HUME PARK II is a freehold development along HUME AVENUE in District 21 (Clementi Park / Upper Bukit Timah), part of the OCR segment of Singapore's private residential market. The project comprises 324 units and is TOP 1997.
This profile draws on 29 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate context for HUME PARK II is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 29 sales and 238 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HUME PARK II dashboard.
- Average sale price: $1,888,296 across 29 transactions
- Estimated gross rental yield: 2.3%
- District 21 PSF ranking: Mid-range (top 57%)
- Freehold tenure · OCR · D21 · 324 units
About HUME PARK II
HUME PARK II is a freehold condominium, located at HUME AVENUE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by CITY DEVELOPMENTS LTD, comprising 324 residential units, completed in 1997.
As a freehold property, HUME PARK II does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HUME PARK II:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 19 | $1,490 psf | $1,654,985 |
| 4 BR | 10 | $1,562 psf | $2,331,589 |
Sales Market Overview
HUME PARK II has recorded 29 sale transactions with an average transaction price of $1,888,296, ranging from $1,120,000 to $2,990,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,277 psf | $1,484,689 | — |
| 2022 | 8 | $1,457 psf | $1,825,250 | ↑ 14.1% |
| 2023 | 6 | $1,570 psf | $2,084,815 | ↑ 7.8% |
| 2024 | 5 | $1,642 psf | $2,025,538 | ↑ 4.6% |
| 2025 | 3 | $1,725 psf | $2,294,629 | ↑ 5.1% |
| 2026 | 1 | $1,806 psf | $1,730,000 | ↑ 4.7% |
HUME PARK II ranks in the top 57% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, HUME PARK II trades 2.2% below the segment benchmark.
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Rental Market Overview
HUME PARK II has recorded 238 rental transactions with monthly rents averaging $3,659/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 64 | $3,199/mo | $1,900/mo | $4,100/mo |
| 3 BR | 158 | $3,716/mo | $2,300/mo | $5,500/mo |
| 4 BR | 16 | $4,936/mo | $3,000/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 44 | $2,797/mo |
| 2022 | 52 | $3,363/mo |
| 2023 | 38 | $3,974/mo |
| 2024 | 46 | $4,111/mo |
| 2025 | 49 | $4,019/mo |
| 2026 | 9 | $3,983/mo |
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Investment Analysis
Based on average rents and sale prices, HUME PARK II delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows HUME PARK II (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HUME PARK II
- Hume MRT
- Hillview MRT
- Bukit View Primary School
Nearby MRT Stations
HUME PARK II is 370m from Hume MRT (Downtown Line), with 2 stations within 1.5 km.
Nearby Schools
There are 1 schools within 2 km of HUME PARK II.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 1.4 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Hume sits about 0.37km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 324 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Bukit View Primary School sits about 1.36km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: HUME PARK II combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 29 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for HUME PARK II?
What is the rental yield for HUME PARK II?
Is HUME PARK II freehold or leasehold?
How far is the nearest MRT from HUME PARK II?
What is the tenure of HUME PARK II?
How does HUME PARK II compare to other projects in the district?
What stamp duty applies for a foreign buyer of HUME PARK II?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 29 transactions analysed
- Rental data: 238 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HUME PARK II
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.