Hume Park I

Overview & Key Facts

Hume Park I is a freehold condominium developed by City Developments Limited (CDL), one of Singapore's most established blue-chip developers, and completed in 1996. Comprising 328 units along Hume Avenue in District 21, it occupies a coveted position in the Upper Bukit Timah corridor — a greenery-rich enclave long favoured by nature lovers and value-oriented homebuyers seeking freehold land in the OCR.

As part of the Hume Park estate alongside Hume Park II, this CDL development carries the hallmarks of the developer's mid-1990s build quality: well-proportioned layouts, durable construction, and a full complement of communal facilities across a generously sized site. CDL's reputation for delivering enduring residential projects has translated into strong long-term owner confidence and consistent resale demand over the decades.

The neighbourhood underwent a transformative connectivity upgrade when the Hume MRT station on the Downtown Line (DTL) opened in November 2015. This single catalyst reshaped the investment thesis for Hume Park I, contributing to a remarkable +32% appreciation in PSF over four years — from approximately $1,300 PSF to $1,720 PSF at last recorded. With 257 rental transactions on record, tenant demand is consistent and well-established.

At a median transacted price of $2,090,000 and average PSF of $1,755, Hume Park I remains the most competitively priced freehold option in D21 — trading at a meaningful discount to newer freehold and long-tenure peers while offering CDL build quality, greenway proximity, and the permanence of freehold title.

Location & Connectivity

Hume Park I's address on Hume Avenue places residents within 370 metres of Hume MRT station (Downtown Line), which opened in November 2015. This roughly five-minute walk to direct city connectivity transformed what was once a car-dependent enclave into a commuter-friendly address. Hillview MRT (also DTL) sits 1.03 km away and serves as a secondary option, doubling the station access within reasonable walking distance. From Hume station, residents reach Botanic Gardens in 12 minutes, Newton in 17 minutes, and Bayfront in under 25 minutes without a transfer.

The surrounding neighbourhood is defined by green space rather than density. Bukit Timah Nature Reserve — Singapore's largest primary rainforest patch and a biodiversity hotspot — is accessible within a short drive or longer jog from the development. More immediately, the Rail Corridor runs adjacent to the Hume Avenue precinct: this 24-kilometre linear park follows the former Keretapi Tanah Melayu (KTM) railway alignment and has been progressively developed by NParks as a recreational greenway. The result is an exceptionally rare combination — a freehold development within walking distance of both an MRT station and a continuous nature trail.

For daily errands, Beauty World Plaza and Bukit Timah Plaza are approximately 1.5 km away along Upper Bukit Timah Road, offering supermarkets, food courts, and retail. HillV2 and the Rail Mall are within similar range. The corridor is predominantly low-density residential, meaning the immediate streetscape is quiet and leafy but lacks the F&B and convenience density of more urban districts. Residents typically supplement on-foot access with short drives or cycling along the Rail Corridor.

The school catchment is the one notable limitation of this address. Bukit View Primary School at 1.36 km is the only school listed within proximity — a thin catchment by Singapore standards, where families typically seek multiple primary school options within 1 km. Secondary school and junior college options require transport. Buyers with primary-school-age children should factor this in carefully.

Schools & Education

Facilities

As a 328-unit CDL development from 1996, Hume Park I was built at a scale and to a specification typical of the developer's landmark mid-1990s estates. Residents enjoy a full suite of communal amenities including a 50-metre lap pool, wading pool, tennis courts, a gymnasium, BBQ pavilions, and a function room — the standard full-facility offering that CDL delivered consistently across this era. The site is well-landscaped, and with 328 units spread across a meaningful land area, the facilities are not overcrowded. The 30-year vintage means some fittings and finishes reflect their era, but CDL's original build quality means the bones of the development remain sound. Active MCSTs at estates of this size and developer pedigree typically maintain facilities to a high standard.

Beyond the compound, the Rail Corridor functions as an extension of residents' recreational space. Walking, jogging, and cycling along the former KTM alignment towards Bukit Timah or southward towards Queensway is a lifestyle amenity that no newer development in D21 — however well-fitted — can replicate indoors. For residents who prioritise nature access and outdoor living, Hume Park I's immediate environment is genuinely distinctive.

"Living here feels like having a private park outside your door. We jog the Rail Corridor almost every evening, and on weekends we cycle all the way to Queenstown. The pool and gym inside are well-kept for a 1996 development. I did not expect CDL to have built this well — the concrete quality and ceiling height in our unit still hold up after all these years."

Unit Sizes & Layout

Hume Park I offers three unit types — 1-bedroom, 2-bedroom, and 3-bedroom configurations — across 328 units. The median transacted price of $2,090,000 sits slightly above the average of $1,977,064, indicating that the distribution is mildly skewed lower by a handful of smaller or lower-floor transactions rather than by a concentration of cheaper units. At an average PSF of $1,755 over the past 12 months, the pricing reflects both the 1996 vintage and the genuine value proposition of freehold D21 land. Units tend toward generous sizing relative to newer developments — a function of 1990s design norms — which contributes to the lower PSF alongside the age factor.

The PSF trajectory tells the most important story: from approximately $1,300 PSF four years ago to $1,720 PSF at last recorded, representing a 32% appreciation that coincides directly with the maturation of Hume MRT station into daily commuter use. For comparison, FORETT@BUKIT TIMAH — a newer freehold D21 project — transacts at $2,129 PSF, a 21% premium over Hume Park I. KI Residences (999-year leasehold) is at $1,953 PSF, an 11% premium. The 99-year leasehold newcomers (The Reserve Residences at $2,494 PSF, Pinetree Hill at $2,485 PSF) command 40%+ premiums on the back of their modern design and facilities. Hume Park I is the clear value anchor in the district for freehold buyers.

Pricing & Market Position

Based on 19 recorded transactions, sale prices range from $1,238,000 to $2,700,000, averaging $1,993,008 (~$1,740 psf).

Rents range from $1,900 to $5,800 per month across 260 rental transactions. Current rental yield sits at approximately 2.2%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 30.3% (from $1,300 to $1,695 psf).

Neighbourhood Comparison

In the D21 freehold segment, Hume Park I at $1,755 PSF is the lowest-priced option available in 2026. FORETT@BUKIT TIMAH, the nearest true freehold peer, transacts at $2,129 PSF — a 21% premium reflecting its 2024 completion, modern design vocabulary, and proximity to Beauty World MRT. KI Residences at Brookvale occupies the middle ground at $1,953 PSF on a 999-year tenure dating to 1885 — effectively freehold in practical terms but without CDL's developer brand. The gap to these two peers quantifies what buyers pay for modernity and newer finishes versus what Hume Park I offers in CDL quality, Rail Corridor access, and freehold land permanence at a lower entry point.

Against the 99-year leasehold newcomers, the PSF premium is stark: The Reserve Residences at $2,494 PSF (+42%) and Pinetree Hill at $2,485 PSF (+41%) command near-new-development pricing backed by superior facilities, contemporary layouts, and strong developer marketing. Nava Grove at $2,487 PSF (99yr/2024) reinforces the pattern. For buyers who frame the decision as freehold versus leasehold over a 25-to-30-year holding horizon, Hume Park I's lower entry PSF and permanent land ownership present a structurally different risk-return profile. The trade-off is vintage: buyers accept 1996 finishes, a 30-year-old facilities plant, and a thinner school catchment in exchange for the lowest freehold PSF in D21 and one of Singapore's most distinctive greenway-adjacent addresses.

ShiokNest Scores

Our proprietary scoring system evaluates HUME PARK I across multiple dimensions.

What Residents Say

"We bought here specifically for the Rail Corridor. My husband and I cycle to Queensway every Sunday morning — there is nothing like it in Singapore. Bukit Timah Nature Reserve is a short drive away for trail runs. The freehold title and CDL build quality gave us confidence, and the Hume MRT opening in 2015 made the commute effortless. The value appreciation since then has been a bonus we did not fully anticipate."

"I rented a 3-bedroom unit here for two years before relocating. The space was genuinely large by Singapore standards, and the pool and tennis courts were well-maintained for a 1996 development. My only note for families: the school situation is limited. We had to drive our children to school every day as Bukit View Primary was the only nearby option, and the queue for Phase 2A was competitive. If school proximity is a priority, research this carefully before committing."

"I have owned my unit here since 2004. The CDL construction quality has aged well — the ceiling height, the floor plate, the common areas. After the Hume DTL opened, the whole neighbourhood changed energy. New cafes appeared along the Rail Corridor, the jogging crowd doubled. PSF has gone up significantly and I have no intention of selling. Freehold in Bukit Timah corridor at this price point does not come around often."

Strengths & Weaknesses

Verdict

Hume Park I presents a straightforward investment proposition with clear strengths and equally clear trade-offs. On the upside: CDL pedigree, freehold title, a demonstrated +32% PSF appreciation over four years, Hume DTL at 370 metres, Rail Corridor and Bukit Timah Nature Reserve access, and a meaningful PSF discount relative to every other freehold or long-tenure peer in D21. The profitability score of 63/100 and investment score of 55/100 are decent mid-range readings that reflect genuine capital appreciation potential, particularly for buyers entering at current prices who expect the Rail Corridor upgrades and DTL ridership to continue driving the Hume Avenue precinct upward.

The yield picture is less compelling. At 2.18%, gross yield is below the Singapore condo average, a function of large average unit values (~$1.97M) relative to achievable rents (~$3,741/month). This is structurally typical of larger, lower-PSF units in greenery-adjacent enclaves — tenants pay for space and nature, but not at the premium rent multiples seen in city-fringe or MRT-adjacent districts with denser amenity catchments. The 257 rental transactions confirm tenant demand exists; investors should price in a yield-to-appreciation trade-off rather than expecting strong rental income returns.

The ShiokNest score of 44/100 and walkability of 47/100 honestly reflect the address's limitations: thin school catchment (single primary school at 1.36 km), limited F&B and retail within walking distance, and 1996 vintage facilities. These are real constraints for families and lifestyle-convenience buyers. En-bloc potential at 46/100 is moderate — 328 units on Hume Avenue have some collective sale feasibility, but the freehold land cost basis for a developer would be substantial. For long-term owner-occupiers who value greenery, CDL quality, freehold permanence, and an improving MRT corridor, Hume Park I remains one of D21's most credible value opportunities in 2026.