THE LUMOS

LEONIE HILL
RESALE CONDODistrict 09
Great World MRT · 8 min walk (619m)CCRFreehold
Total Units
53
2Y PSF Change
+11.4%
2 txns in 24m
vs District
+16%
D09 median: $2,215
Median PSF
2,360
▲ 19.5% QoQ
Total Sales
13
since 2021-02
Price Range
$1.7M–$12.5M
all-time
Unit Size
2,288 sqft
Floors 1–31
PSF MOVEMENT ALERT — 2024-Q3
Median PSF rose 19.5% quarter-on-quarter (from $2,343 in 2024-Q2 to $2,799 in 2024-Q3). Only 1 transaction this quarter — the move likely reflects thin volume rather than a trend shift.

UrbanLens Analysis

At $2,571 PSF, THE LUMOS prices 16% above the District 09 median. Compare that to THE ROBERTSON OPUS at $3,359 PSF -- a 23% premium that buyers need to justify. The 8-minute walk to Great World MRT (619m) is workable, though not the kind of proximity that commands a premium on its own.

The 11.4% gain in two years signals steady demand -- solid, not speculative. Just 2 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, HILL HOUSE has gained 1.3% over the same period.

The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.

At 53 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.

Nearby Comparables

DevelopmentMedian PSFYield2Y Change
RIVER GREEN$3,125—0.0%
THE ROBERTSON OPUS$3,359—0.0%
THE COLLECTIVE AT ONE SOPHIA$2,767—0.0%
SOPHIA HILLS$2,1283.9%+3.6%
HILL HOUSE$3,081—+1.3%

PSF Trend

Quarterly
2,089
2021-Q1
2,644
2021-Q2
2,312
2021-Q4
2,229
2022-Q1
2,108
2022-Q2
2,359
2022-Q3
2,343
2024-Q2
2,799
2024-Q3

Recent Transactions

Data refreshed monthly · Last transaction: Sep 2024
DatePriceSizePSFFloor
Sep 2024$9,039,3603,229 sqft$2,79931-35
Apr 2024$5,700,0002,433 sqft$2,34306-10
Aug 2022$5,737,8752,433 sqft$2,35906-10
Aug 2022$1,738,000700 sqft$2,48406-10
Aug 2022$4,050,0001,755 sqft$2,30801-05
May 2022$12,500,0005,931 sqft$2,10831-35
Mar 2022$3,911,4201,755 sqft$2,22901-05
Dec 2021$5,600,0002,433 sqft$2,30201-05
Dec 2021$5,650,0002,433 sqft$2,32306-10
Dec 2021$4,150,0001,755 sqft$2,36506-10
Showing 10 of 13 transactions

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