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
LUMINA GRAND
BUKIT BATOK WEST AVENUE 5
950 mTENGAH PLANTATION MRT STATION
$1.68MMedian transacted price
5Transactions in latest 12 months
781–1,000 sqftMost popular unit size
LUMINA GRAND Market Snapshot
▼ -0.6%
From 12-Month High
Peak: Mar 2026Based on latest 12 months
At Low
At 12-Month Low
Low: Jun 2026Based on latest 12 months
▲ +10.3%
Vs District Median PSF
Above District 23 medianBased on latest 12 months
▲ +8.9%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
1.0%
12M Turnover Rate
5 sales / 512 units
Latest 12-month sales
5
Up to latest imported transaction
Median transacted price
$1.68M
Latest 12 months
Median PSF
$1,691
Latest 12 months
Typical recorded price range
$1.67M – $1.76M
20th to 80th percentile
Latest transacted price
$1.68M
969 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
LUMINA GRAND Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jan 2024 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 size781–1,000 sqft
Median Sold Size969 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
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.68M | $1.68M | $1.68M | $1,732 |
| 2026-04 | 1 | $1.68M | $1.68M | $1.68M | $1,732 |
| 2026-03 | 1 | $1.64M | $1.64M | $1.64M | $1,691 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | EC | 11 to 15 | 969 sqft | $1,732 | $1.68M |
| 2026-04 | EC | 11 to 15 | 969 sqft | $1,732 | $1.68M |
| 2026-03 | EC | 01 to 05 | 969 sqft | $1,691 | $1.64M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $1.69M | $1.69M | $1.69M | $1,479 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | EC | 11 to 15 | 1,141 sqft | $1,479 | $1.69M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $2.03M | $2.03M | $2.03M | $1,600 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | EC | 06 to 10 | 1,270 sqft | $1,600 | $2.03M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
LUMINA GRAND Location & Nearby Amenities
Explore LUMINA GRAND 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
LUMINA GRAND Nearby Amenities
Closest amenities from LUMINA GRAND. Distances are straight-line estimates.
MRT / LRT
- TENGAH PLANTATION MRT STATION950 m
- TENGAH PARK MRT STATION990 m
- BUKIT GOMBAK MRT STATION1.1 kmNS3North-South Line
Bus Interchanges
- Tengah Bus Interchange710 mTengah Blvd
- Bukit Batok Bus Interchange1.5 kmBt Batok Ctrl
- Choa Chu Kang Bus Interchange2.9 kmChoa Chu Kang Loop
Shopping Malls
- Parc Point330 mTengah Park Avenue
- Le Quest Mall430 mBukit Batok Street 41
- Plantation Plaza860 mTengah Drive
- West Mall1.4 kmBukit Batok Central Link
Primary Schools
- BUKIT VIEW PRIMARY SCHOOL150 mBUKIT BATOK WEST AVENUE 8
- DAZHONG PRIMARY SCHOOL710 mBUKIT BATOK STREET 31
- ST. ANTHONY'S PRIMARY SCHOOL1.0 kmBUKIT BATOK STREET 32
- PIONEER PRIMARY SCHOOL1.1 kmTENGAH GARDEN AVENUE
- PRINCESS ELIZABETH PRIMARY SCHOOL1.2 kmBUKIT BATOK WEST AVENUE 3
Secondary Schools
- DUNEARN SECONDARY SCHOOL540 mBUKIT BATOK WEST AVENUE 2
- SWISS COTTAGE SECONDARY SCHOOL1.1 kmBUKIT BATOK STREET 34
- BUKIT BATOK SECONDARY SCHOOL1.3 kmBUKIT BATOK WEST AVENUE 8
- HILLGROVE SECONDARY SCHOOL1.5 kmBUKIT BATOK STREET 52
Post-Secondary
- MILLENNIA INSTITUTE1.1 kmBUKIT BATOK WEST AVENUE 8
- ITE COLLEGE WEST2.1 kmCHOA CHU KANG GROVE
- JURONG PIONEER JUNIOR COLLEGE3.1 kmTECK WHYE WALK
MOE Kindergartens
- MOE KINDERGARTEN @ DAZHONG710 mBUKIT BATOK STREET 31
- MOE KINDERGARTEN @ PIONEER1.1 kmTENGAH GARDEN AVENUE
- MOE KINDERGARTEN @ PRINCESS ELIZABETH1.2 kmBUKIT BATOK WEST AVENUE 3
Childcare Centres
- Skool4Kidz Preschool120 mBUKIT BATOK WEST AVENUE 8
- My First Skool260 mBUKIT BATOK WEST AVENUE 8
- MY WORLD PRESCHOOL LTD330 mBUKIT BATOK STREET 41
- MY WORLD PRESCHOOL LTD.390 mBUKIT BATOK STREET 41
Infant Care Centres
- E-Bridge Pre-School Pte Ltd1.0 kmTENGAH GARDEN AVENUE
- PCF Sparkletots Preschool @ Bukit Batok Blk 446 (EY)1.1 kmBUKIT BATOK WEST AVENUE 8
- PCF SPARKLETOTS PRESCHOOL @ JURONG SPRING - GEK POH BLK 515 (EY)2.8 kmJURONG WEST STREET 52
Kindergartens
- PCF Sparkletots Preschool @ Bukit Batok Blk 148 (KN)1.2 kmBUKIT BATOK WEST AVENUE 6
- PCF Sparkletots Preschool @ Bukit Batok East Blk 241 (KN)1.7 kmBUKIT BATOK EAST AVENUE 5
- Ar-Raudhah Mosque Kindergarten1.8 kmBUKIT BATOK EAST AVENUE 2
- PCF Sparkletots Preschool @ Yuhua Blk 251 (KN)1.9 kmJURONG EAST STREET 24
Hawker Centres
- Bukit Batok West Hawker Centre490 mBukit Batok West Avenue 9
- Jurong East Street 24 Blk 254 (Yuhua Village Market and Food Centre)1.9 kmJurong East Street 24
- Jurong East Ave 1 Blk 347 (Yuhua Market and Hawker Centre)1.9 kmJurong East Ave 1
Supermarkets
- Sheng Siong360 m
- FairPrice410 mBukit Batok Street 41
- Sheng Siong540 mBukit Batok West Avenue 8
- Sheng Siong790 mBukit Batok West Avenue 6
Wet Markets
- Keat Hong Wet Market2.0 km
Hospitals
- ST. LUKE'S HOSPITAL1.1 kmBUKIT BATOK STREET 11
- JURONG COMMUNITY HOSPITAL3.0 kmJURONG EAST STREET 21
Polyclinics
- Tengah Polyclinic310 mTengah Park Avenue
- Bukit Batok Polyclinic1.1 kmBukit Batok West Avenue 3
- Jurong Polyclinic1.7 kmJurong East Avenue 1
- Choa Chu Kang Polyclinic2.7 kmTeck Whye Crescent
Parks
- TENGAH LINEAR WOODS600 m
- BUKIT GOMBAK PARK1.5 km
- PAVILION PLAYGROUND II1.6 km
Libraries
- Bukit Batok Library1.4 kmBukit Batok Central Link
- Choa Chu Kang Library2.8 kmChoa Chu Kang Avenue 4
Community Clubs
- Tengah CC (U/C)860 mPlantation Crescent
- Hong Kah North CC880 mBukit Batok Street 31
Sport Facilities
- Bukit Gombak Sport Centre1.2 kmBukit Batok West Avenue 5
- Bukit Batok Swimming Complex1.9 kmBukit Batok Street 22
- Jurong East Sport Centre2.1 kmJurong East Street 31
Featured Listings
Properties currently available through Homy, with priority given to listings in LUMINA GRAND.
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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
LUMINA GRAND Market Position & Nearby Transactions
How LUMINA GRAND compares with District 23 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,6915 project sales
District 23 Median PSF$1,533Median across district projects with recorded sales
Difference vs District+10.3%Above district median
Transactions Within 1 km37Recorded in the latest 12 months
Position Within District 23
LUMINA GRAND is more affordable than 23% of District 23 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
66of 86 District 23 projects with recorded sales
District reference range$1,058 – $1,879 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) |
|---|---|---|---|---|---|
| ALTURA | 50 m | 20270 yrs old | 360 | 7 | $1,620 |
| LE QUEST | 461 m | 20206 yrs old | 516 | 23 | $1,663 |
| THE MADEIRA | 967 m | 200422 yrs old | — | 7 | $1,202 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $815K | $815K | $815K | $1,646 |
| 2026-04 | 2 | $767.5K | $730K | $805K | $1,661 |
| 2026-03 | 1 | $750K | $750K | $750K | $1,742 |
| 2026-01 | 2 | $738K | $680K | $796K | $1,594 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LE QUEST | Apt | 516 | 6 | $762.7K | $1,649 |
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) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.2M | $1.2M | $1.2M | $1,689 |
| 2026-02 | 1 | $1.2M | $1.2M | $1.2M | $1,689 |
| 2025-11 | 1 | $975K | $975K | $975K | $1,647 |
| 2025-10 | 1 | $1.19M | $1.19M | $1.19M | $1,668 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LE QUEST | Apt | 516 | 4 | $1.14M | $1,673 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.51M | $1.39M | $1.63M | $1,681 |
| 2026-08 | 1 | $1.43M | $1.43M | $1.43M | $1,742 |
| 2026-07 | 1 | $1.63M | $1.63M | $1.63M | $1,665 |
| 2026-06 | 1 | $1.71M | $1.71M | $1.71M | $1,746 |
| 2026-05 | 6 | $1.59M | $1.47M | $1.66M | $1,646 |
| 2026-04 | 1 | $1.56M | $1.56M | $1.56M | $1,666 |
| 2026-03 | 1 | $1.41M | $1.41M | $1.41M | $1,592 |
| 2025-12 | 1 | $1.4M | $1.4M | $1.4M | $1,495 |
| 2025-11 | 1 | $1.2M | $1.2M | $1.2M | $1,281 |
| 2025-10 | 1 | $1.63M | $1.63M | $1.63M | $1,659 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LE QUEST | Apt | 516 | 10 | $1.53M | $1,665 |
| ALTURA | EC | 360 | 5 | $1.6M | $1,630 |
| THE MADEIRA | Condo | — | 1 | $1.2M | $1,281 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.88M | $1.88M | $1.88M | $1,663 |
| 2026-06 | 1 | $1.27M | $1.27M | $1.27M | $1,202 |
| 2026-05 | 1 | $1.81M | $1.81M | $1.81M | $1,589 |
| 2026-02 | 3 | $1.58M | $1.34M | $1.7M | $1,528 |
| 2025-12 | 1 | $1.87M | $1.87M | $1.87M | $1,655 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LE QUEST | Apt | 516 | 5 | $1.79M | $1,644 |
| THE MADEIRA | Condo | — | 2 | $1.3M | $1,236 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $1.47M | $1.47M | $1.47M | $1,080 |
| 2026-02 | 1 | $1.45M | $1.45M | $1.45M | $1,052 |
| 2026-01 | 1 | $1.56M | $1.56M | $1.56M | $1,228 |
| 2025-11 | 1 | $1.49M | $1.49M | $1.49M | $1,080 |
| 2025-10 | 1 | $1.54M | $1.54M | $1.54M | $1,242 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MADEIRA | Condo | — | 5 | $1.5M | $1,136 |
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) |
|---|---|---|---|---|---|
| 2025-11 | 2 | $2.29M | $2.29M | $2.3M | $1,491 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ALTURA | EC | 360 | 2 | $2.29M | $1,491 |
Market Interpretation
LUMINA GRAND recorded 5 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 10.3% above the District 23 project median, indicating a premium relative to the wider district market.
Within 1 km, 3 nearby condominiums were identified; 3 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.LUMINA GRAND Project Details
Developer
CDL
Property type
Executive Condominium
District
District 23 - Hillview / Bukit Panjang / Choa Chu Kang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2022
TOP
2029
Total units
512
Postal code
250294
About LUMINA GRAND
LUMINA GRAND is a executive condominium in Singapore District 23, completed in 2029 with 99 yrs lease commencing from 2022. It recorded 5 transactions during the latest 12-month period in the database, with a median transacted price of $1.68M and a median of $1,691 psf. The most frequently transacted size range is 781–1,000 sqft, representing 60.0% of transactions with recorded floor area. TENGAH PLANTATION MRT STATION is approximately 950 m away by straight-line distance. 2 primary schools are 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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