We track 25 sales and 186 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LUMA dashboard.
- Average sale price: $1,883,520 across 25 transactions
- Estimated gross rental yield: 3.0%
- District 9 PSF ranking: Mid-range (top 70%)
- Freehold tenure · CCR · D9 · 75 units
About LUMA
LUMA is a freehold condominium, located at RIVER VALLEY GROVE in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by NOVELTY HOLDINGS PTE LTD, comprising 75 residential units, completed in 2010.
As a freehold property, LUMA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LUMA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 15 | $2,038 psf | $1,647,333 |
| 3 BR | 10 | $1,907 psf | $2,237,800 |
Sales Market Overview
LUMA has recorded 25 sale transactions with an average transaction price of $1,883,520, ranging from $1,350,000 to $2,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,851 psf | $1,624,167 | — |
| 2022 | 5 | $1,874 psf | $1,990,000 | ↑ 1.2% |
| 2023 | 3 | $1,948 psf | $2,105,000 | ↑ 3.9% |
| 2024 | 7 | $2,101 psf | $1,908,571 | ↑ 7.9% |
| 2025 | 2 | $2,113 psf | $1,569,000 | ↑ 0.5% |
| 2026 | 2 | $2,197 psf | $2,290,000 | ↑ 4.0% |
LUMA ranks in the top 70% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LUMA trades 18.9% below the segment benchmark.
Loading chart data...
Rental Market Overview
LUMA has recorded 186 rental transactions with monthly rents averaging $4,775/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 66 | $4,084/mo | $3,000/mo | $5,800/mo |
| 2 BR | 120 | $5,155/mo | $3,200/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $3,600/mo |
| 2022 | 32 | $4,628/mo |
| 2023 | 41 | $5,306/mo |
| 2024 | 28 | $5,104/mo |
| 2025 | 34 | $5,196/mo |
| 2026 | 15 | $4,887/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, LUMA delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,730 psf | 582 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,513 psf | 253 |
Location Map
Map shows LUMA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LUMA
- Great World MRT
- Somerset MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- ACS (Junior)
Nearby MRT Stations
LUMA is 160m from Great World MRT (Thomson-East Coast Line), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 160m |
| Somerset | NS23 | North-South Line | 620m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 790m |
| Orchard | NS22 | North-South Line | 890m |
| Orchard | TE14 | Thomson-East Coast Line | 890m |
| Havelock | TE16 | Thomson-East Coast Line | 890m |
| Fort Canning | DT20 | Downtown Line | 1.2 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.2 km |
Nearby Schools
There are 17 schools within 2 km of LUMA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 190m |
| Fairfield Methodist School (Primary) | Primary | 630m |
| ACS (Junior) | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.3 km |
| Gan Eng Seng Primary School | Primary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Outram Secondary School | Secondary | 1.5 km |
| ISS International School (Paterson) | International | 1.7 km |
| ISS International School (Preston) | International | 1.7 km |
| Singapore Management University | Tertiary | 1.7 km |
| Tanglin Secondary School | Secondary | 1.8 km |
FAQ
What is the average price for LUMA?
What is the rental yield for LUMA?
Is LUMA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 25 transactions analysed
- Rental data: 186 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for LUMA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.