District 09 · Singapore

Luma

Private residential property research, grounded in recorded Singapore transactions.

Property: Private residential

Fair value & asking price

A 740 sq ft home in Luma

Comparable sales

Comparable-sale benchmarkS$1,580,000

S$1,558,000 – S$1,635,000

Middle 50% of recorded prices
5 comparable sales over 24 months

1.9% below the benchmarkRecent comparable sale

Recent comparable saleS$1,550,000

Comparable medianS$1,580,000

Recorded saleBenchmarkPrice range

Starting with a recorded 69 m² sale in 2026-06. Add an asking price above to check a home you are considering. This is the median of similar-sized resales, not an adjusted or bank valuation.

Median price / sq ft: S$2,127
Comparable sales: 5Past 24 months
Recorded PSF change: Limited historyNeeds five sales in each year
Recorded tenure: Freehold

Price performance over time

Annual resale prices per sq ft for the selected size band

Up to 5 years

There are not enough comparable sales over time to draw a supported price trend for this size.

Price versus other developments

District 09 · Freehold

LumaS$2,127

5 sales · This development

1919S$2,194

5 sales

EspadaS$2,250

8 sales

The Rise @ Oxley - ResidencesS$2,283

9 sales

The Pier At RobertsonS$2,330

5 sales

Median resale PSF over 24 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 09 transactions

46 / 100

Price percentile

3.0% below the district 09 median of S$2,194 / sq ft.

Based on 89 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 09 resale prices for similar-sized homes

89 transactions

Luma: S$2,127 / sq ftMarket median: S$2,194 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 24-month window and ±15% size band. This development is excluded from the market sample.

View price bands

Price / sq ft	Recorded sales
S$1,436–1,691	5
S$1,691–1,947	23
S$1,947–2,202	18
S$2,202–2,458	32
S$2,458–2,713	2
S$2,713–2,969	4
S$2,969–3,224	2
S$3,224–3,480	2
S$3,480–3,735	0
S$3,735–3,991	1

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 250.0%
750–1,199 sq ft: 250.0%
1,200–1,799 sq ft: 00.0%
1,800 sq ft and above: 00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

629–851 sq ft · Past 24 months

Month	Size	Floor band	Recorded price	Price / sq ft
2026-06	743 sq ft	11–15	S$1,550,000	S$2,087
2026-06	743 sq ft	21–25	S$1,650,000	S$2,222
2025-09	743 sq ft	11–15	S$1,580,000	S$2,127
2025-01	743 sq ft	11–15	S$1,558,000	S$2,098
2024-11	743 sq ft	21–25	S$1,635,000	S$2,201

Up to eight recent matching sales shown. Charts use all 5 matching records. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 12:29 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Luma 4 in the past 12 months

Resale price history

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

Month	Block / development	Type	Area	Floor band	Recorded price	Price / sq ft
2026-06	Luma	Apartment	69 m²	21–25	S$1,650,000	S$2,222
2026-06	Luma	Apartment	69 m²	11–15	S$1,550,000	S$2,087
2026-04	Luma	Apartment	109 m²	21–25	S$2,650,000	S$2,259
2026-04	Luma	Apartment	84 m²	6–10	S$1,930,000	S$2,135