Only $2xxx psf Freehold in Prime District 9 Already TOP, can move in View actual units Direct Developer Sale ! Call Eileen 9841XXXX flexible view timings The Lumos is a freehold development located at 9 Leonie Hill Singapore 239220 in District 9 near Orchard MRT Station. Completed in 2011, it comprises a total of 53 exclusive units and 36 storeys. Takashimaya and Ngee Ann City are within close proximity. Condo Amenities near The Lumos The Lumos is close to food and shopping including Blue Cow Pub & Cafe, MOS Burger, KFC, Takashimaya, and Ngee Ann City. Reputable educational institutues such as Overseas Family School, ISS International School, and ERC Institute are situated close by. The Lumos is easily accessible via Orchard, Somerset, and Dhoby Ghaut MRT Stations.
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: L3002382K
Automated Valuation based on 3938 URA transactions · 79 outliers removed (IQR)
Fair Value
S$6.58M
S$2,707 psf
Asking Price
S$6.95M
S$2,859 psf
vs Market
+5.6%
vs Last Done
-5.4%
Tenure
Freehold
No lease decay
Confidence
High
3938 comps
Nearest MRT
Orchard
582m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3938 comparable transactions
S$2,577
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,707
Recent Comparable Transactions
10 shown · 3938 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +11.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +11.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -7.6% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -7.6% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | HULLET ROAD Floor 06-10 | 1,615sqft | S$4,575,000 | ▲S$2,834 +4.7% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +12.1% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 527sqft | S$1,664,000 | ▲S$3,155 +16.5% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 829sqft | S$2,630,000 | ▲S$3,173 +17.2% vs FV | Freehold |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▲S$2,787 +3.0% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +10.6% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,206sqft | S$2,580,000 | ▼S$2,140 -20.9% vs FV | Freehold |
JIAK KIM STREET
Aug 2025 · Floor 06-10
+11.6% vs FV
JIAK KIM STREET
Aug 2025 · Floor 06-10
+11.6% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-7.6% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-7.6% vs FV
HULLET ROAD
Aug 2025 · Floor 06-10
+4.7% vs FV
GRANGE ROAD
Aug 2025 · Floor 16-20
+12.1% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+16.5% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+17.2% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
+3.0% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+10.6% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-20.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 3938 URA transactions (79 outliers removed), adjusted for: MRT Orchard 582m away (+1%); AI-detected value boosters: freehold, move-in condition (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.