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Lucerne Grand
For HDB Upgraders
Bukit Timah Road is more than an upgrade from HDB. It’s a strategic move into a Bukit Timah Road address that supports asset progression, family lifestyle, and your next move years from now.
Developed by CDL
Schools Nearby
Connected in Every Direction
Developers of:
Not just an upgrade. A step into the CCR.
The right upgrade into the CCR isn’t just about a prestige address. It’s about positioning yourself in Singapore’s most defensively-priced residential market — a stronger asset base, an elite school catchment, and the optionality to make your next move on your own terms. For families upgrading from OCR or RCR, Bukit Timah Road offers what few CCR products can: boutique scale, walking-distance MRT interchange, and the ACS (Junior) 1km priority band.
1.
A foundation in the East Coast integrated address
Bukit Timah Road sits in prime District 11, Singapore’s most defensively-priced residential market. For upgraders, this means buying into a corridor where CCR launches consistently command $3,000+ psf and where established comparables (Kopar at Newton, Pullman Residences Newton) demonstrate durable pricing through market cycles — a stronger foundation for long-term wealth defence than higher-supply districts.
2.
Optionality for your next move
Whether your next move is a larger family home, an investment-grade second property, or financial flexibility for retirement, owning a private property in a strong location gives you options HDB ownership simply doesn’t. Bukit Timah Road is built for that decade-out flexibility.
3.
Connectivity that holds value
directly linked to Newton MRT Interchange — connecting BOTH the North-South Line and the North-South + Downtown Line interchange. One stop to Orchard, two stops to Bishan and Bugis, direct to the CBD, Bayfront, and Marina Bay via NSL/DTL. Properties adjacent to major MRT interchanges have historically commanded a connectivity premium, which translates directly to long-term value retention.
4.
Lifestyle that works for families
ION Orchard, Paragon, and Ngee Ann City all within walking distance. Newton Food Centre for hawker classics. Elite educational belt including Anglo-Chinese School (Junior) within 1km priority band, St Joseph’s Institution (Junior), and SJI Junior. Family-sized 3, 4, and 5-bedroom layouts designed for CCR family living — with Tanglin Club and the Botanic Gardens nearby.
5.
Three distinct buyer pools at exit
When the time comes to sell — whether for your next upgrade or as part of broader portfolio decisions — Bukit Timah Road benefits from three distinct CCR-anchored buyer pools: family own-stay buyers targeting the ACS (Junior) catchment, expatriate rental tenants employed in the CBD or Orchard corridor, and CCR investors positioning in one of Singapore’s most defensively-priced markets. Properties with diversified exit liquidity command tighter bid-ask spreads than single-segment properties.
Project at a Glance
A quick look at
Bukit Timah Road.
Location
Bukit Timah Road
District 11, walking distance to Newton MRT (North-South & North-South + Downtown Line interchanges)
Developer
HH Investment
Joint venture between Singapore's most established developer group (Kwek family)
Unit Mix
1 to 5 Bedroom
340 boutique residences · Full mix of formats
Schools Nearby
Strong educational belt
Anglo-Chinese School (Junior), St Joseph's Institution (Junior), St. Joseph's Institution Junior
Lifestyle
Scotts Square, Paragon, Paragon
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
2027
Public launch date subject to change
Location
Bukit Timah Road
District 11, walking distance to Newton MRT (North-South & North-South + Downtown Line interchanges)
Developer
HH Investment
Joint venture between Singapore's most established developer group (Kwek family)
Unit Mix
1 to 5 Bedroom
340 boutique residences · Full mix of formats
Schools Nearby
Strong educational belt
Anglo-Chinese School (Junior), St Joseph's Institution (Junior), St. Joseph's Institution Junior
Lifestyle
Scotts Square, Paragon, Paragon
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
2027
Public launch date subject to change
How your existing property
becomes Bukit Timah Road.
Upgraders consistently underestimate how their existing property equity translates into CCR affordability. Here’s how the four pieces fit together for Bukit Timah Residences.
Your HDB sale proceeds
Equity built up over the years — typically the largest contribution.
Your CPF balance
Both Ordinary Account and any housing-eligible savings.
Cash savings & loan
Cash-on-cash plus your bank loan eligibility.
Unit types you can consider
From compact 2-bedroom to family-sized 4-bedroom, depending on your numbers.
You don’t need it all on day one.
Singapore’s Progressive Payment Scheme means you pay in stages as the project is built — typically over 3–4 years. This makes the cashflow far more manageable than upgraders often assume, and lets your existing HDB sale align with the timing of your private purchase.
Timing & sequencing
Three timing decisions every upgrader has to navigate — and where most people overthink them.
Sell HDB Before, or after?
The right answer depends on your ABSD position, financing structure, and whether your HDB has met MOP. There's a defensible answer for every situation — but the wrong choice can cost tens of thousands.
ABSD remission for citizens
Singapore citizens upgrading from HDB to private can claim ABSD remission — but only if you sell your HDB within a specific window after completion. Knowing the window matters.
Progressive Payment Scheme alignment
The PPS payment schedule can be timed to match your HDB sale proceeds, so you're not over-extending cashflow at any point. This is the single biggest stress-reducer for upgraders.
Included With Preview Registration
Every preview registration includes a 30-minute EC eligibility and CPF Grant assessment with a CEA-licensed specialist who will work through your specific HDB, CPF, and household-income position — and map out the timing sequence that works for your family.
COMMON CONCERNS
The questions upgraders
actually ask us.
"Will my CPF actually be enough?"
Most upgraders are surprised by how much of the down payment can come from CPF Ordinary Account, especially when combined with HDB sale proceeds. Your free assessment includes a clear breakdown of your specific CPF position and what it covers for Bukit Timah Road specifically.
"What if I can't sell my HDB in time?"
There are three different sequencing strategies depending on your situation — selling before, selling after, or running both in parallel. Each has trade-offs. We’ll walk you through which applies to you so you don’t get caught off-guard.
"Is this too risky for my family?"
For most HDB owners with stable income and built-up CPF, the upgrade math works out more conservatively than you’d think — particularly with the Progressive Payment Scheme. The right question isn’t “is this risky” but “is this the right structure for my situation,” and that’s exactly what the assessment is for.
"What about monthly payments after we move in?"
Most upgraders find their monthly cashflow is comparable to or only modestly higher than their HDB outgoings, once CPF contributions are factored in. The assessment shows you the projected monthly numbers so you know exactly what you’re signing up for.
PREVIEW REGISTRATION
Register for preview. Get the full picture
for your family.
Preview registration gives you priority access to Bukit Timah Road — at the lowest pre-launch pricing, with first pick of stacks and floors.
Every preview registration comes with a free 30-minute EC eligibility & CPF Grant assessment, personalised to your HDB, CPF, household income, and first-timer status.
- Lowest preview pricing
- First pick of inventory
- Free affordability assessment
- No commitment to purchase
What Kind of
Buyer Are You?
Learn more about the Project Based on Your Profile.
Investors
Early-Birds
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Learn more about the Project Based on Your Profile.
bukit timah residences
An independent marketing platform managed by Propfunnels Pte. Limited. All information is provided for reference only. Enquiries are handled exclusively by CEA-licensed real estate agents.
Project Details
Developer: HH Investment Pte Ltd · Singapore subsidiary of Huang Hsiang Construction Corporation (Taiwan)
Tenure: 99-Year Leasehold
Expected Launch: Pre-Launch · VVIP Preview Access Open
Expected TOP: Q3 2031 · CSC Q3 2034
Location
Bukit Timah Road, District 11 (Newton)
Direct underground linkway to Newton MRT Interchange (NS21 / DT11 — NSL + DTL)
1km priority band for Anglo-Chinese School (Junior) and St Joseph’s Institution (Junior)
340 residences · 3 blocks × 24 storeys · 63,498 sqft Newton site
Disclaimer: While every reasonable care has been taken in preparing this website and in constructing the models and showflats, the developer and the marketing agent cannot be held responsible for any inaccuracies or omissions. Visual representations, models, showflat displays and illustrations, photographs, art renderings and other graphic representations and references are intended to portray only artistic impressions of the development and cannot be regarded as representation of fact. Floor areas are approximate measurements and subject to final survey. The property is subject to inspection by the relevant authorities to comply with the current codes of practice. All information, specifications, renderings, visual representations and plans are current at the time of publication and are subject to change as may be required by us and/or the competent authorities sand shall not be regarded as statements or representations of facts. All plans are subject to amendments as directed and/or approved by the building authorities. All areas are approximate measurements only and subject to final survey. The Sales and Purchase Agreement shall form the entire agreement between us, the Developer and the Purchaser and shall supersede all statements, representations or promises made prior to the signing of the Sale and Purchase Agreement and shall in no way be modified by any statements, representations or promises made by us or the Marketing Agent
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Disclaimer: This is an independent marketing website operated by PROPFUNNELS PTE LIMITED (UEN: 202122677N)
PROPFUNNELS PTE LIMITED is an independent advertiser and is not affiliated with, endorsed by, or acting as the official website of the developer unless expressly stated otherwise in writing. Our role is to provide general information about the property and link you with appointed sales personnel
Any form submissions, calls, WhatsApp messages, or brochure requests made through this website are received and managed by authorized sales representatives of this development from appointed marketing agencies like PropNex Realty CEA License No. L3008022J, ERA Realty Network Pte Ltd CEA License No. L3002382K, SRI Pte. Ltd CEA License No. L3010738A and Huttons Asia Pte Ltd CEA License No. L3008899K
All project details are provided for general information only and may change without notice. Users should verify all pricing, availability, unit information, and sales materials directly with the authorized sales representatives before making any decision.
BAYSHORE DRIVE
An independent marketing platform managed by Propfunnels Pte. Limited. All information is provided for reference only. Enquiries are handled exclusively by CEA-licensed real estate agents.
Developer: Frasers-led five-party JV
Tenure: 99-year leasehold
Expected Launch: 2027 (tentative)
TOP: 2029 – 2030
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Notice: This website uses cookies. By browsing this website, you consent to the use of cookies and accept our cookies policy.
Disclaimer: While every reasonable care has been taken in preparing this website and in constructing the models and showflats, the developer and the marketing agent cannot be held responsible for any inaccuracies or omissions. Visual representations, models, showflat displays and illustrations, photographs, art renderings and other graphic representations and references are intended to portray only artistic impressions of the development and cannot be regarded as representation of fact. Floor areas are approximate measurements and subject to final survey. The property is subject to inspection by the relevant authorities to comply with the current codes of practice. All information, specifications, renderings, visual representations and plans are current at the time of publication and are subject to change as may be required by us and/or the competent authorities sand shall not be regarded as statements or representations of facts. All plans are subject to amendments as directed and/or approved by the building authorities. All areas are approximate measurements only and subject to final survey. The Sales and Purchase Agreement shall form the entire agreement between us, the Developer and the Purchaser and shall supersede all statements, representations or promises made prior to the signing of the Sale and Purchase Agreement and shall in no way be modified by any statements, representations or promises made by us or the Marketing Agent
Disclaimer: This is an independent marketing website operated by PROPFUNNELS PTE LIMITED (UEN: 202122677N)
PROPFUNNELS PTE LIMITED is an independent advertiser and is not affiliated with, endorsed by, or acting as the official website of the developer unless expressly stated otherwise in writing. Our role is to provide general information about the property and link you with appointed sales personnel
Any form submissions, calls, WhatsApp messages, or brochure requests made through this website are received and managed by authorized sales representatives of this development from appointed marketing agencies like PropNex Realty CEA License No. L3008022J, ERA Realty Network Pte Ltd CEA License No. L3002382K, SRI Pte. Ltd CEA License No. L3010738A and Huttons Asia Pte Ltd CEA License No. L3008899K
All project details are provided for general information only and may change without notice. Users should verify all pricing, availability, unit information, and sales materials directly with the authorized sales representatives before making any decision.