender price to compare. URA’s developer sales name the developer as Singapore United Estates Pte Ltd.
Site plan and the estate around it
The brochure’s site plan shows the houses along Luxus Hill Heights, Luxus Hill Close and Seletar Green Walk, between Seletar Green Avenue and Yio Chu Kang Road, with Luxus Hill Park and the Ang Mo Kio Linear Park to the south. Some lots on Luxus Hill Heights are marked A or B on the plan, the two layouts shown below.
Homes and layouts: terraces first, 156 homes in all
Phase 10 has 156 houses: about 136 terraced (87%), 18 semi-detached and two detached, EdgeProp says. EdgeProp says the first release was 65 intermediate terraced houses in two layouts, while Stacked Homes says intermediate and corner terraces were previewed and the other homes will launch later. Four of the September caveats below are on land of 163 to 227 sqm, which suggests that larger corner houses were on sale too. Every house has five en suite bedrooms, a private lift, a car porch for at least two cars, rooftop solar panels and EV-ready provisions, according to the developer’s project page and EdgeProp, and V-Zug appliances, EdgeProp adds.
| Type A | Type B | |
|---|---|---|
| Kind | Intermediate terrace | Intermediate terrace |
| Land size | 1,615 sq ft | 1,632 sq ft |
| Built-up area | 4,046 sq ft | 4,475 sq ft |
| Levels | Four, including the attic | Five: basement, three floors and the attic |
| Bedrooms | Five, all en suite | Five, all en suite |
Source: EdgeProp, 14 August 2026. Both layouts have a 9 m triple-volume ceiling over the family or dining area.
Stacked Homes toured the show units near the corner of Luxus Hill Heights and Seletar Green Avenue. In the Type A layout the living and dining area is on the first floor, leading to a kitchen with separate dry and wet sections, and the second floor holds the master bedroom and a second bedroom of about 159 sq ft. The fifth bedroom is on the top floor, styled as an entertainment lounge with a small roof terrace. In the Type B layout you arrive on the first floor, which has a household shelter, shoe storage and a study niche, and the living and dining area is on the second floor, with a double-height dining area that seats about 10. Stacked Homes says the Type B layout may suit buyers who want more privacy.
The developer’s brochure gives a full set of plans for each layout, drawn for house no. 98 (Type A) and house no. 94 (Type B) on Luxus Hill Heights. On the Type A plans the 1st storey holds the living and dining rooms, the wet and dry kitchens, the lift and a household shelter. The 2nd storey holds the master bedroom, bedroom 3 and a family room, the 3rd storey a junior master bedroom and bedroom 4, and the attic bedroom 5 and an open roof terrace. Type B adds a basement that holds the car porch, a family room, a store and a household shelter, with the 1st storey above it. The brochure says the estimated floor areas include the car porch, the car porch roof terrace, the open terraces, the RC ledges and the meter compartment, so they are larger than the rooms alone. The land areas are for those two plots.
How the price compares: new against resale in the same estate
Phase 10 prices were not public when Stacked Homes and EdgeProp wrote in August: the developer said it would set them after a preview of about two months. URA’s caveats now show what buyers paid. The table below uses URA’s caveats for contracts in June to September 2026, with psf on land area, which is how URA states psf for landed homes.
| Homes in Luxus Hills | Land area | Caveats | Price | Psf on land area |
|---|---|---|---|---|
| New sales, September 2026 | 150 to 156 sqm (1,615 to 1,679 sq ft) | 13 | S$5.50 million to S$5.83 million | S$3,360 to S$3,520 |
| New sales, September 2026 | 163 to 227 sqm (1,754 to 2,443 sq ft) | 4 | S$5.67 million to S$7.07 million | S$2,894 to S$3,229 |
| Resales of terraces, June to August 2026 | 150 sqm (1,615 sq ft) | 6 | S$4.76 million to S$5.23 million | S$2,948 to S$3,239 |
Source: URA caveats, Propwise calculation, as at 17 October 2026. Repeated landed rows are counted once. The count of caveats differs from URA’s developer-sales count of homes sold.
The new terraces of about 150 sqm sold at S$3,360 to S$3,520 psf, and resales of terraces of the same land size in the estate over the three months before changed hands at S$2,948 to S$3,239 psf. EdgeProp’s article of 14 August names two of those resales: an intermediate terrace at Luxus Hill View for about S$5.09 million (S$3,151 psf) and one at Luxus Hill Drive for S$5.22 million (S$3,232 psf), whose previous owner paid S$3.19 million (S$1,974 psf) in September 2020. A unit from the first phase of the estate, bought off the plan for just under S$1.62 million (S$1,002 psf) in July 2009, resold for S$3.85 million (S$2,384 psf) in April 2022 (EdgeProp).
For the market as a whole, Huttons’ Mark Yip said the average price of 999-year resale terraces rose from S$3.2 million in 2020 to S$5.3 million in the second quarter of 2026, a rise of 66% (EdgeProp, 14 August). The premium of a new terrace over a resale one peaked at 58.8% in 2022 and was about 28% in 2025 and the first half of 2026, he said, and construction costs are up more than 30% since 2020. In a later EdgeProp report on September’s sales, he put the premium at 27.7% in the second quarter of 2026 and 20.8% in the third, and said the narrowing prompted buyers to consider new terraces (EdgeProp, 15 October 2026).
The developer’s own comparison is with a condo. Its prospectus sets an intermediate terrace at an estimated S$5.5x million, with 4,000 to 4,500 sq ft across four to five levels, against a 99-year condo in Ang Mo Kio at S$5.48 million with 2,293 sq ft on a single level, for which it cites URA. That is the developer’s pitch, and the choice of condo is the developer’s.
How it launched
A private preview began at the end of July 2026, and about 1,000 visitors had come by 14 August, EdgeProp says. The developer called the first release 65 intermediate terraced houses and targeted the official launch for September, according to the same report. No report gives a single launch day, so this review dates Phase 10’s first sales to September 2026 from URA’s data. URA’s developer sales list 65 homes on sale in September, so all of the first release was on sale by the end of that month, and no report gives a date for the next batch.
Eighteen terrace houses sold in September, EdgeProp reported on 15 October. Mark Yip of Huttons said 19 of the 296 new private homes sold in September were landed, the most in a month since April 2018. An earlier phase of the estate sold faster: the 39 houses of the Contemporary Collection were all sold about two weeks after private previews began on 14 February 2020, at S$2,070 to S$2,100 psf on land area for intermediate terraces (EdgeProp, 1 March 2020). Bukit Sembawang’s other recent landed project, Pollen Collection II (186 homes, 99-year leasehold, released from December 2025), was 40% sold at an average of S$2,471 psf, EdgeProp said in August.
How it sold
The table follows the homes put on sale and sold since the launch, as developers report them to URA. It shows the launch month and the months after it; a month that URA has not published yet reads “not yet”.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Sep 2026 | 65 | 18 | 28% | S$3,455 |
| 1 month later | Oct 2026 | not yet | not yet | not yet | not yet |
| 3 months later | Dec 2026 | not yet | not yet | not yet | not yet |
| 6 months later | Mar 2027 | not yet | not yet | not yet | not yet |
| 12 months later | Sep 2027 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
By the end of September 2026, 18 of the 65 homes on sale had sold, which is 28%. The share is of the homes released so far, not of all 156 in Phase 10 or the 476 on URA’s project list.
What it costs to buy
The developer’s starting price of S$5.5 million is above the S$3 million line where the top rate of buyer’s stamp duty applies. The table shows the duty at each rate. Additional buyer’s stamp duty depends on who is buying and how many homes they own.
| Portion of price or market value | Rate | Duty on that portion | Cumulative duty |
|---|---|---|---|
| First S$180,000 | 1% | S$1,800 | S$1,800 |
| Next S$180,000 | 2% | S$3,600 | S$5,400 |
| Next S$640,000 | 3% | S$19,200 | S$24,600 |
| Next S$500,000 | 4% | S$20,000 | S$44,600 |
| Next S$1,500,000 | 5% | S$75,000 | S$119,600 |
| Above S$3,000,000 | 6% | — | — |
Who it suits
The houses suit owner-occupier families who want a large landed home in the north-east and can spend about S$5.5 million or more. The plans give five en suite bedrooms, a private lift and a two-car porch, which fits a multi-generational household, as the developer’s brochure suggests. A buyer who wants privacy on the upper floors may prefer Type B, according to Stacked Homes.
It does not suit a buyer who wants a quick MRT commute: the Serangoon North station is still upcoming and no source gives a distance or date. It does not suit a household that wants to move soon, because expected completion is in the second half of 2028. Nor does it suit a buyer who wants to pick from many house types today: only 65 terraces were on sale in September, and the semi-detached and detached homes had not been released. The prospectus lists no monthly maintenance fee for the houses and a fee for a condo, and a condo buyer should weigh that against the shared facilities a condo has.
Strengths and trade-offs
Strengths
- 999-year leasehold land, with a lease that began in 1879 (EdgeProp).
- Large homes: 4,046 and 4,475 sq ft built-up on land of about 1,615 sq ft (EdgeProp), with five en suite bedrooms and a private lift.
- The new terraces of about 150 sqm sold at S$3,360 to S$3,520 psf on land area, against resales of S$2,948 to S$3,239 psf in the same estate (URA caveats, a Propwise calculation).
- The premium of a new terrace over a resale one fell to 20.8% in the third quarter of 2026 from 27.7% in the second, according to Huttons’ Mark Yip (EdgeProp).
- Rooftop solar panels and EV-ready provisions come with every house (developer’s project page).
Trade-offs
- The price starts at about S$5.5 million, and the developer’s prospectus gives it only as S$5.5x million, subject to change.
- Only 18 of 65 homes had sold by the end of September 2026, slower than the earlier Contemporary Collection.
- The nearest MRT station is not yet built, and no source gives its distance or date.
- Completion is expected in the second half of 2028 (EdgeProp).
- The estate is still growing: Phases 11 and 12 add 320 more houses, so more building is planned in the estate (EdgeProp).
