homequant
apartment · 238403

Luma

Project page · Freehold

Indicative value range
S$1,919,239 – S$2,017,072
Indicative mid S$1,969,348 · S$2,178 psf

Based on 4 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026Luma11-15743 sqftS$1,550,000S$2,087 psf×1.000S$2,087 psf
Jun 2026Luma21-25743 sqftS$1,650,000S$2,222 psf×1.000S$2,222 psf
Apr 2026Luma06-10904 sqftS$1,930,000S$2,135 psf×1.000S$2,135 psf
Apr 2026Luma21-251,173 sqftS$2,650,000S$2,259 psf×1.000S$2,259 psf

How accurate is this estimate for Luma?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Luma since.

Median error
4.0%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

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

3.05% gross yield

S$60,000 of rent a year against the estimate above · 0.42 points above flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 74 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

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 20261100-1200 sqft2Non-landed PropertiesS$6,500
Q3 20261100-1200 sqft2Non-landed PropertiesS$6,300
Q3 20261100-1200 sqft2Non-landed PropertiesS$6,300
Q3 20261100-1200 sqft2Non-landed PropertiesS$6,150
Q3 20261100-1200 sqft2Non-landed PropertiesS$6,150
Q3 20261100-1200 sqft2Non-landed PropertiesS$6,000
Q3 20261100-1200 sqft2Non-landed PropertiesS$6,000
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,800

median of 74 URA rental contracts at Luma within a quarter of 84 sqm, since 2025Q4.

Buying or selling at S$1,969,348?

Buying: Stamp duty on S$1,969,348 · Cash and CPF needed on S$1,969,348 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,969,348.

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

Primary schools near 6 River Valley Grove

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
Jun 2026
Luma · 21-25 · Apartment
743 sqftS$1,650,000S$2,222 psf
Jun 2026
Luma · 11-15 · Apartment
743 sqftS$1,550,000S$2,087 psf
Apr 2026
Luma · 06-10 · Apartment
904 sqftS$1,930,000S$2,135 psf
Apr 2026
Luma · 21-25 · Apartment
1,173 sqftS$2,650,000S$2,259 psf
Sept 2025
Luma · 11-15 · Apartment
743 sqftS$1,580,000S$2,127 psf
Jan 2025
Luma · 11-15 · Apartment
743 sqftS$1,558,000S$2,098 psf
Nov 2024
Luma · 21-25 · Apartment
743 sqftS$1,635,000S$2,201 psf
Aug 2024
Luma · 06-10 · Apartment
1,173 sqftS$2,350,000S$2,003 psf
Jul 2024
Luma · 11-15 · Apartment
904 sqftS$2,037,000S$2,253 psf
Jun 2024
Luma · 11-15 · Apartment
1,173 sqftS$2,348,000S$2,001 psf
Mar 2024
Luma · 21-25 · Apartment
904 sqftS$1,950,000S$2,157 psf
Feb 2024
Luma · 21-25 · Apartment
743 sqftS$1,580,000S$2,127 psf
Feb 2024
Luma · 16-20 · Apartment
743 sqftS$1,460,000S$1,966 psf
Oct 2023
Luma · 11-15 · Apartment
1,173 sqftS$2,250,000S$1,918 psf
Jul 2023
Luma · 16-20 · Apartment
904 sqftS$1,815,000S$2,007 psf
Mar 2023
Luma · 16-20 · Apartment
1,173 sqftS$2,250,000S$1,918 psf
Dec 2022
Luma · 21-25 · Apartment
1,173 sqftS$2,200,000S$1,875 psf
Sept 2022
Luma · 01-05 · Apartment
1,173 sqftS$2,100,000S$1,790 psf
Jun 2022
Luma · 21-25 · Apartment
904 sqftS$1,770,000S$1,958 psf
Apr 2022
Luma · 11-15 · Apartment
904 sqftS$1,730,000S$1,913 psf
Apr 2022
Luma · 21-25 · Apartment
1,173 sqftS$2,150,000S$1,832 psf
Dec 2021
Luma · 01-05 · Apartment
1,173 sqftS$2,000,000S$1,705 psf
Nov 2021
Luma · 21-25 · Apartment
743 sqftS$1,445,000S$1,946 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.