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*Images used are for illustration purposes only
About Luxus Hills
Off Ang Mo Kio Avenue 5, in District 28, Luxus Hills | The Estate is the newest stretch of a landed estate that Seletar Hills has been growing into for seventeen years. One hundred and fifty six houses make up this release. Most of them are intermediate terraces, with eighteen semi-detached and two detached among them. The land beneath them is held on a lease of nine hundred and ninety nine years, granted back in 1879. Keys are expected at the end of 2028.
What you notice first is the quiet. Four hundred and thirty seven houses from the earlier phases already line these roads, lived in long enough that the trees planted beside them have closed over the tarmac, and the light on the pavement comes down through leaves. Children come back from the bus stop on foot. Cars sit in porches rather than along the kerb. Ang Mo Kio Linear Park runs along the southern edge of it all, so you get to live near greenery. Unlike other developments which may have cleared the nature around it to make way for the houses.
Indoors, the houses are drawn for a household that does not stay one size. The family room opens nine metres overhead. Five ensuite bedrooms mean nobody queues for a bathroom on a weekday morning, and a lift runs the full height of the house, so the top floor is as usable at seventy as it is at seven. Terraces come off the living spaces and the attic gives onto a roof terrace of its own. This is the house families on these roads spend two million and a year living elsewhere trying to renovate their way towards. Here it arrives finished, down to the V-ZUG appliances in both kitchens and the Kohler fittings in the bathrooms.
There is not much of this land left. Phase 10 is the third from last, and after Phase 11 and Phase 12 the estate closes at around nine hundred and thirteen houses with nothing behind them. The company finishing it has been here since 1911, when the ground was still a rubber plantation, and the streets show it in their width. Day to day it makes for an unhurried sort of address. The trees are already tall, the neighbours already know the road, and the evening comes in over a street that has had time to settle. You may want to get in on this before it's too late!
Main Selling Points
No.1
Land Held Since 1879
The lease under these houses was granted on the first of January 1879 and runs for nine hundred and ninety nine years. Numbers that size stop registering until you set them beside the alternatives. A ninety nine year lease signed this year expires in 2125. This one expires in 2878. Nearly every new landed home going up in this part of Singapore sits on ninety nine years, including two developments by this same developer about two kilometres away. The other route to permanence is a freehold house somebody has already lived in for twenty or thirty years, with the staircase and the wiring to match. New and held this long is a rare pairing in Singapore, and it is where a your family can stay for generations to come.
No.2
New House, Settled Street
No.3
A Lift In Every Home
Every house in this phase has its own electric lift running the full height of it. The earlier phases here offered one as an option. Somewhere between those phases and this one a lift stopped being an indulgence, and in a house of four storeys it now decides whether the top floor gets used at all. Five ensuite bedrooms mean nobody queues for a bathroom. The porch takes two cars and the points for an electric charger are already run, and a nine metre ceiling opens over the family room. The bedrooms were designed for flexibility, because one could be a study, a hobby room or somewhere for your relatives or friends to sleep in when they come over to visit.
No.1
Land Held Since 1879
The lease under these houses was granted on the first of January 1879 and runs for nine hundred and ninety nine years. Numbers that size stop registering until you set them beside the alternatives. A ninety nine year lease signed this year expires in 2125. This one expires in 2878. Nearly every new landed home going up in this part of Singapore sits on ninety nine years, including two developments by this same developer about two kilometres away. The other route to permanence is a freehold house somebody has already lived in for twenty or thirty years, with the staircase and the wiring to match. New and held this long is a rare pairing in Singapore, and it is where a your family can stay for generations to come.
No.2
New House, Settled Street
Landed homes tend to arrive in one of two conditions. Either the estate around them is established and the house inside it was laid out in the 1980s, or the house is new and the road outside it is bare. Luxus Hills | The Estate sits in the gap between the two. Park + Associates drew these houses, and they are going up inside an estate occupied since 2009, on streets with mature trees and neighbours who already recognise one another's cars. A twenty year old terrace nearby changed hands for $4.39 million in July, and rebuilding one to this standard adds roughly two million more. For a family weighing whether to knock down the house they own three roads away, this is the same result without the demolition, the permits and the year spent living somewhere else.
No.3
A Lift In Every Home
Every house in this phase has its own electric lift running the full height of it. The earlier phases here offered one as an option. Somewhere between those phases and this one a lift stopped being an indulgence, and in a house of four storeys it now decides whether the top floor gets used at all. Five ensuite bedrooms mean nobody queues for a bathroom. The porch takes two cars and the points for an electric charger are already run, and a nine metre ceiling opens over the family room. The bedrooms were designed for flexibility, because one could be a study, a hobby room or somewhere for your relatives or friends to sleep in when they come over to visit.
*Images used are for illustration purposes only
luxus hill is great for...
Families
A household running to three generations is the shape these houses were drawn around. Five ensuite bedrooms mean the grandparents, the children and whoever is visiting each keep a bathroom of their own, which is the detail that decides whether living together stays pleasant past the first month. The lift makes the top floor as reachable as the ground one, for a parent with bad knees and for whoever is carrying the washing up to it. Type A runs 4,046 square feet over four levels. Type B runs 4,475 over five, with a basement the showsuite has fitted out as a home office.
Beyond the front gate is an estate that has already raised one generation of children. The roads are quiet and lined with grown trees, and the schools sit a short drive off, with Rosyth School about eight minutes away and Yio Chu Kang Primary about five. Greenwich V handles the errands in four minutes and The Seletar Mall the weekend shop in six. Afternoons here largely take care of themselves.
Working Professionals
This is an address built around a car, and it repays one. The Central Expressway puts Raffles Place about seventeen minutes away, and Seletar Aerospace Park, where the black and white bungalows the British left behind now hold restaurants, is about twelve. Ang Mo Kio MRT is roughly ten minutes by car. The Cross Island Line is being tunnelled towards Serangoon North, around six minutes from these roads.
What the house adds is space for you to work from home. Type B puts a family room in the basement, with a glass door onto an outdoor lounge beside the porch, so a meeting can happen at home without happening in the dining room. The attic bedroom in either layout opens onto its own roof terrace. Overhead, the solar panels spend the day running the lift, the air conditioning and the car. The house keeps working while nobody is in it.
Investors
A nine hundred and ninety nine year lease granted in 1879, under a house standing in an established estate, is about as permanent as Singaporean ground gets. What sits behind it is finite, and the end of it has already been published. Phase 10 is one of the last three releases here; Phase 11 brings 161 houses and Phase 12 brings 159, after which the estate is complete at around 913 and the land is spent.
Only 4.7 per cent of households in Singapore lived in landed property in 2025. Landed homes slipped from 18 per cent of private housing stock to 16 between 2019 and this year, because new land here mostly goes up rather than out. The developer began as a rubber company in 1911 and has put more than 4,600 landed homes into Seletar Hills, Sembawang Hills and Luxus Hills. The demand is here and proven, which gives you a unique opportunity to get in on it.
What Is It Like Living Here?
Seletar Hills was laid out over what had been a rubber plantation, and it still carries the width of a place built when there was room to be generous with it. The roads curve instead of running straight. The trees went in long enough ago to meet overhead, and Ang Mo Kio Linear Park runs along the southern edge of the estate. Life moves at the pace of a place that finished deciding what it was a long time ago. The walk from the car to your own front door is quiet in a way a lift lobby never manages.
The everyday here runs on short drives. Greenwich V is four minutes out for the groceries, the clinic and the coffee. The Seletar Mall is six, with the supermarket and the cinema for a weekend that needs filling. Chomp Chomp Food Centre, the one in Serangoon Gardens that people have been driving to for forty years, is nine, and Jalan Kayu and its prata about twelve. Bishan-Ang Mo Kio Park, the big one with the river running through it, is around fourteen. None of it is far.
Getting into town is straightforward behind the wheel. The Central Expressway reaches Raffles Place in about seventeen minutes, with the Seletar and Tampines Expressways close by and the North-South Corridor still under construction to steady the run in. Ang Mo Kio and Yio Chu Kang stations are both roughly ten minutes by car, and the Cross Island Line is being built through Serangoon North, about six minutes from here. A car is the assumption at this address, and the house is drawn on it, with porch room for two of them and the charging points already laid.
Indoors, the house expects to be rearranged. The family room lifts nine metres overhead. Five ensuite bedrooms hold a growing household, then a shrinking one, then a visiting one, and the lift keeps every floor in use at every age. Terraces open off the living spaces so the outside belongs to the house instead of being looked at from it. There is a cupboard at the entrance sized for golf bags and shoes, and a gateway in the wall that locks the doors and starts the air conditioning from a phone. Underneath all of it runs a lease with more than eight centuries left on it. The house will still be standing here long after everyone who chose it.
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Copyright 2026 - Luxus Hills - All Rights Reserved
Copyright 2026 - Luxus Hills- All Rights Reserved