Hume Park Ii
Overview & Key Facts
Hume Park II is a 324-unit freehold condominium at 19–31 Hume Avenue in District 21, completed in 1997 by City Developments Limited (CDL). Positioned on a landscaped hillock along the western flank of the Bukit Timah Nature Reserve, with Bukit Batok Nature Park directly to the rear, the development occupies one of Singapore’s most distinctive residential settings: a freehold address sandwiched between two of the island’s largest and most permanent green corridors.
The development comprises 7 blocks of up to 10 storeys, offering 2-, 3-, and 4-bedroom units ranging from 958 sqft to 1,722 sqft. CDL’s involvement as developer is a quality assurance signal: CDL is one of Singapore’s premier property developers with a consistent track record for construction quality, maintenance standards, and long-term asset value — attributes that are particularly relevant for a 1997-vintage development now approaching 30 years of age. Common areas, landscaping, and building facades at Hume Park II reflect that heritage.
The connectivity picture changed materially on 28 February 2025 when Hume MRT station (DT4) opened on the Downtown Line — an infill station constructed specifically to serve the Hume Avenue residential corridor. Hume Park II was one of the primary beneficiaries cited by the Land Transport Authority: the station is approximately 300–400 metres from the development, transforming the connectivity profile from “requires a bus or car to Hillview or Beauty World MRT” to a genuine walk-to-MRT address on one of Singapore’s most modern and efficient rail lines.
With an average price of $1,888,296 (approximately $1,515 PSF) and average rent of $3,659 per month, Hume Park II occupies the upper-middle tier of the D21 freehold market — priced at a premium to leasehold peers, but still meaningfully below the $1,800–$2,000 PSF range seen at newer freehold launches in the Bukit Timah corridor. The combination of permanent freehold title, CDL construction quality, nature reserve backdrop, and the newly activated Hume MRT doorstep makes this one of D21’s more compelling established freehold propositions.
Location & Connectivity
Hume Park II sits on Hume Avenue, a quiet residential road that terminates at the Bukit Timah Nature Reserve boundary. The address is not a main-road condo — Hume Avenue carries no through traffic — but it is far from isolated: Upper Bukit Timah Road, the area’s primary arterial spine, is within 5 minutes on foot, providing direct bus access toward Beauty World, Bukit Timah Shopping Centre, and the city. The Kranji Expressway (KJE) and Pan Island Expressway (PIE) are accessible within 5–10 minutes by car, making this a practical address for drivers heading to the CBD, Jurong, or Changi.
The most significant locational development of the past decade is the opening of Hume MRT station (DT4) on 28 February 2025. Hume is an infill station on the Downtown Line inserted between Hillview (DT3) and Beauty World (DT5), constructed specifically to serve the Hume Avenue residential corridor after sustained petitions from residents. The station is approximately 300–400 metres from Hume Park II — a comfortable 4–6 minute walk. From Hume MRT, the Downtown Line provides direct access to Botanic Gardens (DT9), Stevens (DT10), Newton (DT20), Promenade, Marina Bay (DT17), and Expo/Changi Airport. The Beauty World interchange (DT5) is one stop away and connects to Upper Bukit Timah Road retail; Hillview (DT3) one stop the other direction. For a 1997-vintage development, this DTL doorstep is a transformative infrastructure upgrade that no renovation or refurbishment could have delivered.
The lifestyle geography is distinctively green. Bukit Timah Nature Reserve — Singapore’s largest primary rainforest remnant and a UNESCO candidate site — is directly visible from upper-floor units and accessible on foot within 5–10 minutes via the Rifle Range Road trailheads. Bukit Batok Nature Park, behind the development, offers a quieter secondary trail network. The Rail Corridor (Central), Singapore’s heritage greenway along the former KTM railway, runs parallel to the development and connects southward toward Queenstown and northward toward Kranji. For nature enthusiasts, trail runners, and cyclists, this concentration of green access is matched by almost no other condominium address in Singapore.
Retail and daily amenities are centered at HillV2 on Hillview Rise (10–12 minutes walk or one MRT stop), which houses a Cold Storage supermarket, F&B outlets, and services. The Rail Mall on Upper Bukit Timah Road offers casual dining and specialty retail. Beauty World Centre and Bukit Timah Shopping Centre are accessible via one DTL stop. For major retail, Bukit Panjang Plaza and Hillion Mall (15 minutes by DTL) and Jurong East (30 minutes by DTL) are realistic options. The address rewards residents who embrace its village character rather than expecting city-centre amenity density.
Schools within the 1–2 km catchment include CHIJ Our Lady Queen of Peace Primary School, Lianhua Primary School, Keming Primary School, Bukit View Primary School, and Bukit Timah Primary School. Methodist Girls’ School (primary and secondary) and Pei Hwa Presbyterian Primary School are within 2–3 km. Dulwich College Singapore and GEMS World Academy are within 15 minutes by car for expatriate families requiring international schooling. The D21 school corridor is a genuine family draw — particularly CHIJ OLQP, which commands a following among Catholic and Chinese families in this zone.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | ~1.4 km |
Facilities
As a 324-unit development completed in 1997, Hume Park II offers a full facilities deck proportionate to its scale and era. The core amenity offering comprises a swimming pool (lap pool and leisure pool), gymnasium, tennis courts, squash courts, clubhouse with function room, BBQ pits, children’s playground, wading pool, and covered car park. Twenty-four-hour security with guardhouse access is standard, consistent with CDL’s development standards for this product tier. The facilities deck covers all primary lifestyle functions expected of a 300-unit mid-market condominium.
The squash courts are a particularly unusual inclusion — squash courts are rare in Singapore condominiums of any era, and their presence at Hume Park II reflects CDL’s decision to deliver a premium facilities package for the address and price point at the time of launch. Tennis courts at a 324-unit development remain genuinely accessible without the weekend-booking pressure that plagues 500–800 unit mega-developments. The pool and gym, maintained to CDL’s standards, are in serviceable condition and actively used by residents.
“The greenery here is unmatched in Singapore. You can literally jog into Bukit Timah Nature Reserve from the back of the estate. The facilities are older but well-maintained, and the community is quiet and friendly.”
— Resident review via 99.co
The development’s hillside setting on Hume Avenue means the estate benefits from natural elevation change — lower blocks sit at a different grade from upper blocks, creating a landscaped terraced feel that flat-site developments cannot replicate. Mature trees throughout the estate provide dense canopy cover that is as much a facilities asset as any built amenity: on hot Singapore afternoons, the estate’s shade is a genuine daily comfort differentiator. The nature reserve backdrop visible from the pool deck and upper floor units reinforces this green character as a constant lived experience.
Unit Sizes & Layout
Hume Park II’s 324 units span three bedroom categories: 2-bedroom configurations from 958 to 1,023 sqft; 3-bedroom configurations from 1,119 to 1,485 sqft; and 4-bedroom configurations at 1,711 to 1,722 sqft. With 34 distinct floor plan types across the 7-block development, the unit mix reflects CDL’s approach to variety — multiple orientations, stack positions, and internal layouts across the site’s hillside topography. The average transacted PSF of $1,515 against the unit size range implies average transaction values broadly consistent with the $1,888,296 average price noted for the development.
The 3-bedroom units at 1,119–1,485 sqft represent the core of the development’s stock and the strongest evidence of the era’s size standard: a 1,300 sqft three-bedder at Hume Park II provides bedroom and living dimensions that a 2025 new launch three-bedder in the same district at similar PSF simply cannot deliver. For owner-occupiers upgrading from an HDB executive flat or families seeking a genuine three-bedroom living environment (not an optimised 840 sqft “three-bedder”), the space proportions at Hume Park II are immediately and practically superior.
The 4-bedroom units at approximately 1,711–1,722 sqft are notably consistent in size — a relatively small range suggesting these are full-floor or large-format configurations. At $1,515 PSF, a 1,722 sqft 4-bedder implies a transacted value of approximately $2.6 million — a price point that in the current D21 freehold new launch market would buy a significantly smaller unit with far less established greenery context and typically no freehold title.
Upper-floor units facing north or north-west offer direct sightlines over the Bukit Timah Nature Reserve canopy — a permanently protected view corridor, as the nature reserve’s zoning prevents any development that would obstruct it. At 10 storeys, the upper floors deliver meaningful elevation and treetop views that are a distinctive and non-replicable feature of this address. Lower-floor units facing inward to the estate’s own landscaping offer greater privacy and shade, with a garden-estate character rather than elevated views. Both orientations are commercially viable depending on buyer preference.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 19 | $1,490 | $1,654,985 |
| 4 BR | 10 | $1,562 | $2,331,589 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $1,120,000 to $2,990,000, averaging $1,888,296 (~$1,745 psf).
Rents range from $1,900 to $6,000 per month across 238 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 41.4% (from $1,277 to $1,806 psf).
Neighbourhood Comparison
The most structurally direct comparison is Hume Park I, the sister development at the adjacent address on the same road. Hume Park I was completed in 1995 (two years earlier), comprises 328 units across 8 blocks, and is also freehold, also D21, also CDL-developed. The two developments share an almost identical address value proposition: nature reserve frontage, the same Hume MRT connection, the same Bukit Timah school catchment, and the same quiet residential street environment. Hume Park I typically trades at a slight PSF discount to Hume Park II, reflecting its marginally older vintage; the difference is negligible from a structural investment perspective. Buyers should evaluate unit layouts, stack orientations, and condition of specific units across both developments rather than treating one as categorically superior to the other.
The Hillford on Jalan Jurong Kechil (D21, 2015, 281 units) represents the leasehold alternative in the immediate submarket. Importantly, The Hillford carries an 83-year leasehold with approximately 72 years remaining as of 2026 — approaching the CPF usage threshold. Its PSF premium over Hume Park II does not reflect freehold value; it reflects a newer vintage and modern design. For buyers who prioritise permanent freehold title — particularly given Singapore’s long-term land constraints — Hume Park II’s freehold permanence at $1,515 PSF represents a significant structural advantage over any leasehold alternative at a comparable price point.
For newer freehold product in D21, The Linq @ Beauty World (D21, 2022, 120 units) and the surrounding Beauty World regeneration precinct offer modern specifications and direct Beauty World MRT (DT5) access, at PSF levels typically in the $1,900–$2,200 range. The trade-off versus Hume Park II is clear: more contemporary finishes and an urban Beauty World character, versus Hume Park II’s larger unit sizes, nature reserve frontage, lower PSF entry, and the freehold permanence of an established CDL development. Buyers with families who prioritise green living and space will generally favour Hume Park II; buyers who prioritise urban amenity density and turnkey condition will lean toward Beauty World-adjacent launches.
Within the broader D21 freehold landscape, developments such as Cashew Heights (D23, freehold, large units, nature-adjacent) offer a structurally similar proposition at slightly different district positioning. Cashew MRT (DT2) and Hume MRT (DT4) are now both on the DTL, creating comparable transit profiles for both addresses. Hume Park II’s nature reserve frontage — Bukit Timah Nature Reserve is Singapore’s most significant primary forest remnant, not a secondary park — is the differentiating factor that places this address in a distinct category within the broader Bukit Timah–Upper Bukit Timah freehold cluster.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HUME PARK II | Freehold | 1997 | 324 | $1,745 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates HUME PARK II across multiple dimensions.
What Residents Say
“We have lived here for six years and have no intention of moving. The nature reserve is at our doorstep, the community is quiet, and Hume MRT has now sorted the one issue we had with the address. Freehold title in D21 at this price — hard to fault.”
— Owner review via 99.co
“Best decision we made was buying here before Hume MRT opened. The nature access, the quiet, the CDL build quality — this address was always strong, the train just confirms it.”
— Resident comment via PropertyGuru
“We rent here as an expat family. Unit is spacious, management is responsive, the pool is never crowded. The children love the proximity to Bukit Timah — we go trail walking almost every weekend. The Rail Corridor is right there too.”
— Tenant review via EdgeProp
“The squash courts are a bonus I didn’t expect — I haven’t had to pay club membership since I moved in. Building is old but CDL standards mean it’s well-maintained. Renovation the unit properly and it’s a very liveable home.”
— Resident review via SRX
The resident and tenant feedback at Hume Park II is consistent in its themes: nature reserve access and green living as the primary lifestyle driver; CDL build and maintenance quality as a practical baseline; satisfaction with unit sizes relative to contemporary alternatives; and, since February 2025, genuine appreciation for the Hume MRT connection. The tenant profile skews toward expatriate families (particularly those connected to international schools in the broader Bukit Timah belt) and Singaporean professional households who prioritise a quiet, green residential environment over city-centre convenience. The development’s 324-unit scale and community character — quieter and more village-like than larger estates — are consistently mentioned as quality-of-life advantages over higher-density alternatives.
Strengths & Weaknesses
- Permanent freehold title in District 21 — no lease decay, no CPF restriction, unrestricted bank financing
- Hume MRT (DT4) opened February 2025 approximately 300–400 m away — Downtown Line with direct access to Botanic Gardens, Newton, Marina Bay, Changi
- Bukit Timah Nature Reserve at the doorstep — directly accessible trails from the development, permanently protected view corridor
- Bukit Batok Nature Park to the rear — dual nature park setting unique in Singapore condominium landscape
- CDL developer — consistently high build quality and maintenance standards across 28-year lifespan
- 7-block 10-storey layout on landscaped hillock — varied orientations, mature canopy, nature reserve sightlines from upper floors
- Rare squash courts plus tennis courts — racquet sports access without club membership
- 324 units at moderate density — pool, tennis, squash genuinely uncrowded
- $1,515 PSF — meaningful discount to new D21 freehold launches while offering larger unit sizes and permanent title
- Rail Corridor (Central) heritage greenway accessible directly — trail running, cycling, and walking to Queenstown or Kranji
- CHIJ OLQP, Keming Primary, Lianhua Primary all within 1–2 km catchment
- 1997 vintage — original-condition units require full kitchen and bathroom renovation; budget $80,000–$150,000 for comprehensive refresh
- Gross yield approximately 2.3% — below Singapore residential average; investment thesis is capital and scarcity, not income
- Limited retail immediately on Hume Avenue — nearest supermarket (Cold Storage at HillV2) requires a 10-minute walk or one MRT stop
- No air-con lobby, sky terrace, or lifestyle-grade amenity hub — facilities deck reflects 1997 specifications, not contemporary show-floor standards
- Upper Bukit Timah is not the CBD — commutes to Raffles Place, Marina Bay add 30–35 minutes via DTL even with Hume MRT connection
- Bukit Timah Road corridor can be congested during peak hours — driving toward city may be slower than DTL during morning peaks
- Hume Avenue address not prominent — name recognition among resale buyers lower than marquee D11/D10 addresses; broader market unfamiliarity
- District 21 capital appreciation historically more moderate than CCR districts — upside thesis tied to green premium and Hume MRT uplift rather than broad market momentum
Verdict
Hume Park II’s investment case rests on three durable pillars: permanent freehold title, an irreplaceable nature-reserve address, and — since February 2025 — a walk-to-MRT Downtown Line connection that was unavailable for the first 28 years of the development’s life. The combination is unusual. Freehold D21 addresses with direct nature reserve frontage and an MRT station within 400 metres are a genuinely small set of properties in Singapore.
At $1,515 PSF, the development is priced at a meaningful discount to new freehold D21 launches, which are achieving $1,800–$2,200 PSF for comparable bedroom configurations. The discount reflects the 1997 vintage, renovation requirement, and the design standards of the era — but not any structural deficiency in the address, the title, or the connectivity. For buyers who can manage the renovation work upfront, the PSF gap to new launches effectively subsidises the refurbishment cost while preserving the freehold tenure, larger unit sizes, and established green environment that new launches cannot replicate.
The rental profile — average $3,659 per month against an average price of $1,888,296 — implies a gross yield of approximately 2.3%. This is below the Singapore residential average but characteristic of freehold D21 family condominiums, where the investment thesis centres on capital preservation and the scarcity premium of the address rather than yield maximisation. The opening of Hume MRT is a structural demand catalyst for the rental market: expatriate and professional tenants who previously discounted the address due to transit friction are now eligible prospects, widening the tenant base.
Hume Park II is the rare condo that gets better with age — not because of the building (which needs renovation work), but because of the address, the title, and the infrastructure that has grown up around it. Hume MRT was the missing piece, and it is now in place.
Against direct comparables, the value proposition is clearest relative to Hume Park I (sister development, same street, completed 1995, 328 units), which offers an almost identical nature reserve setting at typically lower PSF due to its slightly older vintage. The choice between the two is primarily one of unit mix preference and specific stack orientation rather than any fundamental difference in address quality or investment case. Hume Park II’s slight vintage advantage and CDL’s consistent maintenance track record support a modest premium.
Buyers should be realistic about holding horizon: at $1,515 PSF, a 3-year hold with renovation is a tight calculation. The development is best suited to medium-term owners (5–10 years) who value freehold security, nature-reserve living, and the Hume MRT connectivity uplift as long-term value drivers. For investors, the rental market benefits from the DTL connection and the established expat family tenant base that Bukit Timah’s school network generates.