Luma
Luma is a freehold apartment in District 9 (River Valley) that obtained TOP in 2011, with 75 units across 1 block. Across 138 transactions on record, units have recently transacted around S$1.65M (S$2,127 psf, ~743 sqft). There are 21 units for sale from S$1.60M to S$2.80M.
| Tenure | Freehold |
|---|---|
| TOP year | 2011 |
| Developer | NOVELTY HOLDINGS PTE LTD |
| Units | 75 in 1 block |
| District and area | District 9 · River Valley · CCR |
| Nearest MRT | Great World MRT, 331 m (~5 min walk) |
| Latest median psf | S$2,127 psf, last 12 URA caveats to Jun 2026 |
What's for sale and for rent at Luma?
Luma has 21 units listed for sale, asking S$1.60M to S$2.80M (median S$2,124 psf), and 4 units for rent at a median of S$4,300 a month.
For sale
21 listings
S$1.60M – S$2.80M
For rent
4 listings
S$4,300 – S$5,500 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 21 | S$1.60M–S$2.80M | S$2,124 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Luma?
Floor plans for Luma aren't in PropKaki's library yet. Across 138 URA caveats, units range from 743 sqft to 1,173 sqft, and the middle half are 743 sqft to 1,173 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 2-bedroom | 743 sqft to 1,173 sqft | S$1.60M · S$2,124 psf |
Check the Floor Plan Finder for Luma →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Luma?
Units have recently transacted around S$1.65M (S$2,127 psf), at a gross rental yield of about 3.0% (URA caveat data).
Recent median price
S$1.65M
recent · 138 sales on record
Median PSF
S$2,127 psf
recent transactions
Median rent (monthly)
S$4,178
567 rentals on record
Gross rental yield
3.0%
indicative, gross
Units currently for sale are asking a median of S$2,124 psf.
Source: URA caveat data, through Jun 2026.
What has recently sold at Luma?
Luma has 138 recorded sales; the most recent transacted at S$1,550,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jun 2026 | S$1,550,000 | 743 | S$2,087 psf |
| Jun 2026 | S$1,650,000 | 743 | S$2,222 psf |
| Apr 2026 | S$1,930,000 | 904 | S$2,135 psf |
| Apr 2026 | S$2,650,000 | 1,173 | S$2,259 psf |
| Sept 2025 | S$1,580,000 | 743 | S$2,127 psf |
| Jan 2025 | S$1,558,000 | 743 | S$2,098 psf |
| Nov 2024 | S$1,635,000 | 743 | S$2,201 psf |
| Aug 2024 | S$2,350,000 | 1,173 | S$2,003 psf |
| Jul 2024 | S$2,037,000 | 904 | S$2,253 psf |
| Jun 2024 | S$2,348,000 | 1,173 | S$2,001 psf |
| Mar 2024 | S$1,950,000 | 904 | S$2,157 psf |
| Feb 2024 | S$1,460,000 | 743 | S$1,966 psf |
138 sales and 567 rentals on record since Aug 2007. Source: URA.
Are prices at Luma rising?
The median transacted PSF at Luma has risen 23% over the past 9 years (2017–2026), from S$1,737 psf to S$2,135 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$2,135 psf | S$1.65M | 4 | +1.8% |
| 2025 | S$2,098 psf | S$1.56M | 2 | -1.4% |
| 2024 | S$2,127 psf | S$1.95M | 7 | +10.9% |
| 2023 | S$1,918 psf | S$2.25M | 3 | +2.3% |
| 2022 | S$1,875 psf | S$2.10M | 5 | +3.1% |
| 2021 | S$1,818 psf | S$1.45M | 6 | +2.3% |
| 2020 | S$1,777 psf | S$1.69M | 2 | +0.7% |
| 2019 | S$1,764 psf | S$1.66M | 5 | -0.7% |
| 2018 | S$1,777 psf | S$1.67M | 4 | +2.3% |
| 2017 | S$1,737 psf | S$1.31M | 7 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Luma a good investment?
Of 63 units at Luma that were bought and later resold (bought from 2008, resold up to 2026), 84% sold for more than they were bought for, with a median gain of 9% over a median 7.8-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.0%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
84%
of 63 resales here
Median gain
9%
gross, before costs
Median hold
7.8 years
bought to resold
Every unit at Luma with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Luma and what's nearby?
Luma is located in River Valley, in the Central Region of Singapore.
Luma is a freehold apartment completed in 2011. It was developed by NOVELTY HOLDINGS PTE LTD. The development has 75 residential units. It sits on a land area of 1,939 sqm and has a gross floor area of 5,430 sqm. The plot ratio is 2.8.
LUMA is located at 6 River Valley Grove, Singapore 238403. It is part of District 09, Orchard / Cairnhill / River Valley, River Valley. The project falls within the Central Region and the CCR market segment.
The nearest rail connection is Great World MRT, approximately 331m away, around 5 minutes on foot. Nearby amenities include Great World for shopping, NTUC Fairprice Co-operative Ltd for groceries, Zion Riverside Food Centre for food options, and Kim Seng Pk for greenery and recreation. Facilities in the development include Barbeque Area, Function room, Gymnasium room, Playground, and Swimming pool.
How far is Luma from MRT and schools?
The nearest MRT/LRT to Luma is Great World MRT, about 331 m away (~5 min walk). 1 school is within 1 km, including 1 primary school.
Getting around
- Great World MRT331 m · ~5 min
- Somerset MRT630 m · ~10 min
- Havelock MRT928 m · ~15 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- River Valley Primary SchoolPrimary schoolwithin 1 km · P1 priority316 m
- Alexandra Primary SchoolPrimary school1.3 km
- Gan Eng Seng SchoolSecondary school1.5 km
- St. Margaret's School (Primary)Primary school1.5 km
- Anglo-Chinese School (Junior)Primary school1.6 km
- School Of The Arts, SingaporeMixed-level school1.6 km
- Zhangde Primary SchoolPrimary school1.7 km
- Crescent Girls' SchoolSecondary school1.9 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Luma and how big is the development?
Luma was developed by NOVELTY HOLDINGS PTE LTD, designed by JGP ARCHITECTURE (S) PTE LTD, with 75 units.
- Developer
- NOVELTY HOLDINGS PTE LTD
- Architect
- JGP ARCHITECTURE (S) PTE LTD
- Main contractor
- NOVELTY BUILDERS PTE LTD
- Blocks
- 1
- Land area
- 1,939 sqm (20,871 sqft)
- Gross floor area
- 5,430 sqm (58,448 sqft)
- Plot ratio
- 2.80
What facilities does Luma have?
Luma has 5 facilities, including Barbeque Area, Function room, Gymnasium room, Playground, and more.
What does it cost to own a unit at Luma?
Buying a unit at Luma (~S$1.65M) needs about S$12,078/mo in income and S$5,557/mo in repayments, after S$52,100 stamp duty and a S$413k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.65M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$52,100
BSD, tiered
Downpayment (25%)
S$413k
cash + CPF
Monthly instalment
S$5,557/mo
30y @ 3.5%
Income required
S$12,078/mo
TDSR @ stress rate
How many property agents are active around Luma?
8,303 CEA-registered agents closed at least one recorded deal in District 9 — where Luma sits — in the last 12 months, across all property types.
Active agents · 12mo
8,303
District 9 · closed ≥1 deal
Deals on record
67,358
all-time · all property types
Source: CEA public transaction records, attributed to District 9 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Luma? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Luma's own transactions.
PropKakiRecent units at Luma sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Luma
Is Luma freehold?⌄
Yes. Luma is freehold, so ownership does not run out.
How old is Luma?⌄
Luma was completed (obtained TOP) in 2011, so it is about 15 years old.
Is Luma a good investment?⌄
Of 63 units at Luma that were bought and later resold (bought from 2008, resold up to 2026), 84% sold for more than they were bought for, with a median gain of 9% over a median 7.8-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.0%. Past resale results don't predict future returns, and this is not financial advice.
Is Luma an EC?⌄
No. Luma is a private apartment development, not an executive condominium (EC).
Who is the developer of Luma?⌄
Luma was developed by NOVELTY HOLDINGS PTE LTD.
What is the price of a condo at Luma?⌄
Units at Luma have recently sold for around S$1.65M (S$2,127 psf), the median of the last 12 URA caveats to Jun 2026. The price depends on size, floor and facing. 21 units are listed for sale from S$1.60M to S$2.80M.
Where is Luma located?⌄
Luma is at 6 River Valley Grove, Singapore 238403, in River Valley (District 9). The nearest MRT station is Great World MRT, about 331 m away.
How many units are there in Luma?⌄
Luma has 75 units in 1 block.
How much do I need to earn to buy at Luma?⌄
For a unit around S$1.65M as a first home, you'd need roughly S$12,078/mo in income (assessed at the stress-test rate), with repayments near S$5,557/mo after a S$413k (25%) downpayment and S$52,100 Buyer's Stamp Duty.
Are prices at Luma going up?⌄
The median price per square foot at Luma has risen about 23% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Luma?⌄
River Valley Primary School is within 1 km of Luma. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.