9 Leonie Hill 239220, Leonie Hill, Central Region, Singapore
$13,500 /month
Rarely available, luxurious 4 bedroom duplex apartment near Orchard. The Lumos is a luxurious 35 storey high-rise apartment development project that is located in District 9 in Singapore. Close to Orchard/Somerset Mrt, Orchard shopping, Great World City Shopping Center. Easy access to international schools. Most international school bus comes around the project. To travel to CDB is just about 10 minutes by car. Unit comes with high ceiling and big balcony. The Lumos development project was completed in 2011 and it was developed by Buildhome Pte Ltd. Exclusive and quiet! Bird eye's view!
D09 - River Valley
Great World MRT · 6 min walk
1 January 2011
Small (53 units)
53 units
1 Block, 35 Floors
Buildhome Pte Ltd (Koh Brothers Development Pte Ltd, Heeton Holdings Ltd)
The Lumos has a total of 53 units, from 1 Bed - 1 Bath to 4 Bed - 6 Bath units. There are 8 types of floor plans from 700 sqft to 5,963 sqft.
The Lumos has 1 block and up to 35 storeys.
The Lumos is a freehold Condo Apartment located in River Valley, District 9. Completed in 2011, it has a total of 1 blocks within the development and comprises a total of 53 units. It is within walking distance to MRT stations such as Great World MRT and Orchard MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, The Lumos is also close to schools like Finnish Supplementary School, Finnish Supplementary School and Safari House Preschool River Valley. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Uncle Miki (Singapore) Pte Ltd and FairPrice Finest 111 Somerset for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Gentle Dental Group @ River Valley. Singapore Post - Orchard Branch is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Somerset Youth Park, to enjoy some fresh air.
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Total Transactions
14
Average Price
S5.6M
Total Value
S79.1M
Calculating fair value from URA transaction data…


License: L3009487B
Estimated sale value based on 1202 URA transactions · 50 outliers removed (IQR)
Fair Value
S$5.27M
S$1,597 psf
Asking Price
S$13,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.8%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
1202 comps
Nearest MRT
Orchard
582m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1202 comparable transactions
S$2,489
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.611
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,597
Recent Comparable Transactions
10 shown · 1202 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +90.0% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +90.0% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 527sqft | S$1,664,000 | ▲S$3,155 +97.6% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 829sqft | S$2,630,000 | ▲S$3,173 +98.7% vs FV | Freehold |
Aug 2025 | KIM SENG WALK Floor 16-20 | 1,507sqft | S$3,600,000 | ▲S$2,389 +49.6% vs FV | Freehold |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +89.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +87.6% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +82.0% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | LEONIE HILL Floor 11-15 | 936sqft | S$1,900,000 | ▲S$2,029 +27.1% vs FV | 99 yrs lease commencing from 2002 |
Jul 2025 | PATERSON ROAD Floor 16-20 | 2,196sqft | S$5,700,000 | ▲S$2,596 +62.6% vs FV | Freehold |
Jul 2025 | LEONIE HILL ROAD Floor 21-25 | 2,691sqft | S$8,000,000 | ▲S$2,973 +86.2% vs FV | Freehold |
GRANGE ROAD
Aug 2025 · Floor 16-20
+90.0% vs FV
GRANGE ROAD
Aug 2025 · Floor 16-20
+90.0% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+97.6% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+98.7% vs FV
KIM SENG WALK
Aug 2025 · Floor 16-20
+49.6% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+89.4% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+87.6% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+82.0% vs FV
LEONIE HILL
Aug 2025 · Floor 11-15
+27.1% vs FV
PATERSON ROAD
Jul 2025 · Floor 16-20
+62.6% vs FV
LEONIE HILL ROAD
Jul 2025 · Floor 21-25
+86.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1202 URA transactions (50 outliers removed), adjusted for: Tenure decay (38.9% discount); MRT Orchard 582m away (+1%); AI-detected value boosters: high ceiling, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.