Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
LUMA
RIVER VALLEY GROVE
260 mGREAT WORLD MRT STATION
$1.79MMedian transacted price
4Transactions in latest 12 months
501–780 sqftMost popular unit size
LUMA Market Snapshot
▼ -30.1%
From 12-Month High
Peak: Apr 2026Based on latest 12 months
At Low
At 12-Month Low
Low: Jun 2026Based on latest 12 months
▼ -6.5%
Vs District Median PSF
Below District 9 medianBased on latest 12 months
▼ -1.8%
Vs CCR Median PSF
Below CCR medianBased on latest 12 months
5.3%
12M Turnover Rate
4 sales / 75 units
Latest 12-month sales
4
Up to latest imported transaction
Median transacted price
$1.79M
Latest 12 months
Median PSF
$2,179
Latest 12 months
Typical recorded price range
$1.61M – $2.22M
20th to 80th percentile
Latest transacted price
$1.65M
743 sqft · 1 Jun 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
LUMA Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Jun 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 2026.
Most popular unit size501–780 sqft
Median Sold Size823 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $1.6M | $1.55M | $1.65M | $2,155 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Apt | 21 to 25 | 743 sqft | $2,222 | $1.65M |
| 2026-06 | Apt | 11 to 15 | 743 sqft | $2,087 | $1.55M |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.93M | $1.93M | $1.93M | $2,135 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Apt | 06 to 10 | 904 sqft | $2,135 | $1.93M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $2.65M | $2.65M | $2.65M | $2,259 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Apt | 21 to 25 | 1,173 sqft | $2,259 | $2.65M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
LUMA Location & Nearby Amenities
Explore LUMA and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
LUMA Nearby Amenities
Closest amenities from LUMA. Distances are straight-line estimates.
MRT / LRT
- GREAT WORLD MRT STATION260 mTE15Thomson-East Coast Line
- SOMERSET MRT STATION630 mNS23North-South Line
- ORCHARD MRT STATION800 mTE14Thomson-East Coast Line
Bus Interchanges
- Bukit Merah Bus Interchange2.5 kmBt Merah Ctrl
Shopping Malls
- Great World470 mKim Seng Promenade
- Cathay Cineleisure Orchard560 mGrange Road
- Mandarin Gallery610 m
- 313@Somerset610 mOrchard Road
Primary Schools
- RIVER VALLEY PRIMARY SCHOOL330 mRIVER VALLEY GREEN
- ALEXANDRA PRIMARY SCHOOL1.3 kmPRINCE CHARLES CRESCENT
- ST. MARGARET'S SCHOOL (PRIMARY)1.5 kmSOPHIA ROAD
- ANGLO-CHINESE SCHOOL (JUNIOR)1.5 kmWINSTEDT ROAD
- ZHANGDE PRIMARY SCHOOL1.7 kmJALAN MEMBINA
Secondary Schools
- GAN ENG SENG SCHOOL1.5 kmHENDERSON ROAD
- SCHOOL OF THE ARTS, SINGAPORE1.6 kmZUBIR SAID DRIVE
- CRESCENT GIRLS' SCHOOL1.9 kmTANGLIN ROAD
- QUEENSTOWN SECONDARY SCHOOL2.4 kmSTRATHMORE ROAD
Post-Secondary
- ST. JOSEPH'S INSTITUTION3.1 kmMALCOLM ROAD
- CATHOLIC JUNIOR COLLEGE3.1 kmWHITLEY ROAD
- HWA CHONG INSTITUTION4.5 kmBUKIT TIMAH ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ ALEXANDRA1.3 kmPRINCE CHARLES CRESCENT
Childcare Centres
- SUPERLAND PRE-SCHOOL (RV) PTE. LTD.430 mRIVER VALLEY ROAD
- LITTLE VILLAGE ON THE GRANGE440 mGRANGE ROAD
- Brighton Montessori River Valley450 mRIVER VALLEY ROAD
- The Schoolhouse River Valley480 mKIM SENG PROMENADE
Infant Care Centres
- PCF SPARKLETOTS PRESCHOOL @ KRETA AYER-KIM SENG BLK 79 (EY)920 mINDUS ROAD
Kindergartens
- COCO-RO LEARNING HOUSE400 mDEVONSHIRE ROAD
- York International River Valley540 mKIM SENG ROAD
- KAY POH ROAD BAPTIST KINDERGARTEN620 mKAY POH ROAD
- MapleBear Gracefields Pte Ltd1.2 kmONE TREE HILL
Hawker Centres
- Zion Riverside Food Centre630 mZion Road
- Jalan Kukoh Blk 1 (Kukoh 21 Food Centre)1.1 kmJalan Kukoh
- Havelock Road Blk 22A/B (Havelock Road Cooked Food Centre)1.1 kmHavelock Road
Supermarkets
- FairPrice410 mKilliney Road, Orchard Grand Court
- Meidi-Ya440 mKim Seng Promenade
- CS Fresh450 mKim Seng Road
- FairPrice Finest490 m111 Somerset
Hospitals
- MOUNT ELIZABETH HOSPITAL930 mMOUNT ELIZABETH
- SINGAPORE GENERAL HOSPITAL1.9 kmOUTRAM ROAD
Polyclinics
- Outram Polyclinic1.9 kmSecond Hospital Avenue
- Bukit Merah Polyclinic2.4 kmBukit Merah Central
Parks
- KIM SENG PK470 m
- ORCHARD FOUNTAIN CORNER620 m
- GANGES AVE OS740 m
Libraries
- Orchard Library680 mOrchard Road
- National Archives of Singapore1.6 kmCanning Rise
Community Clubs
- Kim Seng CC910 mHavelock Road
- Tiong Bahru CC1.5 kmEu Chin Street
Sport Facilities
- Delta Sport Centre1.8 kmTiong Bahru Road
- Yan Kit Playfield2.4 kmYan Kit Road
- ActiveSG Gym@Enabling Village2.6 kmLengkok Bahru
Featured Listings
Properties currently available through Homy, with priority given to listings in LUMA.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
LUMA Market Position & Nearby Transactions
How LUMA compares with District 9 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,1794 project sales
District 9 Median PSF$2,330Median across district projects with recorded sales
Difference vs District-6.5%Below district median
Transactions Within 1 km32Recorded in the latest 12 months
Position Within District 9
LUMA is more affordable than 59% of District 9 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
67of 165 District 9 projects with recorded sales
District reference range$1,790 – $3,077 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| 2 RVG | 33 m | 200620 yrs old | — | 1 | $2,247 |
| RV ALTITUDE | 65 m | — | — | 3 | $2,770 |
| RIVERIA GARDENS | 75 m | — | 49 | 3 | $2,457 |
| LEONIE CONDOTEL | 88 m | — | — | 0 | — |
| THE VERV @ RV | 94 m | — | 26 | 2 | $2,188 |
| RIVERDALE RESIDENCE | 104 m | 200323 yrs old | — | 0 | — |
| GRANGE HEIGHTS | 125 m | 197650 yrs old | — | 5 | $1,884 |
| ST THOMAS VIEW | 146 m | 201016 yrs old | — | 0 | — |
| ST THOMAS LODGE | 156 m | — | — | 0 | — |
| NEW FUTURA | 158 m | 20179 yrs old | 124 | 1 | $4,099 |
| YONG AN PARK | 159 m | 198640 yrs old | — | 3 | $2,249 |
| SAM KIANG MANSION | 163 m | 199927 yrs old | — | 0 | — |
| LEONIE HILL RESIDENCES | 174 m | 200521 yrs old | — | 2 | $2,571 |
| ST THOMAS VILLE | 175 m | 200125 yrs old | — | 1 | $2,060 |
| SAM KIANG MANSIONS | 183 m | 199927 yrs old | — | 1 | $2,223 |
| RIVERSHIRE | 183 m | 199135 yrs old | — | 2 | $2,367 |
| ST THOMAS COURT | 192 m | — | — | 0 | — |
| THE MORNINGSIDE | 194 m | 199234 yrs old | — | 2 | $2,282 |
| 8 SAINT THOMAS | 195 m | 20188 yrs old | 250 | 6 | $3,002 |
| SKYPARK @ SOMERSET | 205 m | — | 56 | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.21M | $1.21M | $1.21M | $2,742 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RV ALTITUDE | Apt | — | 1 | $1.21M | $2,742 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 1 | $1.76M | $1.76M | $1.76M | $2,770 |
| 2025-12 | 1 | $1.63M | $1.63M | $1.63M | $2,848 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RV ALTITUDE | Apt | — | 2 | $1.69M | $2,809 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.8M | $2.8M | $2.8M | $3,211 |
| 2026-04 | 2 | $2.48M | $2.35M | $2.61M | $2,829 |
| 2026-02 | 2 | $2.38M | $2.38M | $2.39M | $2,461 |
| 2026-01 | 1 | $2.08M | $2.08M | $2.08M | $2,247 |
| 2025-12 | 1 | $2.49M | $2.49M | $2.49M | $2,856 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 SAINT THOMAS | Condo | 250 | 3 | $2.63M | $3,099 |
| RIVERIA GARDENS | Apt | 49 | 3 | $2.37M | $2,449 |
| 2 RVG | Apt | — | 1 | $2.08M | $2,247 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $2.24M | $2.13M | $2.35M | $2,094 |
| 2026-04 | 1 | $2.82M | $2.82M | $2.82M | $2,470 |
| 2025-11 | 2 | $2.28M | $2.25M | $2.3M | $2,249 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VERV @ RV | Apt | 26 | 2 | $2.19M | $2,188 |
| LEONIE HILL RESIDENCES | Apt | — | 1 | $2.82M | $2,470 |
| ST THOMAS VILLE | Apt | — | 1 | $2.35M | $2,060 |
| YONG AN PARK | Condo | — | 1 | $2.3M | $2,249 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 3 | $3.65M | $3.09M | $4.1M | $2,730 |
| 2026-05 | 1 | $3.68M | $3.68M | $3.68M | $2,825 |
| 2026-04 | 2 | $2.76M | $2.68M | $2.83M | $2,265 |
| 2025-11 | 1 | $2.98M | $2.98M | $2.98M | $2,428 |
| 2025-10 | 2 | $3.55M | $3.5M | $3.6M | $2,499 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 SAINT THOMAS | Condo | 250 | 2 | $3.89M | $2,987 |
| LEONIE HILL RESIDENCES | Apt | — | 2 | $3.68M | $2,613 |
| RIVERSHIRE | Apt | — | 2 | $2.91M | $2,367 |
| RIVERIA GARDENS | Apt | 49 | 1 | $3.5M | $2,445 |
| SAM KIANG MANSIONS | Apt | — | 1 | $2.68M | $2,223 |
| THE MORNINGSIDE | Apt | — | 1 | $3.09M | $2,371 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $4.8M | $4.8M | $4.8M | $2,719 |
| 2026-05 | 1 | $7.5M | $7.5M | $7.5M | $4,099 |
| 2026-04 | 1 | $4.5M | $4.5M | $4.5M | $2,663 |
| 2026-03 | 1 | $4.3M | $4.3M | $4.3M | $2,284 |
| 2025-11 | 1 | $4.31M | $4.31M | $4.31M | $2,287 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| GRANGE HEIGHTS | Apt | — | 2 | $4.31M | $2,286 |
| 8 SAINT THOMAS | Condo | 250 | 1 | $4.5M | $2,663 |
| NEW FUTURA | Condo | 124 | 1 | $7.5M | $4,099 |
| YONG AN PARK | Condo | — | 1 | $4.8M | $2,719 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $5.29M | $5.29M | $5.29M | $2,193 |
| 2025-10 | 1 | $5.2M | $5.2M | $5.2M | $2,157 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MORNINGSIDE | Apt | — | 2 | $5.24M | $2,175 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $5.7M | $5.7M | $5.7M | $1,884 |
| 2026-02 | 1 | $7M | $7M | $7M | $2,168 |
| 2025-12 | 1 | $5.4M | $5.4M | $5.4M | $1,798 |
| 2025-11 | 1 | $5.34M | $5.34M | $5.34M | $1,765 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| GRANGE HEIGHTS | Apt | — | 3 | $5.48M | $1,816 |
| YONG AN PARK | Condo | — | 1 | $7M | $2,168 |
Market Interpretation
LUMA recorded only 4 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 6.5% below the District 9 project median, placing it on the more affordable side of the district market.
Within 1 km, 20 nearby condominiums were identified; 13 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.LUMA Project Details
Developer
Novelty Holdings Pte Ltd
Property type
Condominium
District
District 9 - Orchard / Cairnhill / River Valley
Market segment
Core Central Region
Tenure
Freehold
Total units
75
Postal code
238403
About LUMA
LUMA is a condominium in Singapore District 9 with freehold. It recorded 4 transactions during the latest 12-month period in the database, with a median transacted price of $1.79M and a median of $2,179 psf. The most frequently transacted size range is 501–780 sqft, representing 50.0% of transactions with recorded floor area. GREAT WORLD MRT STATION is approximately 260 m away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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