The Lumos
The Lumos is a freehold apartment in District 9 (River Valley) that obtained TOP in 2011, with 53 units across 1 block. Across 36 transactions on record, units have recently transacted around S$5.47M (S$2,323 psf, ~2,433 sqft). There are 31 units for sale from S$5.80M to S$12.30M.
| Tenure | Freehold |
|---|---|
| TOP year | 2011 |
| Developer | BUILDHOME PTE LTD |
| Units | 53 in 1 block |
| District and area | District 9 · River Valley · CCR |
| Nearest MRT | Great World MRT, 599 m (~9 min walk) |
| Latest median psf | S$2,323 psf, last 12 URA caveats to Sep 2024 |
What's for sale and for rent at The Lumos?
The Lumos has 31 units listed for sale, asking S$5.80M to S$12.30M, and 1 unit for rent at a median of S$9,000 a month.
For sale
31 listings
S$5.80M – S$12.30M
For rent
1 listing
S$9,000 – S$9,000 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 1 | S$6.95M–S$6.95M | — |
| 3-bedroom | 5 | S$6.00M–S$6.99M | — |
| 4-bedroom | 22 | S$6.04M–S$12.30M | — |
| 5-bedroom | 2 | S$6.04M–S$6.95M | — |
| 7-bedroom | 1 | S$5.80M–S$5.80M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at The Lumos?
PropKaki has 8 layouts on record for The Lumos, from 1 to 4 bedrooms (699 sqft to 5,929 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 1 Bedroom | 1 | 699 sq ft |
| 2 Bedroom | 1 | 1,173 sq ft |
| 3 Bedroom | 2 | 1,754 to 2,593 sq ft |
| 4 Bedroom | 2 | 2,432 to 3,422 sq ft |
| Other layouts | 2 | 5,714 to 5,929 sq ft |
PropKaki holds 8 floor plans for The Lumos.
See The Lumos's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at The Lumos?
Units have recently transacted around S$5.47M (S$2,323 psf), at a gross rental yield of about 1.5% (URA caveat data).
Recent median price
S$5.47M
recent · 36 sales on record
Median PSF
S$2,323 psf
recent transactions
Median rent (monthly)
S$6,933
221 rentals on record
Gross rental yield
1.5%
indicative, gross
Source: URA caveat data, through Sept 2024.
What has recently sold at The Lumos?
The Lumos has 36 recorded sales; the most recent transacted at S$9,039,360 in Sept 2024 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Sept 2024 | S$9,039,360 | 3,229 | S$2,799 psf |
| Apr 2024 | S$5,700,000 | 2,433 | S$2,343 psf |
| Aug 2022 | S$4,050,000 | 1,755 | S$2,308 psf |
| Aug 2022 | S$5,737,875 | 2,433 | S$2,359 psf |
| Aug 2022 | S$1,738,000 | 700 | S$2,484 psf |
| May 2022 | S$12,500,000 | 5,931 | S$2,108 psf |
| Mar 2022 | S$3,911,420 | 1,755 | S$2,229 psf |
| Dec 2021 | S$4,150,000 | 1,755 | S$2,365 psf |
| Dec 2021 | S$5,650,000 | 2,433 | S$2,323 psf |
| Dec 2021 | S$5,600,000 | 2,433 | S$2,302 psf |
| Oct 2021 | S$5,472,000 | 2,433 | S$2,249 psf |
| May 2021 | S$1,850,000 | 700 | S$2,644 psf |
36 sales and 221 rentals on record since Aug 2007. Source: URA.
Are prices at The Lumos rising?
The median transacted PSF at The Lumos has fallen 28% over the past 17 years (2007–2024), from S$3,275 psf to S$2,343 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2024 | S$2,343 psf | S$5.70M | 2 | +1.5% |
| 2022 | S$2,308 psf | S$4.05M | 5 | +0.3% |
| 2021 | S$2,302 psf | S$5.47M | 7 | +28.2% |
| 2019 | S$1,795 psf | S$3.15M | 2 | -45.2% |
| 2007 | S$3,275 psf | S$5.85M | 19 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is The Lumos a good investment?
The Lumos has only 5 resales on record, too few to judge on its own. Across District 9, 80% of 13,819 private homes that were bought and later resold sold for more than they were bought for, with a median gain of 19% over a median 5.9-year hold (URA caveats, before costs). Its gross rental yield is about 1.5%. Past resale results don't predict future returns, and this is not financial advice.
District 9 sold for more
80%
of 13,819 private resales
Median gain
19%
gross, before costs
Median hold
5.9 years
bought to resold
The Lumos has fewer than 10 matched resales, so the figures are for District 9 as a whole. Check the odds for your unit size and holding period →
Where is The Lumos and what's nearby?
The Lumos is located in River Valley, in the Central Region of Singapore.
The Lumos is a freehold apartment completed in 2011. It was developed by BUILDHOME PTE LTD. The development has 53 residential units. It sits on a land area of 3,185 sqm and has a gross floor area of 8,919 sqm. The plot ratio is 2.8.
THE LUMOS is located at 9 Leonie Hill, Singapore 239220. 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 599m away, around 9 minutes on foot. Nearby amenities include Ngee Ann City for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Zion Riverside Food Centre for food options, and Orchard Fountain Corner for greenery and recreation.
How far is The Lumos from MRT and schools?
The nearest MRT/LRT to The Lumos is Great World MRT, about 599 m away (~9 min walk). 1 school is within 1 km, including 1 primary school.
Getting around
- Great World MRT599 m · ~9 min
- Somerset MRT792 m · ~12 min
- Orchard Boulevard MRT984 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 priority682 m
- Alexandra Primary SchoolPrimary school1.2 km
- Gan Eng Seng SchoolSecondary school1.4 km
- Anglo-Chinese School (Junior)Primary school1.5 km
- St. Margaret's School (Primary)Primary school1.6 km
- Crescent Girls' SchoolSecondary school1.7 km
- Zhangde Primary SchoolPrimary school1.8 km
- School Of The Arts, SingaporeMixed-level school1.8 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built The Lumos and how big is the development?
The Lumos was developed by BUILDHOME PTE LTD, with 53 units over up to 35 storeys.
- Developer
- BUILDHOME PTE LTD
- Floors
- 35 storeys
- Blocks
- 1
- Land area
- 3,185 sqm (34,283 sqft)
- Gross floor area
- 8,919 sqm (96,003 sqft)
- Plot ratio
- 2.80
What does it cost to own a unit at The Lumos?
Buying a unit at The Lumos (~S$5.47M) needs about S$40,057/mo in income and S$18,429/mo in repayments, after S$267,920 stamp duty and a S$1.37M downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$5.47M) 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$267,920
BSD, tiered
Downpayment (25%)
S$1.37M
cash + CPF
Monthly instalment
S$18,429/mo
30y @ 3.5%
Income required
S$40,057/mo
TDSR @ stress rate
How many property agents are active around The Lumos?
8,856 CEA-registered agents closed at least one recorded deal in District 9 — where The Lumos sits — in the last 12 months, across all property types.
Active agents · 12mo
8,856
District 9 · closed ≥1 deal
Deals on record
69,296
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 The Lumos? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from The Lumos's own transactions.
PropKakiRecent units at The Lumos sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about The Lumos
Is The Lumos freehold?⌄
Yes. The Lumos is freehold, so ownership does not run out.
How old is The Lumos?⌄
The Lumos was completed (obtained TOP) in 2011, so it is about 15 years old.
Is The Lumos a good investment?⌄
The Lumos has only 5 resales on record, too few to judge on its own. Across District 9, 80% of 13,819 private homes that were bought and later resold sold for more than they were bought for, with a median gain of 19% over a median 5.9-year hold (URA caveats, before costs). Its gross rental yield is about 1.5%. Past resale results don't predict future returns, and this is not financial advice.
Is The Lumos an EC?⌄
No. The Lumos is a private apartment development, not an executive condominium (EC).
Who is the developer of The Lumos?⌄
The Lumos was developed by BUILDHOME PTE LTD.
What is the price of a condo at The Lumos?⌄
Units at The Lumos have recently sold for around S$5.47M (S$2,323 psf), the median of the last 12 URA caveats to Sep 2024. The price depends on size, floor and facing. 31 units are listed for sale from S$5.80M to S$12.30M.
Where is The Lumos located?⌄
The Lumos is at 9 Leonie Hill, Singapore 239220, in River Valley (District 9). The nearest MRT station is Great World MRT, about 599 m away.
How many units are there in The Lumos?⌄
The Lumos has 53 units in 1 block, up to 35 storeys high.
How much do I need to earn to buy at The Lumos?⌄
For a unit around S$5.47M as a first home, you'd need roughly S$40,057/mo in income (assessed at the stress-test rate), with repayments near S$18,429/mo after a S$1.37M (25%) downpayment and S$267,920 Buyer's Stamp Duty.
Are prices at The Lumos going up?⌄
The median price per square foot at The Lumos has fallen about 28% between 2007 and 2024, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of The Lumos?⌄
River Valley Primary School is within 1 km of The Lumos. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.