Convenience and connectivity are key considerations for all homebuyers. As a result, most prefer homes near amenities such as malls, schools, and MRT stations.
Hume MRT Station, located between Beauty World and Hillview MRT stations on the Downtown Line, opened last month (see Map 1). The station has entrances along Upper Bukit Timah Road and Hume Avenue.
Amenities within a 500m radius of Hume MRT Station include Dairy Farm Nature Park, Singapore Quarry, Bukit Batok Nature Park, Bukit Timah Nature Reserve, Memories at Old Ford Factory, and The Rail Mall. Hindhede Nature Park and Hindhede Quarry are located within a 1km radius.
There are no schools within a 1km radius of the MRT station, but six primary schools are within a 2km radius, namely Bukit Timah Primary School, Bukit View Primary School, CHIJ Our Lady Queen of Peace, Keming Primary School, and Lianhua Primary School.
In this article, we examine the condos within walking distance of the newly opened MRT station to determine which ones potentially offer buyers the best bargains.
Only four condos within 500m radius
There are only four condos within a 500m radius of Hume MRT Station, namely Hume Park I, Hume Park II, Symphony Heights, and The Hillside. These four condos are adjacent to one another and located across the road from the MRT station (see Map 2).
Source: EdgeProp LandLens (as at 7 March 2025)
Notably, all four condos are freehold developments in District 21 that are more than 20 years old. Additionally, all are mid-sized developments with 300 to 500 units (see Table 1).
Hume Park I
In 2020, the average resale price for Hume Park I fell to a low of $1,040 psf but has since surged by 60.4% to an average of $1,668 psf this year (see Chart 1).
Despite being the oldest condo among the four, Hume Park I is the only one with any lodged sales caveats this year. So far this year, it has recorded two transactions. The stronger sales activity for the condo could be due to its proximity to the newly opened MRT station.
Source: EdgeProp Market Trends (as at 11 March 2025)
Since its launch, Hume Park I has recorded 105 profitable and 30 unprofitable transactions. Profits range from approximately $2,000 to $1.598 million, while losses range from approximately $20,000 to $525,000.
Thus far, Hume Park I has recorded only three transactions with profits exceeding $1 million, two of which took place this year (see Table 2). In contrast, the most recent unprofitable transaction was in 2010.
Source: EdgeProp Buddy (as at 11 March 2025)
The seller of the unit that yielded a record-high profit of $1.598 million bought it for $980,000 ($619 psf) in June 1999 and sold the sixth-storey unit for $2.578 million ($1,629 psf) in January.
The seller had actually paid more than the then-average price of $558 psf for the condo and sold it for a price lower than the condo’s prevailing average price of $1,668 psf (see Chart 1). However, they still made a hefty profit because they held the property for approximately 25 years. The average price of Hume Park I tripled from $558 psf in 1999 to $1,668 psf this year.
The 1,582-sq ft unit comprises an en-suite master bedroom, as well as two other bedrooms sharing a common bathroom. The unit also includes a kitchen with a yard, a washroom, a utilities room, and a small storeroom near the common bathroom (see Floor Plan 1).
Source: EdgeProp Research
The unit that yielded the second million-dollar profit this year is another three-bedroom unit with the same size and layout as the aforementioned unit that recorded the highest profit for the condo.
The seller of the third-storey unit bought it in June 2010 for $1.19 million ($752 psf) and sold it in January for $2.7 million ($1,706 psf), resulting in a profit of $1.51 million. The same unit was involved in an earlier transaction that resulted in a smaller profit of $100,000. The previous owner bought it in June 1995 for $1.09 million ($689 psf) before selling it in June 2010 for $1.19 million ($752 psf) (see Table 3).
Source: EdgeProp Buddy (as at 11 March 2025)
Hume Park II
Hume Park II is sandwiched between Hume Park I and Symphony Heights. Thus far, no sales caveats have been lodged for the condo this year. Based on the five transactions concluded last year, the average price recorded was $1,642 psf, reflecting a 38.2% increase since 2020 (see Chart 2).
Source: EdgeProp Market Trends (as at 11 March 2025)
Since its launch, Hume Park II has recorded 111 profitable transactions, with profits ranging from approximately $10,000 to $1.56 million. The condo has also recorded 46 unprofitable transactions, with losses ranging from approximately $28,000 to $470,000.
Of the 111 profitable transactions, 15 yielded profits exceeding $1 million, and eight of them generated profits of at least $1.2 million (see Table 4). Among these eight most profitable transactions, two took place last year. In contrast, the most recent unprofitable transaction occurred in 2017.
Source: EdgeProp Buddy (as at 11 March 2025)
The transaction that yielded the record-high profit of $1.56 million took place in November 2023 when the seller sold the unit on the eighth storey for $2.45 million ($1,661 psf). The seller had purchased it in May 1999 for $890,000 ($604 psf).
The unit measures 1,475 sq ft and comprises an en-suite master bedroom, as well as two other bedrooms and a common bathroom. The three-bedroom unit also has a family area near the bedrooms. Additionally, it includes a balcony accessible from the living/dining area and a second balcony accessible from the master bedroom (see Floor Plan 2).
Source: EdgeProp Research
Of the two units that generated profits over $1 million last year, one shares the same size and layout as the aforementioned most profitable unit. The unit on the 10th storey was sold in September last year for $2.55 million ($1,729 psf), resulting in a profit of $1.355 million. The seller bought the unit in December 2011 for $1.215 million ($824 psf).
Both sellers benefitted from buying low and selling high. The seller of the unit on the eighth storey bought it for $604 psf in 1999, slightly lower than the then-average price of $610 psf. However, the seller sold it in 2023 for $1,661 psf, significantly higher than that year’s average price of $1,570 psf for the condo.
Likewise, the seller of the unit on the 10th storey bought it in 2011 for $824 psf, when the average price for Hume Park II was higher at $839 psf. The seller sold the unit last year for $1,729 psf, when the average price for the condo was lower at $1,642 psf.
Symphony Heights
Symphony Heights is adjacent to Hume Park II and, hence, slightly further from Hume MRT Station. So far, no sales caveats have been lodged for the condo this year. In contrast, seven caveats were lodged last year, resulting in an average price of $1,636 psf (see Chart 3). From 2020 to last year, the average price for Symphony Heights grew by 33.6%.
Source: EdgeProp Market Trends (as at 11 March 2025)
Since its launch, Symphony Heights has had 206 profitable and 62 unprofitable transactions. Profits range from approximately $12,000 to $1.183 million. Eight profitable transactions recorded profits exceeding $1 million. Three of the eight transactions were concluded last year, including the transaction that yielded the record-high profit of $1.183 million (see Table 5). Meanwhile, losses range from breakeven to approximately $420,000.
Source: EdgeProp Buddy (as at 11 March 2025)
The unit involved in the most profitable transaction is a three-bedroom unit on the second storey. The seller purchased the 1,281-sq ft unit from the developer in March 1995 for $796,720 ($622 psf) and sold it for $1.98 million ($1,546 psf) in June last year, resulting in a profit of approximately $1.183 million.
Another unit on the second storey yielded the third-highest profit of $1.125 million when it was sold in December 2022 for $1.64 million ($1,424 psf). The seller had purchased it in May 2004 for $515,000 ($447 psf). It is a two-bedroom unit that measures 1,152 sq ft.
Interestingly, the same two-bedroom unit was previously sold at a loss of $230,000. The first owner bought the unit from the developer in September 1995 for $745,000 ($647 psf) and sold it in May 2004 for $515,000 ($447 psf) (see Table 6).
Source: EdgeProp Buddy (as at 11 March 2025)
The first owner sold the two-bedroom unit in 2004 when the average price for Symphony Heights fell to a low of $463 psf (see Chart 3). Additionally, they sold the unit at a lower-than-average price of $447 psf, which could have contributed to their loss.
In contrast, the second owner sold the same unit in 2022 when the average price for the condo was on a steady upward climb. That year, the average price for Symphony Heights was $1,442 psf. Although the second owner sold the unit at a slightly lower-than-average price of $1,424 psf, they still managed to make a profit exceeding $1 million because they purchased the unit at a lower-than-average price.
Moreover, the second owner held on to the unit for approximately 18 years. During that time, the average price of Symphony Heights tripled from $463 psf in 2004 to $1,442 psf in 2022.
The Hillside
The Hillside is located adjacent to Hume Park I. Thus far, no sales caveats have been lodged for the condo this year. Based on the six caveats lodged last year, the average price for the condo was $1,615 psf (see Chart 4).
Source: EdgeProp Market Trends (as at 11 March 2025)
Since its launch, 180 profitable and 90 unprofitable transactions have been recorded for The Hillside. Profits range from approximately $7,000 to $1.79 million, while losses range from breakeven to approximately $1.047 million. So far, The Hillside is the only condo among the four to have any transactions with losses exceeding $1 million.
Of the 180 profitable transactions, nine have generated profits exceeding $1 million. Four of the nine transactions took place last year, including the transaction that yielded the record-high profit of $1.79 million (see Table 7).
Source: EdgeProp Buddy (as at 11 March 2025)
The unit involved in the most profitable transaction is a four-bedroom unit on the ninth storey. The seller bought the 1,582-sq ft unit in December 1998 for $909,800 ($575 psf) and sold it in April last year for $2.7 million ($1,706 psf), resulting in a profit of approximately $1.79 million.
The unit comprises an en-suite master bedroom with a walk-in wardrobe. It also has a second en-suite bedroom, as well as two other bedrooms sharing a common bathroom (see Floor Plan 3).
Source: EdgeProp Research
The record-high loss of $1.047 million occurred in November 2001 when the seller sold the unit for $1.15 million ($434 psf). The seller bought the unit on the 10th storey in August 1997 for $2.197 million ($830 psf). This is the only transaction for The Hillside that resulted in a loss exceeding $1 million.
The unit involved in this record-high loss is also a four-bedroom unit. Three of the bedrooms in the unit, including the master bedroom, have their own attached bathrooms. Additionally, the master bedroom has a walk-in wardrobe. The unit features a family area near three of the bedrooms. The fourth bedroom, designated as a guest bedroom, is adjacent to the living/dining area and is located separately from the other bedrooms. The guest bedroom is the only bedroom without an attached bathroom, but a common bathroom is nearby (see Floor Plan 4).
Source: EdgeProp Research
The eye-watering loss could be attributed to the higher-than-average price paid by the seller when they bought the unit for $830 psf in 1997. That year, the average price for The Hillside was lower at $793 psf. Furthermore, the seller sold the unit in 2001 at $434 psf, when the average price for the condo was significantly higher at $580 psf (see Chart 4). If the seller had sold the 2,648-sq ft unit at the average price of $580 psf in 2001, they would have experienced a smaller loss of approximately $662,000.
To add to their woes, the seller sold the unit in 2001 when the average price for the condo was on a downturn. From 1997 to 2001, the average price for The Hillside fell by 26.9%.
Prices of condos lower than district
The average resale prices for freehold condos aged 21 to 30 years in District 21 ($1,692 psf) and the West Region ($1,663 psf) are consistently lower than those for their islandwide counterparts ($1,770 psf) (see Chart 5). This is despite weaker price growth since 2020 for such condos islandwide (34.4%) compared to their peers in District 21 (38.9%) and the West Region (37.8%).
Source: EdgeProp Market Trends (as at 12 March 2025)
Based on resale transactions from January 2024 onwards, the average price for The Hillside ($1,615 psf) is the lowest, followed by Hume Park I ($1,634 psf), Symphony Heights ($1,636 psf), and Hume Park II ($1,642 psf) (see Chart 6).
Notably, the average prices for all four condos are lower than their counterparts in District 21 and the West Region, presenting an opportunity for buyers to snap up an undervalued freehold property near an MRT station in District 21.
Source: EdgeProp Compare Projects (as at 12 March 2025)
Which to choose?
The newly opened Hume MRT Station is expected to spark interest from buyers for nearby condos. As the four condos are the nearest to the MRT station, demand for these properties may see an increase, resulting in a boost to their prices. The improved connectivity may also enhance the en-bloc potential of the four condos.
A drawback, however, is the age of the condos, as all four are at least 20 years old, which could deter some buyers. However, the freehold tenures of the four condos might alleviate some of these concerns.
Among the four condos, Hume Park I and Hume Park II are the nearest to Hume MRT Station, so buyers who value connectivity might prefer these two condos. For buyers with a more modest budget, Hume Park I might have an edge over Hume Park II because it has a lower average price. However, investors might prefer Hume Park II because it has chalked up 15 transactions with profits exceeding $1 million, while Hume Park I has recorded only three such transactions.
Buyers who value convenience over connectivity might prefer Symphony Heights because it is across the road from The Rail Mall. In addition to numerous restaurants, the mall also has a supermarket.
The Hillside is expected to appeal to nature lovers because it is sandwiched between Bukit Batok Nature Park and Bukit Timah Nature Reserve. However, The Hillside has the most unprofitable transactions among the four condos. It is also the only condo with losses exceeding $1 million.
