Lumina Grand
Lumina Grand is a 512-unit executive condominium in District 23 (Bukit Batok), developed by CDL Zenith Pte Ltd on a fresh 99-year lease from 2022 and granted Temporary Occupation Permit in 2024. It sits in the Bukit Batok West corridor near the upcoming Tengah town, pitched at sandwich-class households priced out of private condos but able to clear the EC income ceiling. The pitch is straightforward: a CDL-built, near-new EC with roughly 96 years of lease runway, walking access to Bukit Batok MRT on the North-South Line and the future Jurong Region Line, and a price ceiling shaped by EC rules rather than open-market private comparables.
For eligible buyers, the structure of the deal matters as much as the unit mix. Executive condominiums sit between HDB and private — restricted by income ceiling and a 5-year Minimum Occupation Period, eligible for the CPF Housing Grant for ECs at lower income tiers, and privatised at year 10 when foreign and corporate buyers unlock the resale pool. This review weighs Lumina Grand against the newer Tengah cohort — Copen Grand, Otto Place and Novo Place — and against the broader question of whether a Bukit Batok EC still earns its place when private OCR launches have narrowed the gap.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Bukit Batok is a mature HDB town that has historically traded at a discount to Jurong East and Clementi on the private side, but the calculus has shifted. The Tengah masterplan to the west, the confirmed Jurong Region Line interchange at Bukit Batok, and the Jurong Lake District commercial buildout to the south all feed demand into District 23. Lumina Grand sits on Bukit Batok West Avenue 5, roughly 700 metres from Bukit Batok MRT and within the catchment of established schools including Princess Elizabeth Primary and Bukit View Secondary. West Mall and Bukit Batok Nature Park anchor the daily-needs amenity ring, while Le Quest and the older Hillview cluster define the private-market reference points.
The land parcel was awarded under the Government Land Sales programme at a price that placed pressure on developer margins but kept the headline PSF within EC affordability. CDL Zenith Pte Ltd, a subsidiary of City Developments Limited, brings a long track record on EC delivery — including Le Quest in the same district — which matters for buyers weighing build quality and after-handover service. With TOP achieved in 2024, Lumina Grand has cleared the construction-risk hurdle that still hangs over the Tengah trio, and resale dynamics will start to clarify as the 2029 MOP horizon approaches.
Overview & Key Facts
Lumina Grand is a 512-unit Executive Condominium (EC) at Bukit Batok West Avenue 5 in District 23, developed by CDL Zenith Pte Ltd — a subsidiary of City Developments Limited (CDL), one of Singapore’s most established listed property groups. Launched in January 2024 as Singapore’s first EC launch of that year, Lumina Grand sits on a 99-year leasehold (commencing 2022) and is expected to achieve TOP in 2027, with a Minimum Occupation Period (MOP) of five years applying from that date.
As an EC, Lumina Grand is a unique product class in Singapore’s residential market: it is built and sold with the quality standard of a private condominium but is initially available only to eligible Singapore Citizens and Permanent Residents under HDB income ceiling rules ($16,000 household income cap). The EC’s hybrid nature — private condominium specification at a subsidised land-cost entry price — has historically delivered among the strongest long-term appreciation of any Singapore residential product category. URA data shows ECs have outperformed private condominiums by a wide margin over rolling 10-year periods, and Lumina Grand’s CDL pedigree, OCR location fundamentals, and proximity to the emerging Tengah new town position it favourably within that historical pattern.
At an average transacted PSF of $1,514 and an average transaction price of approximately $1.67 million, Lumina Grand represents clear value relative to mass-market private condominiums in the same district and broader Jurong–Bukit Batok corridor. No rental data exists at this stage: the development is pre-MOP and owner-occupation is mandatory until the five-year restriction expires approximately in 2032. Investors seeking immediate rental income are ineligible under EC rules; the investment thesis here is entirely capital appreciation — a thesis that has been validated by virtually every EC launch from credible developers in the last two decades.
The development is distributed across ten blocks of 12 to 13 storeys on a 16,623 sqm site, offering a unit mix focused on 3- and 4-bedroom configurations suited to Singaporean families — Lumina Grand’s primary buyer demographic. With close to 40 recreational facilities, a CDL Smart Home specification, and the forthcoming Jurong Region Line (JRL) improving transit connectivity from approximately 2028 onward, Lumina Grand is a well-positioned EC for buyers who can commit to the product’s eligibility structure and long-term hold horizon.
Location & Connectivity
Lumina Grand’s address at Bukit Batok West Avenue 5 places it in the northern fringe of Bukit Batok — a mature HDB town in District 23 that is undergoing meaningful infrastructure and urban development as the adjacent Tengah new town takes shape. The location is genuinely OCR in character: lower-density greenery, park connectors, hillside reserves, and a neighbourhood cadence that reflects Bukit Batok’s established family-oriented community rather than the pace of the city centre. For buyers who are explicitly seeking this environment — space, greenery, schools, and a slower urban pace — the address is a strength rather than a compromise.
The MRT picture is the most frequently discussed limitation of this address. The nearest operational MRT station is Bukit Gombak MRT (NS3) on the North-South Line, approximately 20 minutes on foot. That walking distance is long by Singapore standards and will require most residents to rely on feeder bus services or private transport for daily commuting. Bus connectivity to both Bukit Gombak and Bukit Batok MRT (NS2) is available along the development’s main road corridors, but the absence of a short walkable MRT connection is a structural limitation that buyers must factor into daily lifestyle planning.
The retail and amenity geography is well-developed for a suburban EC location. Le Quest mall — a mixed-use development with approximately 40 retail and food outlets — is within a 7-minute walk. West Mall at Bukit Batok MRT is accessible by bus and covers comprehensive daily retail needs. Junction 10 at Hillview is a further option. Daily wet market and hawker facilities are available at Bukit Batok Central. The combination of Le Quest within walking distance and West Mall by bus provides a practical daily amenity catchment that is above average for an EC location.
The school catchment is among Lumina Grand’s strongest neighbourhood assets. Dazhong Primary School is within the 1km priority radius, and St. Anthony’s Primary School is nearby. Dunearn Secondary School and Swiss Cottage Secondary are walkable. Millennia Institute (MI) — a centralised pre-university institution offering the three-year Integrated Programme and A-Level pathway — is within the broader Bukit Batok catchment. Dulwich College Singapore, the international school campus in Buona Vista, is accessible by car in approximately four minutes. Most significantly, Anglo-Chinese School (Primary) is slated to relocate to Bukit Batok around 2030–2031, adding one of Singapore’s most sought-after primary schools to the neighbourhood catchment — a development with clear positive implications for residential values in the area.
For employment access, Lumina Grand is well-positioned along two major economic corridors: Jurong Lake District (JLD) to the south — Singapore’s largest commercial hub outside the CBD, anchored by major tenants and the future Tuas Port access infrastructure — and the Jurong Innovation District (JID) and Sungei Kadut Eco District to the north, which are the industrial and advanced manufacturing employment anchors for the western region. The combination of JLD commercial growth and JLD-JRL connectivity makes Bukit Batok an increasingly practical address for workers in the western employment corridor.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Princess Elizabeth Primary School | primary | ~1.1 km |
| Lianhua Primary School | primary | ~1.4 km |
| Keming Primary School | primary | ~1.5 km |
| Huamin Primary School | primary | ~1.5 km |
| Institute of Technical Education (College West) | tertiary | ~1.7 km |
| Fuhua Primary School | primary | ~1.8 km |
| Bukit View Primary School | primary | ~1.9 km |
Facilities
CDL has delivered a facilities programme of close to 40 recreational amenities across the 16,623 sqm site — an above-average provision for the EC product class and consistent with CDL’s track record of delivering private-condominium-grade amenities at EC price points. The facilities layout takes full advantage of the site’s relatively generous footprint (10 blocks spread across 12–13 storeys provides more ground-level space than a typical high-rise consolidated tower development).
The centrepiece aquatic amenity is a 50-metre lap pool — a meaningful provision that distinguishes Lumina Grand from ECs with shorter leisure pools. Alongside the lap pool, a Spa Pool, Kids’ Pool, and Aqua Gym complete the aquatic programme. Fitness facilities include a fully equipped Gymnasium and dedicated functional training areas. Social and entertainment amenities include two Clubhouses (Club I and Club II), a Grand Lawn for outdoor events, BBQ Pavilions, a Tennis Court, and dedicated Music, Dance, and Games Rooms within the clubhouse programme.
The landscape design leans into the development’s “Live Greener, Live Brighter” positioning, with a Botanical Patio, Forest Fitness Trail, and Herb Garden integrated into the site plan. Multiple landscaped deck levels, a Garden Pavilion, and Nature Play areas for children round out the outdoor programme. The proximity to Bukit Batok Hillside Park and the extensive park connector network extending toward Tengah means the site effectively has access to a far larger green amenity zone than the development boundaries alone suggest.
For family buyers — the core demographic for a 3- and 4-bedroom EC — the facilities programme is well-calibrated. The dual-clubhouse layout with dedicated music, games, and dance rooms provides structured activity space for children and teenagers beyond the standard pool-and-gym provision. The Grand Lawn and BBQ pavilions support the community social programming that characterises successful EC living environments. The facilities package at Lumina Grand is consistent with the upper tier of the EC product class and matches or exceeds many mass-market private condominiums at higher PSF price points.
Unit Sizes & Layout
Lumina Grand’s 512 units are distributed across a 3- to 5-bedroom mix, with the heavy weighting toward 3-bedroom configurations reflecting the core family buyer profile of the EC product class. The unit mix is: 104 units of 3 Bedroom (936 sqft), 202 units of 3 Bedroom Premium (969–980 sqft), 155 units of 4 Bedroom (1,141–1,270 sqft), and 51 units of 5 Bedroom (1,496 sqft). There are no 1- or 2-bedroom units — a deliberate EC market positioning that prioritises family households over singles, investors, and compact urban buyers.
The 3-bedroom tier (approximately 58% of units) is sized generously relative to comparable private condominiums at this price tier: 936–980 sqft delivers practical 3-bedroom livability for a Singapore family, with efficient layouts that maximise net usable space. The 3 Bedroom Premium variant (969–980 sqft) typically adds a utility room or larger living and dining areas relative to the standard configuration. The 4-bedroom configurations at 1,141–1,270 sqft offer a meaningful lifestyle step-up: 4-bedroom layouts at 1,270 sqft approach the spatial generosity of older-generation private condominiums in the same district. The 5-bedroom penthouse and upper-floor configurations at 1,496 sqft represent the premium tier — a landed-feel space programme in a non-landed format.
The finish specification is private-condominium grade throughout. Engineered timber flooring to bedrooms, homogeneous tile or marble-effect finishes to living and dining areas, quality branded sanitary fittings (Villeroy & Boch or equivalent), and CDL’s Smart Home integration package are delivered as standard. The kitchen specification includes branded appliances (Bosch or equivalent) and solid surface countertops. The overall finish standard is above what the $1,514 PSF price point might suggest and is meaningfully ahead of HDB BTO quality — which, for EC buyers upgrading from HDB flat ownership, is a visible and material quality step-up in their daily living environment.
Views from the upper floors of the 12–13 storey blocks capture Bukit Batok’s characteristically green skyline: the forested Bukit Batok Hillside Park, the undulating terrain of the Bukit Batok nature corridor, and the low-rise surrounding residential landscape. Buyers on higher floors with north or northwest orientation will see the developing Tengah new town footprint as construction progresses through the mid-2020s. The visual environment is distinctly suburban and nature-inflected — a meaningful contrast to the city and industrial view corridors available from taller towers in other OCR locations.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 96 | $1,533 | $1,435,969 |
| 3 BR | 358 | $1,516 | $1,643,293 |
| 4 BR | 58 | $1,478 | $2,223,069 |
Pricing & Market Position
Based on 512 recorded transactions, sale prices range from $1,356,000 to $2,409,000, averaging $1,670,098 (~$1,545 psf).
Price Appreciation
From 2024 to 2026, the average PSF has appreciated by 7.4% (from $1,514 to $1,626 psf).
Neighbourhood Comparison
The most directly comparable EC launch to Lumina Grand in the western OCR corridor is Plantation Close EC (Jurong West) and the series of Tengah-adjacent EC launches anticipated through 2025–2026. Plantation Close (Hoi Hup, 495 units, Tengah Plantation Close) launched in 2023 at approximately $1,380–$1,420 PSF, marginally below Lumina Grand’s $1,514 PSF. The Tengah location advantage for Plantation Close is its direct adjacency to Tengah Plantation MRT (JRL) — a meaningful connectivity benefit versus Lumina Grand’s longer walk to JRL access. Lumina Grand counters with CDL’s developer brand premium, the existing Bukit Batok mature-estate amenity base, and a more established school catchment.
The Criterion EC (CDL, 505 units, Yishun, 2016 TOP) provides the most relevant CDL EC historical comparable. The Criterion launched at approximately $790 PSF in 2015–2016 and transacted at $1,000–$1,200 PSF in resale post-MOP — a 25–50% appreciation over the five-year MOP hold. The trajectory is broadly representative of well-located CDL ECs and provides a reasonable basis for buyers modelling Lumina Grand’s resale upside from the $1,514 PSF launch tier.
Among mass-market private condominiums in the District 23 corridor, The Myst (CDL, freehold, 408 units, Bukit Timah Road, 2023 launch) at approximately $2,000–$2,100 PSF and Altura EC (Qingjian, 360 units, Bukit Batok West Ave 8, 2023 launch) at approximately $1,350–$1,450 PSF bracket Lumina Grand on the PSF spectrum. Altura EC’s smaller scale (360 units) and closer proximity to Bukit Batok MRT (approximately 10–12 minutes’ walk) make it the more transit-connected EC option; Lumina Grand’s larger site, CDL specification, and more comprehensive facilities programme support its modest PSF premium.
The broader private condo comparable universe in D23 — Le Quest (99-year, 516 units, 2020 TOP, Bukit Batok West Ave 6) and Kingsford Hillview Peak (99-year, 512 units, 2016 TOP, Hillview Rise) — trades at approximately $1,600–$1,800 PSF in resale. At $1,514 PSF, Lumina Grand’s launch pricing offered a clear discount to nearby resale private condominium pricing — the defining value proposition of the EC structure and the reason EC buyers accept the eligibility restrictions, MOP hold requirement, and MRT compromise that come with the Bukit Batok West Avenue 5 location.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,545 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
| THE MYST | 99 yrs lease commencing from 2023 | 2023 | 408 | $2,094 |
Lease Decay Analysis
The 99-year lease runs from 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates LUMINA GRAND across multiple dimensions.
What Residents Say
“We bought a 4-bedroom unit at Lumina Grand because of the school catchment — Dazhong Primary is within 1km, and the ACS Primary relocation to Bukit Batok is a major bonus for our long-term plans. CDL’s quality is evident in the showflat finishes and the Smart Home integration is genuinely impressive at this price point.”
— Buyer comment via PropertyGuru
“The MRT distance is the trade-off you accept for EC pricing. But with Le Quest a short walk away, feeder buses to Bukit Gombak, and the JRL coming by the time our MOP expires — we felt the location fundamentals were strong enough for a long-term hold.”
— Owner review via 99.co
“Lumina Grand is one of the rare ECs where the developer’s brand name actually matters. CDL’s build quality track record at The Criterion EC, Tampines Trilliant, and their private condo portfolio gives us confidence that what they show in the showflat is what you get at handover.”
— Buyer feedback via Stacked Homes
“As an investor who sold an earlier EC at privatisation, the Lumina Grand value proposition is straightforward: EC pricing with private condo spec, in a market where EC supply is constrained. The 5-year hold story with JRL operationalising before MOP is a compelling setup.”
— Investor comment via SGHomeInvestment
The buyer feedback pattern at Lumina Grand centres consistently on four themes: the CDL developer quality premium relative to the EC price tier, the school catchment (particularly the anticipated ACS Primary relocation), the JRL future connectivity upgrade at MOP, and the historically strong capital appreciation track record of the EC product class. The absence of rental feedback is inherent to the EC’s pre-MOP status — a structural characteristic that self-selects for long-hold owner-occupiers rather than yield investors, and shapes the buyer community accordingly.
Fresh 99-year lease with a delivered asset. The 2022 lease commencement leaves roughly 96 years of runway, well clear of the CPF usage 60-year threshold that begins to erode resale demand on older leasehold stock. TOP in 2024 means buyers inherit a built product rather than a construction risk, and the depreciation curve modelled in the Lease Decay Calculator stays gentle for the first decade.
CDL execution track record. CDL Zenith has delivered ECs across multiple cycles, and Le Quest in the same submarket gives buyers a comparable reference for finishes and managing-agent handover quality. For an EC, where the buyer pool skews toward first private-market entrants, build confidence carries weight when resale demand tests in 2029.
Transport optionality on the North-South and Jurong Region Lines. Bukit Batok MRT is on the North-South Line today, with the Jurong Region Line interchange under construction. Dual-line access at TOP-plus-five tends to compress yield spreads against single-line OCR stock, and the wider Jurong Lake District employment buildout adds a structural rental anchor.
CPF Housing Grant eligibility at lower income tiers. Households below the relevant income ceilings can claim the CPF Housing Grant for ECs, which materially reduces the effective entry price for sandwich-class buyers and tightens the affordability gap versus District 23 private resale. The Affordability Calculator shows how that grant interacts with TDSR and MSR limits.
EC privatisation runway at year 10. At the 10-year mark, EC restrictions lift and the project becomes a fully private condominium, opening the resale pool to foreign and corporate buyers. Historically that step-change has supported capital values, though the size of the lift varies by location.
EC liquidity is structurally constrained until year 10. During the Minimum Occupation Period of 5 years buyers cannot sell at all, and from year 5 to year 10 only Singapore citizens and permanent residents may purchase. That two-tier restriction caps resale demand precisely in the window when buyers may want optionality. Plan the holding period around the privatisation date in 2032, not the MOP date in 2029.
Supply pressure from the Tengah cohort. Copen Grand, Otto Place and Novo Place sit in the adjacent town with similar EC pricing and newer masterplan amenity. When their respective MOP and privatisation windows open, Lumina Grand will share a resale buyer pool with a larger cohort of comparable inventory, which may compress price-per-square-foot gains relative to a single-EC submarket.
OCR private launches have narrowed the EC discount. The traditional EC value proposition rested on a meaningful gap to private OCR PSF. As private launches in nearby submarkets have priced higher and EC land bids have firmed, that discount has tightened. Buyers should run the numbers against current District 23 private resale rather than against a stale 2019 benchmark.
Income ceiling is a one-way gate. EC eligibility is tested at application, and the income ceiling has been raised over the years but remains a binding constraint for dual-income households on a strong income trajectory. Households close to the ceiling at application may find that the same household is comfortably above it at MOP, which is fine for living but irrelevant for resale demand.
Bukit Batok West rental demand is residential, not commercial. Unlike CCR or Jurong East stock, the immediate rental pool here is shaped by family tenants and Jurong-employment commuters rather than by expat or CBD-linked demand. That tends to produce stable but unremarkable gross yields; verify with current District 23 rental data rather than projecting from launch-pricing assumptions.
Strong fit: first-private-step household within EC income ceiling. Dual-income households moving out of an HDB flat, comfortably below the EC income ceiling, and prepared to hold through the 5-year MOP. The CPF Housing Grant can materially shift the affordability picture, and the Affordability Calculator plus the Mortgage Calculator let buyers stress-test the monthly burden against realistic SORA-linked rates.
Conditional fit: long-hold investor planning around the 2032 privatisation. A buyer who can hold through both MOP and the 10-year privatisation step has access to the historical EC capital-gain pattern, but must be comfortable with restricted liquidity through year 10. Yield in the interim is a coupon, not the headline. Run scenarios in the Yield Calculator using realistic District 23 rental comps rather than launch-day projections.
Weak fit: high-income household above the EC ceiling. If the income ceiling is binding, the buyer pool narrows to family members on title, which complicates ownership structure and CPF usage. For households with the income trajectory to clear the ceiling, an OCR private launch or a District 23 private resale removes the EC restrictions entirely.
Weak fit: short-horizon flipper or transient renter-investor. The MOP plus privatisation timeline rules out a sub-5-year exit, and the structural rental profile of Bukit Batok West favours steady occupancy over premium rental growth. Capital-gain timing is set by EC mechanics, not by buyer choice.
Lumina Grand is a credible EC choice for sandwich-class households who fit the income ceiling, can hold through the MOP, and want a CDL-built, near-new asset in an established Bukit Batok submarket rather than a newer Tengah cohort still pre-MOP. The 99-year lease from 2022, dual-line MRT optionality, and CPF Housing Grant eligibility are real structural strengths, and TOP in 2024 removes the construction risk that still hangs over Copen Grand, Otto Place and Novo Place.
The honest caveats are that EC liquidity is restricted until 2032, the Tengah supply pipeline will compete for the same resale buyers when those projects clear MOP, and the historical EC discount to private OCR has narrowed enough that the case rests on the grant and the lease runway rather than on a wide PSF gap. For buyers who match the EC profile and intend to live in the unit through MOP, the project compares well against the Tengah cohort on delivery certainty. For investors, the privatisation horizon — not the MOP horizon — is the date that matters, and the holding period should be modelled accordingly. Verify current pricing against fresh District 23 EC and private resale data before committing.