TOP Year 2018      .       17 Mins Walk to MRT      .       HOTLINE: (+65) 6100 6090


Welcome to LUXUS HILLS by Bukit Sembawang Estates
Next Launch February / March 2020 . Selected Units Early Bird Price
39 Landed Homes . 999 Year Leasehold . Brand New Completed

Luxus Hills is a collection of architect-designed luxury landed homes. 999 year leasehold to last for generations.

Nestled in a low-rise private housing enclave on the corner of Yio Chu Kang Road and Ang Mo Kio Avenue 5, at the Seletar Hills Estate.

Just 78 terrace and semi-detached houses available for sale. The Signature Collection at Luxus Hill Drive represents Phases 8 and 9 of Luxus Hills Estate.


Brand new, among equally new neighbours. Completed, and ready for immediate occupation.

With flexible payment schemes: Normal Payment, Stay and Pay, or Reservation.

So that you have time to sell your existing place to avoid ABSD if need to do so, whilst ensuring you have a beautiful home to move into.

Artist's Impression . Luxus Hills Signature Collection

Artist’s Impression . The Luxus Hills Signature Collection


  1. Three-storey homes with 5 bedrooms each and home lift. A select few with private pool.
  2. Four of five of the bedrooms are en-suite. Each big enough to fit a king-size bed.
  3. Land area from 1,615 sq ft to 2,950 sq ft each. Built-up area from 3,541 sq ft to 3,810 sq ft.
  4. All units north-south facing to catch the best of the prevailing winds.
  5. Quality in the details and finishes. Kitchen appliances from De Dietrich, bathroom fittings from Villeroy & Boch.
  6. A choice of two colour schemes: Contemporary Warm or Cosmopolitan Cool.
  7. Luxus Hills Park and Ang Mo Kio Linear Park runs by the estate.
Luxus Hills Showflat . Bathroom and Kitchen

Luxus Hills Showflat . Bathroom and Kitchen


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  1. Rarity. Landed properties make up just 5% of Singapore’s total housing stock.
  2. Capital Appreciation. Historically has enjoyed higher value appreciation (for freehold and 999 year leasehold).
  3. Greater privacy. And more space to relax in. More room for multi-generational living too.
  4. You own that piece of land. So you have control over its use.

    To configure as you like. To plant what you like. And in time, to re-build to keep up with the times, or to suit design preferences or changing household needs.

Entertaining friends, alfresco dining, chilling out in the evenings at the rooftop? Urban farming on the terrace, your own organic herbs and vegetables? The options are there.

Artist's Impression . Luxus Hill Terrace Houses

Artist’s Impression . Luxus Hill Terrace Houses



These homes in Phases 8 and 9 of Luxus Hills have distilled and incorporated the best features from the previous phases 1 to 7.

  1. Efficient and functional layouts, refined from previous feedback. Private home lift (not found in early phases).
  2. At the heart of each of these Luxus Hill homes, is an airy double volume high ceiling over the dining space, crowned with a skylight.

    Bathing and brightening the interior with natural light, to create a pleasant inviting space.

  3. A flow of space from the living room, to the dining area, to the dry kitchen that produces an open feel. This seamlessness is carried out to the upper levels, to ensure cross-ventilation across all the bedrooms.
  4. External architectural facades that are modern and timeless. Comprising a classic silhouette, with ascending balconies. And air and light-well strips running through each terrace house.
Artist's Impression . Luxus Hill Semi-Detached House

Artist’s Impression of Luxus Hill Semi-Detached House



Luxus Hills is a BCA Green Mark Platinum & GoldPlus Award development.

  1. Energy Efficient. Solar Panels on the roof.
  2. Water Efficient. Rainwater Harvesting design that channels water from above. Save the water for watering the plants or washing the floor. Saves cost too.
  3. Eco-Friendly. The north-south orientation of the homes minimises heat intake and maximises wind flow. Producing cooler and more comfortable indoor spaces. And Air Filters, installed in all the houses, provide fresher and healthier air for your family.
  4. Environmentally Friendly. Each home is provided with two charging points for electric cars. Charge at your convenience.


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Name Luxus Hills
Developer Singapore United Estates (Private) Ltd
(Subsidiary of Bukit Sembawang Estates)
Status Landed Houses (Only Singapore citizens can buy)
Address 1 to 80 Luxus Hill Drive Singapore 804805 to 804797
District 28
Plot Ratio 1.4
Tenure 999 years w.e.f. 1 January 1879
T.O.P. Date TOP obtained in 2018
No. of Storeys 3
No. of Units 58 units of Terrace Houses
10 units of Corner Terrace Houses
10 units of Semi-Detached Houses
Total 78 Units
Car Park Spaces About 2 per unit
Architect RSP Architects Planners & Engineers (Pte) Ltd
Main Contractor Seah Construction Pte Ltd
M&E Engineers Squire Mech Pte Ltd
C&S Engineers RSP Architects Planners & Engineers (Pte) Ltd
Developer’s Solicitor Allen & Gledhill LLP
Payee Account Singapore United Estates (Private) Limited
Payment Scheme Flexible Payment Scheme


The Luxus Hills floor plan brochure is available. Please let us know via the Contact Form if you would like us to send you Luxus Hills house floor plans.

Units here use Aritco platform lifts from Sweden. Touted as the world’s first smart lift designed for private homes. It comes with a unique space-saving design, and a SmartSafety system.

The SmartSafety system features safety sensors, smart doors, and safety breaks to allow you to always escape in the event of power failure. There is even a child safety feature to keep children from using the lift when adults are not around.


Luxus Hill Site Plan Layout

Luxus Hill Site Plan Layout

The 78 houses of the Signature Collection, phases 8 and 9 of Luxus Hills Estate, is located on its east end. These units are oriented in an almost directly north-south orientation, lining the two sides of Luxus Hill Road.


The Luxus Hills showflat is taking viewing appointments. Please notify us via the Contact Form below if you wish to view the showflat.

Luxus Hill Showflat . Living Room

Luxus Hill Showflat . Living Room

Luxus Hill Showroom . Bedroom

The Luxus Hill Showroom . Bedroom

Luxus Hills Showflat . Bedroom

Luxus Hills Showflat . Bedroom


The Luxus Hills House Prices . Unit Types & Sizes . Click to Open / Close


Description No.
Land Area Floor Area
(m²) (sq ft) (m²) (sq ft)
Terrace 58 150 1,615 349 – 354 3,757 – 3,810
Corner Terrace 10 200 – 205 2,153 – 2,207 329 – 341 3,541 – 3,671
Semi-Detached 10 200 – 274 2,153 – 2,949 329 – 341 3,541 – 3,671
Total Units 78

Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

Luxus Hills Pricing . Click to Open / Close


Luxus Hills prices for the Preview start from an Early Bird nett price of $3.058M to $3.088M and upwards, for selected terrace units after all discounts.

Kindly let us know via the Contact Form below if you wish to be kept updated on the pricing.

Review of Luxus Hill Pricing . Click to Open / Close


So assuming an average selling price of around $3.1xM to $3.2xM for the terrace units, is it a good buy?

To compare like-for-like as much as possible, there are two options.

One is to compare with Belgravia Green close by, along the same stretch of landed housing.
With 81 units on freehold tenure, it is similar in profile to Luxus Hills’ Signature Collection.

Belgravia Green launched for sale in November last year 2018, and was 80% sold as of end July 2019.

The 3,400 sq ft terrace units with lifts were selling at around $3.0xM on that date.

Very slightly smaller, very slightly cheaper. Apparently quite equal. But Belgravia Green is cluster strata housing, so it is perhaps not the best comparison.



The other alternative is to take the cost of an old terrace house nearby, tearing it down, and re-building it yourself to the same level of finishing, for an apple-to-apple comparison.

Here is a screenshot from URA’s website, of sales of terrace houses in the vicinity with land of similar size.

Terrace Houses Sales of Similar Size in the Vicinity

Terrace Houses Sales of Similar Size in Luxus Hill Vicinity . Source: URA

Of course some of these are possibly in quite good condition, and may only need a touch up or slight renovations. So for the purposes of this review, we will take the $2.08M cost of the Parry Terrace house. Its location is also one of the nearest.

And for the purpose of calculating the cost of construction, we will base on just 3,000 sq ft, to account for a lower cost PSF for car porch and terrace areas.

So here is the very approximate maths.

(Construction cost ranges from about $300 to $350 PSF. We will use the lower figure, $300 conservatively, for the comparison here.)

Cost of land = $2,080,000
Construction costs = 3,000 x $300 PSF = $900,000
Consultancy fees = 15% of construction cost = $135,000
Submission fees, connection fees, etc = assume 5% = $45,000
Fittings + appliances + home lift = $100,000

Hence TOTAL COST = $3.26M

This excludes the intangible cost of your time involvement, and any possible overruns due to variation orders or ground conditions.

Hence on balance, the Luxus Hills prices could be quite a fair deal, if we take everything into consideration. So it’s up to you which option you favour, whether to take a DIY approach, or to go for a finished product here.


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Luxus Hills is built by Singapore United Estates (Private) Ltd, a subsidiary of Bukit Sembawang Estates, one of Singapore’s longest established and most reputable property companies.

Bukit Sembawang Estates Limited (“Bukit Sembawang” or “The Group”)

Bukit Sembawang’s main business is in real estate development and investment, alongside other property-related ventures. It made its first foray into property development in Singapore in the 1950s, and progressed to being a public-listed company by 1968.

In the last 50+ years since then the Group has contributed a significant share to the local private housing stock. Besides various condominiums, Bukit Sembawang is possibly best known for the many landed homes they have built. Including over 2,500 houses in Seletar Hills and over 1,000 houses in Sembawang Hills estate.

The Group’s mission statement is to build quality homes for generations to come.

Its commitment to its mission has earned Bukit Sembawang a solid reputation for dependability and quality, and a number of property awards and accolades. Many of their projects are marked by efficient and functional planning, and quality workmanship.

This is especially exemplified in the Group’s lastest launches, Nim Collection and Watercove. Other previous work include Skyline Residences, Paterson Collection, Parc Mondrian, Paterson Suites, The Vermont on Cairnhill, Straits Garden, and the earlier phases of Luxus Hills.

Nim Collection by Bukit Sembawang . Developer for Luxus Hills Estate

Nim Collection by Bukit Sembawang . Developer for Luxus Hills Estate

8 St Thomas by Bukit Sembawang . Developer for Luxus Hill Singapore

8 St Thomas by Bukit Sembawang . Developer for Luxus Hill Singapore


Luxus Hills Location Map . Amenities & Travel Distances

Luxus Hills Location Map . Amenities & Travel Distances . Click to Enlarge

  1. Location & Connectivity. The Luxus Hill location sits between Ang Mo Kio, considered one of the more central HDB estates, and Seletar Hills landed housing estate.

    Motorway access to the CBD is mainly via the CTE (Central Expressway), but in future some of the traffic load will divert to the NSE (North-South Expressway) that is currently being built.

  2. Nearest MRT Station. The Luxus Hills location is not within easy walking distance of any MRT station. However this place lies midway between two lines. So you can take a bus to perhaps Ang Mo Ko station on the North-South MRT line, or to Hougang station on the North-East line.

    In future, when the new Cross Island MRT Line completes in 2029, there will be a station nearer to hand, along Ang Mo Kio Avenue 3 near its Yio Chu Kang junction. If you don’t mind walking some 16 to 18 minutes, perhaps in the cool of evening, you can actually walk home from that station.

  3. Shopping, Banks, F&B, Supermarkets. The Luxus Hill location fares better than most landed housing estates in this respect. There is a neighbourhood shopping centre within 10 minutes walk or so, Hougang One. It houses a good sized Fairprice supermarket along with a food court, and a number of the usual shops and fast food outlets.

    Other than that, you would have to take a ride out if you are looking for a bigger mall. With AMK Hub at Ang Mo Kio town centre and Nex at Serangoon station being the nearest.

  4. Medical Amenities. The newly opened Sengkang Medical complex is about 3.5 km up a direct road. Comprising Sengkang Hospital, Sengkang Community Hospital, and Sengkang Medical Centre, it is comfortably close by.

  5. Reputable Schools. Ang Mo Kio is popular among families with school-going kids due to the number of reputable schools surrounding it. Such as Rosyth School, Nan Chiau Primary and High schools, Ai Tong School, CHIJ St Nicholas Girls’, and Catholic High School.

    Rosyth School is even within 1 km from Luxus Hills.

  6. Parks & Expressways Nearby

    Luxus Hill Location Plan . Parks & Expressways

  7. Recreational Amenities. Just being able to live here, in the mature landed housing estate of Seletar Hills and Luxus Hills, is itself a haven away from the bustle of city life.

    In addition, under NParks’ plans for convenient access to local parks, the Serangoon North Linear Park will be extended along Ang Mo Kio Avenue 5. Luxus Hill Park beside us offers a green space to relax in with a fitness corner, children’s playground, a field and plaza.

  • 1 to 3 Mins Walk to MRT
  • 10 to 12 Mins Walk to MRT
  • 13 to 15 Mins Walk to MRT
  • 16 to 18 Mins Walk to MRT
  • 19 to 21 Mins Walk to MRT
  • 22 to 24 Mins Walk to MRT
  • 25 to 27 Mins Walk to MRT
  • 28 to 30 Mins Walk to MRT
  • 31 to 33 Mins Walk to MRT
  • 34 to 36 Mins Walk to MRT
  • 37 to 39 Mins Walk to MRT
  • 4 to 6 Mins Walk to MRT
  • 7 to 9 Mins Walk to MRT
  • Deferred Payment Scheme
  • Dual Key Units
  • Luxury High-End Project
  • Near Park / Nature Reserve
  • Near Reservoir
  • Near Shopping Mall
  • Near Sports Complex
  • Near to City
  • Normal Payment Scheme
  • Payment Scheme
  • Prime District
  • Progressive Payment Scheme
  • Proximity to Primary School
  • Sale by Private Treaty
  • Sea / Water Views
  • Special Discounts
  • Special Features
  • Star Buys
  • Walk to MRT
  • Within 1KM of Ai Tong Primary School
  • Within 1KM of Anglo Chinese Primary School (Barker Road)
  • Within 1KM of Catholic High
  • Within 1KM of Cedar Girls Primary School
  • Within 1KM of CHIJ Primary School (Toa Payoh)
  • Within 1KM of Holy Innocents Primary School
  • Within 1KM of Kong Hwa Primary School
  • Within 1KM of Maris Stella
  • Within 1km of Methodist Girls' Primary School
  • Within 1KM of Nan Chiau Primary School
  • Within 1KM of Nan Hua Primary School
  • Within 1KM of Nanyang Primary School
  • Within 1KM of Ngee Ann Primary School
  • Within 1KM of Paya Lebar Methodist Girls' Primary School
  • Within 1KM of Raffles Girls Primary School
  • Within 1KM of River Valley Primary School
  • Within 1KM of Rosyth Primary School
  • Within 1KM of Singapore Chinese Girls' Primary School
  • Within 1KM of SJI Junior
  • Within 1KM of St Andrews Primary School
  • Within 1KM of Tao Nan Primary School


Singapore Property Phone Number
Email the Sales Channel here, or contact us at: (+65) 6100 6090

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