LUMIERE
UrbanLens Analysis
LUMIERE commands $1,818 PSF -- 18% below what District 02 typically fetches ($2,230 PSF). Tanjong Pagar MRT sits just 255m away (3-min walk), a clear connectivity win. Against NEWPORT RESIDENCES at $3,070 PSF, the 41% discount is worth examining closely.
The +4.3% two-year price movement is negligible -- neither bullish nor bearish. With 13 deals in two years, the pricing data has reasonable statistical weight. For context, SPOTTISWOODE RESIDENCES has gained 4.7% over the same period.
Roughly 79 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 4.0% beats the CCR average of 3.0%. With $4,130/month median rent, income-focused buyers have a real case here.
At 168 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity. In the Core Central region, buyers expect premium finishes and brand cachet -- any shortfall directly impacts resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| NEWPORT RESIDENCES | $3,070 | — | 0.0% |
| ONE BERNAM | $2,554 | 3.6% | +0.4% |
| ICON | $1,856 | 4.7% | +1.8% |
| SKYSUITES@ANSON | $2,267 | 4.5% | +1.5% |
| SPOTTISWOODE RESIDENCES | $2,310 | 3.2% | +4.7% |
PSF Trend
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