LUMINA GRAND
UrbanLens Analysis
LUMINA GRAND commands $1,517 PSF -- 3% above what District 23 typically fetches ($1,471 PSF). Tengah Plantation MRT is 921m away (12-min walk), functional but not a headline selling point. Against HILLHAVEN at $2,133 PSF, the 29% discount is worth examining closely.
Prices have essentially flatlined over two years (-0.6%), suggesting a market in equilibrium. 268 transactions over two years gives deep liquidity and reliable pricing signals. For context, SOL ACRES has gained 7.7% over the same period.
With ~95 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
At 512 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
| INZ RESIDENCE | $1,418 | — | +20.0% |
PSF Trend
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