Luma

23 filed transactions · District 09 · CCR

Median, per square foot

2,003 psf

Observed range

S$1,705 — S$2,259 psf23 filed transactions · 28% low to highS$1,930k median filed price

▲ 12.3% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-10-01

What are you here to work out?

I’m thinking of buying it

I own it

Median price by month19 months with a sale

Nov '21 · S$1,445kJun '26 · S$1,600k

The transactions behind those figures

20 of 23 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

69 sqm · floor 11-15Apartment · Resale · 2026-06

S$1,550,000$2087 psf

69 sqm · floor 21-25Apartment · Resale · 2026-06

S$1,650,000$2222 psf

84 sqm · floor 06-10Apartment · Resale · 2026-04

S$1,930,000$2135 psf

109 sqm · floor 21-25Apartment · Resale · 2026-04

S$2,650,000$2259 psf

69 sqm · floor 11-15Apartment · Resale · 2025-09

S$1,580,000$2127 psf

69 sqm · floor 11-15Apartment · Resale · 2025-01

S$1,558,000$2098 psf

69 sqm · floor 21-25Apartment · Resale · 2024-11

S$1,635,000$2201 psf

109 sqm · floor 06-10Apartment · Resale · 2024-08

S$2,350,000$2003 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-10-01 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-10-01, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

Median psf · Condo

under $1,206

$1,206

$1,402

$1,578

$1,812

$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 09, not here.

District 09, typical project+3.9%

Middle of 13 projects in District 09 that clear the bar — half fall between +1.1% and +7.8%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 09, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,292	994
06-10	S$2,510	1,006
11-15	S$2,690	491
16-20	S$2,798	432
21-25	S$3,094	332
26-30	S$3,252	266
31-35	S$3,291	239
36-40	S$3,308	43

URA Data Service — PMI_Resi_Transaction · accessed 2026-10-01 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Great World

135m

Primary schools within 1km

nearest 317m

Primary schools · straight-line distance

River Valley Primary SchoolEvery citizen got a place 2C 2025317m

4 more between 1km and 2km

Alexandra Primary School1.3km
St. Margaret'S School (Primary)1.5km · 2C two-track
Anglo-Chinese School (Junior)1.6km · 2C two-track
Zhangde Primary School1.7km

Distance stops ordering Phase 2C at 2 of these schools, from the 2027 registration exercise. At St. Margaret'S School (Primary), Anglo-Chinese School (Junior) (marked 2C two-track), 300m buys nothing over 1.5km in that phase. Phases 2A and 2B are unchanged.

What MOE changed

MOE is splitting Phase 2C places equally into a track for homes within 2km and a track for homes beyond it, with neither track having priority over the other, at twelve schools where public housing is under 40% of dwelling units within 2km. Both tracks ballot within themselves, and a home beyond 2km goes from last in line to half the places. Every other school in this list is unchanged. Announced 10 September 2026; it first applies to children entering Primary 1 in 2028.

The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.

How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations

Great World135m
Somerset555m
Orchard671m

Also nearby

Hawker centreZion Riverside Food Centre624m
ParkKim Seng PK466m
Preschools6 within 1kmnearest 415m
Other schoolsGan Eng Seng School1.5km

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from LumaStraight-line, not walking.

26projects within 300m

$2,088–$2,640the middle half, per sq ft

$2,359median of those sales

From 317 filed sales, at most the 20 most recent per project — 9 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

Project	Away	Filed	Floor	Size	PSF
Grange Heights	130m	2026-09	06-10	281 sqm	$1,885
Oue Twin Peaks	294m	2026-09	31-35	149 sqm	$2,245
St Thomas Suites	230m	2026-08	06-10	242 sqm	$2,246
St Thomas Suites	230m	2026-08	11-15	242 sqm	$2,342
Leonie Parc View	246m	2026-08	16-20	187 sqm	$2,708
River Green	273m	2026-08	31-35	61 sqm	$3,543
River Green	273m	2026-08	31-35	61 sqm	$3,608
Oue Twin Peaks	294m	2026-08	26-30	149 sqm	$2,419
Oue Twin Peaks	294m	2026-08	11-15	51 sqm	$1,940
The Verv @ Rv	47m	2026-07	06-10	93 sqm	$2,128
Leonie Hill Residences	164m	2026-07	21-25	131 sqm	$2,672
St Thomas Ville	177m	2026-07	06-10	106 sqm	$2,060
New Futura	159m	2026-05	26-30	170 sqm	$4,099
Riveria Gardens	55m	2026-04	01-05	90 sqm	$2,426
Rv Altitude	71m	2026-04	11-15	41 sqm	$2,742
Leonie Hill Residences	164m	2026-04	01-05	106 sqm	$2,470
Rivershire	177m	2026-04	06-10	114 sqm	$2,306
Sam Kiang Mansions	197m	2026-04	16-20	112 sqm	$2,223
Grange Heights	130m	2026-03	06-10	175 sqm	$2,284
Riveria Gardens	55m	2026-02	21-25	90 sqm	$2,465

The 20 most recent of 317 at this radius. Storey bands as published; no feed carries a unit number.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF refund from proceeds

Fees

Sale price · S$1,930,000

Outstanding loan

CPF principal used

CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,930,000

Your figures · CPF interest estimated

Sale price	S$1,930,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$44,874
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$1,502,710

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Name

Your floor or stack

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?

Rough timing

Staying in touch — optional

Email me the full report and monthly updates on my block

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

Any HDB block or private project in Singapore.