The Lumos
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for The Lumos.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
The Lumos is a freehold boutique project in D09 that has been on the market for over 5 years with only 62% sold, indicating weak demand and potential pricing misalignment; while freehold tenure in CCR offers long-term land value, the lack of transaction volume and opaque data raise red flags for immediate investment.
- • Freehold tenure in District 9 (CCR) provides perpetual land ownership and potential for long-term capital preservation, a rarity in Singapore's leasehold-dominated new launch market.
- • Average transacted PSF of $2,352 is relatively competitive for a freehold CCR address, sitting below the $2,500–$3,000 PSF range common in prime D09 new launches.
- • Unit mix from 1 to 4 bedrooms (699 to 5,929 sqft) caters to both investors (smaller units) and families (larger units), offering flexibility in target demographics.
- • Only 53 total units ensures a low-density living environment, which can appeal to buyers seeking privacy and exclusivity in a prime location.
- • With only 11 caveats recorded and 20 units (38%) unsold since a 2019 TOP, the project exhibits slow sales velocity, suggesting weak market acceptance or overpricing relative to competing projects.
- • Critical data gaps: no transit or school information provided, making it impossible to assess connectivity or 1km primary school priority—key drivers of resale value and rental demand.
- • The developer, Buildhome Pte Ltd, is not a well-known tier-1 developer, which may raise concerns about build quality, maintenance, and resale branding.
- • Price range up to $12.5 million for a 5,929 sqft unit implies a high absolute quantum, limiting the buyer pool and potentially leading to longer resale periods.
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Quick Take
- The Lumos trades at $2,352psf, 11% below the D09 average of $2,628psf.
- 🎓 River Valley Primary School is within 723m (9 min walk).
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; prestige-district buyers prioritising address and top-tier schools.
The Lumos Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 Bedroom | 700 sqft | 1 | $2,484 | $1,738,000 |
| 4 Bedroom | 1754 sqft | 3 | $2,301 | $4,037,140 |
| PenthouseMost traded | 2433 sqft | 5 | $2,315 | $5,631,975 |
| Penthouse | 3229 sqft | 1 | $2,799 | $9,039,360 |
| Penthouse | 5931 sqft | 1 | $2,108 | $12,500,000 |
👨👩👧👦 Family-Centric Layout
91% of transacted units are 3-Bedroom or larger.
- Penthouse64%
- 4 Bedroom27%
- 1 Bedroom9%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near The Lumos (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
River Valley Primary School Highest Balloting Priority723m · 9 min
-
Alexandra Primary School1251m · 16 min
-
Anglo-Chinese School (Junior)1551m · 19 min
-
St. Margaret'S School (Primary)1644m · 21 min
-
Zhangde Primary School1797m · 22 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Gan Eng Seng School Secondary (S1-S5) 1451m · 18 min
- Crescent Girls' School Secondary (S1-S4) 1728m · 22 min
- School Of The Arts, Singapore Mixed Level (S1-Jc2) 1863m · 23 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
The Lumos Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- TE15 Great World 621m · 8 min
- NS23 Somerset 813m · 10 min
- NS22 TE14 Orchard 963m · 12 min
- TE13 Orchard Boulevard 963m · 12 min
- TE16 Havelock 1207m · 15 min
- EW17 Tiong Bahru 1549m · 19 min
Nearby Malls
- Ngee Ann City493m
- Wisma Atria517m
- ION Orchard528m
- Cathay Cineleisure Orchard562m
- Mandarin Gallery603m
- Lucky Plaza629m
Supermarkets
- Cold Storage469m
- Jasons Deli By Cold Storage537m
- Fairprice Finest610m
- Cold Storage621m
- Meidi-Ya Supermarket674m
- Ryan'S Grocery674m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
The Lumos Master Plan & Location Map
The Lumos and MRT stations within walking distance.
The Lumos Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
The Lumos URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Sep-24 | 31-35 | 3229 | 300 | $9,039,360 | $2,799 | $30,131 | Strata | Resale |
| Apr-24 | 06-10 | 2433 | 226 | $5,700,000 | $2,343 | $25,221 | Strata | Resale |
| Aug-22 | 06-10 | 700 | 65 | $1,738,000 | $2,484 | $26,738 | Strata | Resale |
| Aug-22 | 01-05 | 1754 | 163 | $4,050,000 | $2,308 | $24,847 | Strata | Resale |
| Aug-22 | 06-10 | 2433 | 226 | $5,737,875 | $2,359 | $25,389 | Strata | Resale |
| May-22 | 31-35 | 5931 | 551 | $12,500,000 | $2,108 | $22,686 | Strata | Resale |
| Mar-22 | 01-05 | 1754 | 163 | $3,911,420 | $2,229 | $23,996 | Strata | Resale |
| Dec-21 | 01-05 | 2433 | 226 | $5,600,000 | $2,302 | $24,779 | Strata | Resale |
| Dec-21 | 06-10 | 2433 | 226 | $5,650,000 | $2,323 | $25,000 | Strata | Resale |
| Dec-21 | 06-10 | 1754 | 163 | $4,150,000 | $2,365 | $25,460 | Strata | Resale |
| Oct-21 | 06-10 | 2433 | 226 | $5,472,000 | $2,249 | $24,212 | Strata | Resale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about The Lumos
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of The Lumos?
Units at The Lumos have indicative prices starting from $3,424,813, with transacted URA caveats averaging $2,352 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to The Lumos?
The nearest MRT station to The Lumos is Great World MRT (TE15), located approximately 621m (8 min walk) from the development.
What is the tenure and estimated TOP date for The Lumos?
The Lumos is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2019.
Who is the developer of The Lumos?
The Lumos is developed by Buildhome Pte Ltd.
Which primary schools are within 1km of The Lumos?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: River Valley Primary School.
Where can I get the official floor plans and e-brochure for The Lumos?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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