landed, sizes are land area · 804830
Luxus Hills
Project page · 999-year lease from 1879
Indicative value range
S$5,108,501 – S$5,591,826
Indicative mid S$5,460,354 · S$3,382 psf
Based on 22 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 1,615 sqft of land, typical for Luxus Hills. Houses differ widely in land and built-up area, so enter yours below for your own range.
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Luxus Hills | - | 1,625 sqft | S$5,533,000 | S$3,404 psf | ×1.000 | S$3,404 psf |
| Sept 2026 | Luxus Hills | - | 1,658 sqft | S$5,569,000 | S$3,360 psf | ×1.000 | S$3,360 psf |
| Sept 2026 | Luxus Hills | - | 1,755 sqft | S$5,665,000 | S$3,229 psf | ×1.000 | S$3,229 psf |
| Sept 2026 | Luxus Hills | - | 1,625 sqft | S$5,721,000 | S$3,520 psf | ×1.000 | S$3,520 psf |
| Sept 2026 | Luxus Hills | - | 1,636 sqft | S$5,744,000 | S$3,511 psf | ×1.000 | S$3,511 psf |
| Sept 2026 | Luxus Hills | - | 1,679 sqft | S$5,760,000 | S$3,430 psf | ×1.000 | S$3,430 psf |
| Sept 2026 | Luxus Hills | - | 1,679 sqft | S$5,814,000 | S$3,462 psf | ×1.000 | S$3,462 psf |
| Sept 2026 | Luxus Hills | - | 1,668 sqft | S$5,753,000 | S$3,448 psf | ×1.000 | S$3,448 psf |
| Sept 2026 | Luxus Hills | - | 1,647 sqft | S$5,786,000 | S$3,513 psf | ×1.000 | S$3,513 psf |
| Sept 2026 | Luxus Hills | - | 1,658 sqft | S$5,742,000 | S$3,464 psf | ×1.000 | S$3,464 psf |
| Sept 2026 | Luxus Hills | - | 1,679 sqft | S$5,816,000 | S$3,464 psf | ×1.000 | S$3,464 psf |
| Sept 2026 | Luxus Hills | - | 1,668 sqft | S$5,807,000 | S$3,481 psf | ×1.000 | S$3,481 psf |
| Sept 2026 | Luxus Hills | - | 1,615 sqft | S$5,503,000 | S$3,408 psf | ×1.000 | S$3,408 psf |
| Aug 2026 | Luxus Hills | - | 1,615 sqft | S$4,950,000 | S$3,066 psf | ×1.000 | S$3,066 psf |
| Aug 2026 | Luxus Hills | - | 1,615 sqft | S$5,228,888 | S$3,239 psf | ×1.000 | S$3,239 psf |
| Jul 2026 | Luxus Hills | - | 1,615 sqft | S$5,170,000 | S$3,202 psf | ×1.000 | S$3,202 psf |
| Jul 2026 | Luxus Hills | - | 1,615 sqft | S$4,760,000 | S$2,948 psf | ×1.000 | S$2,948 psf |
| Jul 2026 | Luxus Hills | - | 1,615 sqft | S$5,088,000 | S$3,151 psf | ×1.000 | S$3,151 psf |
| Jun 2026 | Luxus Hills | - | 1,615 sqft | S$5,218,888 | S$3,232 psf | ×1.000 | S$3,232 psf |
| May 2026 | Luxus Hills | - | 1,615 sqft | S$4,810,000 | S$2,979 psf | ×1.000 | S$2,979 psf |
| May 2026 | Luxus Hills | - | 1,615 sqft | S$4,800,000 | S$2,973 psf | ×1.000 | S$2,973 psf |
| May 2026 | Luxus Hills | - | 1,615 sqft | S$4,730,000 | S$2,930 psf | ×1.000 | S$2,930 psf |
How accurate is this estimate for Luxus Hills?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 29 sales in Luxus Hills since.
- Median error
- 11.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
1.57% gross yield
S$85,800 of rent a year against the estimate above · 0.22 points below flats like it
Leases signed here within a quarter of this size run about S$7,150 a month, the middle of 2 of them.
In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2000-2500 sqft | — | Terrace House | S$8,000 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$7,500 |
| Q3 2026 | 2000-2500 sqft | — | Terrace House | S$6,800 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$8,700 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$8,000 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$7,500 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$6,500 |
| Q1 2026 | 2000-2500 sqft | — | Semi-Detached House | S$8,300 |
median of 2 URA rental contracts at Luxus Hills within a quarter of 150 sqm, since 2025Q4.
Buying or selling at S$5,460,354?
Buying: Stamp duty on S$5,460,354 · Cash and CPF needed on S$5,460,354 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,460,354.
Each opens with this figure filled in; change anything there.
Primary schools near 31 Luxus Hill Avenue
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Rosyth School · 787 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fernvale Primary School · 993 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Sengkang Green Primary School · 1,338 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,349 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,422 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,857 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,893 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Luxus Hills · Terracenew sale | 1,668 sqft | S$5,807,000 | S$3,481 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,679 sqft | S$5,816,000 | S$3,464 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,615 sqft | S$5,503,000 | S$3,408 psf |
| Sept 2026 | Luxus Hills · Terracenew sale excluded: outlier | 2,250 sqft | S$6,725,000 | S$2,989 psf |
| Sept 2026 | Luxus Hills · Terracenew sale excluded: outlier | 2,443 sqft | S$7,072,000 | S$2,894 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,658 sqft | S$5,742,000 | S$3,464 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,647 sqft | S$5,786,000 | S$3,513 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,668 sqft | S$5,753,000 | S$3,448 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,679 sqft | S$5,814,000 | S$3,462 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,679 sqft | S$5,760,000 | S$3,430 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,636 sqft | S$5,744,000 | S$3,511 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,625 sqft | S$5,721,000 | S$3,520 psf |
| Sept 2026 | Luxus Hills · Terracenew sale excluded: outlier | 2,185 sqft | S$6,585,000 | S$3,014 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,755 sqft | S$5,665,000 | S$3,229 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,658 sqft | S$5,569,000 | S$3,360 psf |
| Sept 2026 | Luxus Hills · Terracenew sale | 1,625 sqft | S$5,533,000 | S$3,404 psf |
| Aug 2026 | Luxus Hills · Terrace | 1,615 sqft | S$5,228,888 | S$3,239 psf |
| Aug 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,950,000 | S$3,066 psf |
| Jul 2026 | Luxus Hills · Terrace | 1,615 sqft | S$5,088,000 | S$3,151 psf |
| Jul 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,760,000 | S$2,948 psf |
| Jul 2026 | Luxus Hills · Terrace | 1,615 sqft | S$5,170,000 | S$3,202 psf |
| Jun 2026 | Luxus Hills · Terrace | 1,615 sqft | S$5,218,888 | S$3,232 psf |
| Jun 2026 | Luxus Hills · Semi-detached | 2,988 sqft | S$6,100,000 | S$2,041 psf |
| May 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,730,000 | S$2,930 psf |
| May 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,810,000 | S$2,979 psf |
| May 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,800,000 | S$2,973 psf |
| Mar 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,510,000 | S$2,793 psf |
| Feb 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,780,000 | S$2,961 psf |
| Feb 2026 | Luxus Hills · Semi-detached | 2,287 sqft | S$5,500,000 | S$2,405 psf |
| Jan 2026 | Luxus Hills · Terrace | 1,615 sqft | S$4,910,000 | S$3,041 psf |
| Dec 2025 | Luxus Hills · Terrace | 1,644 sqft | S$4,600,000 | S$2,799 psf |
| Dec 2025 | Luxus Hills · Terrace | 2,207 sqft | S$5,180,000 | S$2,348 psf |
| Sept 2025 | Luxus Hills · Terrace | 2,153 sqft | S$5,050,000 | S$2,346 psf |
| Sept 2025 | Luxus Hills · Terrace | 2,180 sqft | S$4,800,000 | S$2,202 psf |
| Sept 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,800,000 | S$2,973 psf |
| Aug 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,580,000 | S$2,837 psf |
| Jul 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,408,000 | S$2,730 psf |
| Jun 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,800,000 | S$2,973 psf |
| Apr 2025 | Luxus Hills · Terrace | 2,153 sqft | S$5,000,000 | S$2,323 psf |
| Mar 2025 | Luxus Hills · Semi-detached | 2,180 sqft | S$5,108,800 | S$2,344 psf |
| Feb 2025 | Luxus Hills · Semi-detached | 2,248 sqft | S$5,300,000 | S$2,358 psf |
| Feb 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,350,000 | S$2,694 psf |
| Feb 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,558,000 | S$2,823 psf |
| Feb 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,400,000 | S$2,725 psf |
| Jan 2025 | Luxus Hills · Terrace | 1,615 sqft | S$4,650,000 | S$2,880 psf |
| Dec 2024 | Luxus Hills · Semi-detached | 2,341 sqft | S$5,228,000 | S$2,233 psf |
| Sept 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,268,000 | S$2,643 psf |
| Sept 2024 | Luxus Hills · Terrace | 1,644 sqft | S$4,668,000 | S$2,840 psf |
| Aug 2024 | Luxus Hills · Terrace | 2,164 sqft | S$4,700,000 | S$2,172 psf |
| Jul 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,120,000 | S$2,552 psf |
| Jun 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,380,000 | S$2,713 psf |
| Jun 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,488,000 | S$2,780 psf |
| May 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,215,000 | S$2,611 psf |
| May 2024 | Luxus Hills · Semi-detached | 2,153 sqft | S$5,100,000 | S$2,369 psf |
| Apr 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,338,888 | S$2,687 psf |
| Apr 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,100,000 | S$2,539 psf |
| Apr 2024 | Luxus Hills · Terrace | 2,160 sqft | S$4,750,000 | S$2,199 psf |
| Jan 2024 | Luxus Hills · Terrace | 1,615 sqft | S$4,150,000 | S$2,570 psf |
| Jan 2024 | Luxus Hills · Terrace | 2,164 sqft | S$4,380,000 | S$2,024 psf |
| Dec 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,300,000 | S$2,663 psf |
| Nov 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,200,000 | S$2,601 psf |
| Oct 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,300,000 | S$2,663 psf |
| Aug 2023 | Luxus Hills · Terrace | 2,201 sqft | S$4,450,000 | S$2,022 psf |
| Jul 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,080,000 | S$2,527 psf |
| Jun 2023 | Luxus Hills · Semi-detached | 2,234 sqft | S$4,500,000 | S$2,015 psf |
| Apr 2023 | Luxus Hills · Terrace | 2,164 sqft | S$4,300,000 | S$1,987 psf |
| Apr 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,078,888 | S$2,526 psf |
| Jan 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,090,000 | S$2,533 psf |
| Jan 2023 | Luxus Hills · Terrace | 1,615 sqft | S$4,100,000 | S$2,539 psf |
| Sept 2022 | Luxus Hills · Terrace | 1,615 sqft | S$3,920,000 | S$2,428 psf |
| Aug 2022 | Luxus Hills · Terrace | 1,615 sqft | S$3,900,000 | S$2,415 psf |
| Aug 2022 | Luxus Hills · Terrace | 2,207 sqft | S$4,480,000 | S$2,030 psf |
| Apr 2022 | Luxus Hills · Terrace | 1,615 sqft | S$3,850,000 | S$2,385 psf |
| Mar 2022 | Luxus Hills · Terrace | 2,180 sqft | S$4,420,000 | S$2,028 psf |
| Mar 2022 | Luxus Hills · Terrace | 1,615 sqft | S$3,850,000 | S$2,385 psf |
| Feb 2022 | Luxus Hills · Terrace | 1,615 sqft | S$3,880,000 | S$2,403 psf |
| Dec 2021 | Luxus Hills · Terrace | 1,615 sqft | S$3,410,000 | S$2,112 psf |
| Nov 2021 | Luxus Hills · Terrace | 1,615 sqft | S$3,380,000 | S$2,093 psf |
| Nov 2021 | Luxus Hills · Terrace | 2,207 sqft | S$4,050,000 | S$1,835 psf |
| Oct 2021 | Luxus Hills · Terrace | 1,615 sqft | S$3,450,000 | S$2,137 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,000 | S$3.56 psf |
| Q3 2026 | Luxus Hills · 3000-3500 sqft · Terrace House | S$7,500 | S$2.31 psf |
| Q3 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$6,800 | S$3.02 psf |
| Q2 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,700 | S$3.87 psf |
| Q2 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,000 | S$3.56 psf |
| Q2 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$7,500 | S$3.33 psf |
| Q2 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$6,500 | S$2.89 psf |
| Q1 2026 | Luxus Hills · 2000-2500 sqft · Semi-Detached House | S$8,300 | S$3.69 psf |
| Q1 2026 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,000 | S$3.56 psf |
| Q4 2025 | Luxus Hills · 2000-2500 sqft · Semi-Detached House | S$8,000 | S$3.56 psf |
| Q3 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$7,800 | S$3.47 psf |
| Q3 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$6,900 | S$3.07 psf |
| Q2 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,500 | S$3.78 psf |
| Q2 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,000 | S$3.56 psf |
| Q2 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$8,000 | S$3.56 psf |
| Q2 2025 | Luxus Hills · 2000-2500 sqft · Semi-Detached House | S$7,000 | S$3.11 psf |
| Q2 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$6,500 | S$2.89 psf |
| Q1 2025 | Luxus Hills · 2000-2500 sqft · Terrace House | S$7,300 | S$3.24 psf |
| Q4 2024 | Luxus Hills · 2000-2500 sqft · Semi-Detached House | S$9,500 | S$4.22 psf |
| Q4 2024 | Luxus Hills · 2000-2500 sqft · Terrace House | S$7,100 | S$3.16 psf |
| Q3 2024 | Luxus Hills · 2000-2500 sqft · Semi-Detached House | S$9,150 | S$4.07 psf |
| Q3 2024 | Luxus Hills · 2000-2500 sqft · Terrace House | S$7,800 | S$3.47 psf |
| Q3 2024 | Luxus Hills · 2000-2500 sqft · Terrace House | S$6,800 | S$3.02 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.