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apartment · 079624

Lumiere

Project page · 99-year lease from 2006

Indicative value range
S$1,186,949 – S$1,310,912
Indicative mid S$1,247,777 · S$1,840 psf

Based on 8 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
May 2026Lumiere26-30635 sqftS$1,030,000S$1,622 psf×1.000S$1,622 psf
Jul 2025Lumiere31-35678 sqftS$1,190,000S$1,755 psf×0.988S$1,734 psf
May 2025Lumiere36-40506 sqftS$920,000S$1,819 psf×1.005S$1,828 psf
Apr 2025Lumiere41-45678 sqftS$1,250,000S$1,843 psf×1.005S$1,852 psf
Mar 2025Lumiere36-40678 sqftS$1,286,000S$1,896 psf×1.035S$1,963 psf
Mar 2025Lumiere41-45678 sqftS$1,301,000S$1,919 psf×1.035S$1,986 psf
Jan 2025Lumiere26-30678 sqftS$1,150,000S$1,696 psf×1.035S$1,756 psf
Nov 2024Lumiere41-45678 sqftS$1,250,000S$1,843 psf×1.043S$1,923 psf

How accurate is this estimate for Lumiere?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.75% gross yield

S$46,800 of rent a year against the estimate above · 0.11 points above flats like it

Leases signed here within a quarter of this size run about S$3,900 a month, the middle of 99 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,500
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,100
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,600
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,600
Q3 2026600-700 sqft1Non-landed PropertiesS$4,300
Q3 2026600-700 sqft1Non-landed PropertiesS$4,300
Q3 2026600-700 sqft1Non-landed PropertiesS$4,300

median of 99 URA rental contracts at Lumiere within a quarter of 63 sqm, since 2025Q4.

Buying or selling at S$1,247,777?

Buying: Stamp duty on S$1,247,777 · Cash and CPF needed on S$1,247,777 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,247,777.

Each opens with this figure filled in; change anything there.

Primary schools near 2 Mistri Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Lumiere · 26-30 · Apartment · 79 years left
635 sqftS$1,030,000S$1,622 psf
Jul 2025
Lumiere · 31-35 · Apartment · 80 years left
678 sqftS$1,190,000S$1,755 psf
May 2025
Lumiere · 36-40 · Apartment · 80 years left
506 sqftS$920,000S$1,819 psf
Apr 2025
Lumiere · 41-45 · Apartment · 80 years left
678 sqftS$1,250,000S$1,843 psf
Mar 2025
Lumiere · 41-45 · Apartment · 80 years left
678 sqftS$1,301,000S$1,919 psf
Mar 2025
Lumiere · 36-40 · Apartment · 80 years left
678 sqftS$1,286,000S$1,896 psf
Jan 2025
Lumiere · 26-30 · Apartment · 80 years left
678 sqftS$1,150,000S$1,696 psf
Nov 2024
Lumiere · 41-45 · Apartment · 80 years left
678 sqftS$1,250,000S$1,843 psf
Oct 2024
Lumiere · 41-45 · Apartment · 80 years left
678 sqftS$1,297,000S$1,913 psf
Oct 2024
Lumiere · 16-20 · Apartment · 80 years left
678 sqftS$1,062,500S$1,567 psf
Aug 2024
Lumiere · 31-35 · Apartment · 80 years left
678 sqftS$1,110,000S$1,637 psf
Apr 2024
Lumiere · 31-35 · Apartment · 81 years left
990 sqftS$1,800,000S$1,818 psf
Apr 2024
Lumiere · 11-15 · Apartment · 81 years left
678 sqftS$1,050,000S$1,548 psf
Mar 2024
Lumiere · 31-35 · Apartment · 81 years left
678 sqftS$1,150,000S$1,696 psf
Feb 2024
Lumiere · 21-25 · Apartment · 81 years left
635 sqftS$1,110,000S$1,748 psf
Jan 2024
Lumiere · 21-25 · Apartment · 81 years left
678 sqftS$1,065,000S$1,571 psf
Dec 2023
Lumiere · 31-35 · Apartment · 81 years left
635 sqftS$1,090,000S$1,716 psf
Nov 2023
Lumiere · 11-15 · Apartment · 81 years left
635 sqftS$985,000S$1,551 psf
Nov 2023
Lumiere · 31-35 · Apartment · 81 years left
624 sqftS$1,130,000S$1,810 psf
Nov 2023
Lumiere · 21-25 · Apartment · 81 years left
506 sqftS$938,000S$1,854 psf
Aug 2023
Lumiere · 31-35 · Apartment · 81 years left
915 sqftS$1,620,000S$1,771 psf
May 2023
Lumiere · 11-15 · Apartment · 82 years left
678 sqftS$1,065,000S$1,571 psf
Feb 2023
Lumiere · 11-15 · Apartment · 82 years left
915 sqftS$1,594,000S$1,742 psf
Nov 2022
Lumiere · 16-20 · Apartment · 82 years left
678 sqftS$1,188,888S$1,753 psf
Sept 2022
Lumiere · 16-20 · Apartment · 82 years left
624 sqftS$1,030,000S$1,650 psf
May 2022
Lumiere · 11-15 · Apartment · 83 years left
678 sqftS$1,210,000S$1,784 psf
Apr 2022
Lumiere · 11-15 · Apartment · 83 years left
624 sqftS$995,000S$1,594 psf
Feb 2022
Lumiere · 21-25 · Apartment · 83 years left
969 sqftS$1,580,000S$1,631 psf
Feb 2022
Lumiere · 06-10 · Apartment · 83 years left
560 sqftS$893,000S$1,595 psf
Oct 2021
Lumiere · 11-15 · Apartment · 83 years left
678 sqftS$1,150,000S$1,696 psf
Oct 2021
Lumiere · 41-45 · Apartment · 83 years left
678 sqftS$1,332,160S$1,964 psf
Oct 2021
Lumiere · 16-20 · Apartment · 83 years left
969 sqftS$1,550,000S$1,600 psf

Sale prices as filed in caveats.

Where the lease takes this

About 78 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years73 yearsS$1,182,763S$1,296,292S$1,305,865S$1,439,012
10 years68 yearsS$1,156,381S$1,389,029S$1,409,622S$1,711,726
20 years58 yearsS$1,042,510S$1,504,184S$1,549,115S$2,284,268

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.