Luma
RIVER VALLEY GROVE · D09
Median PSF · 12m
S$2,178
Median price · 12m
S$1.79M
Latest sale
S$1.65M
Jun 2026
1-year change
+2.4%
Sales · 12m
4
24 all time
Gross yield
4.18%
35 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +13.9%
- Annualised
- +3.5%
- Transactions
- 24
- 1 year
- +2.4%
- 3 years p.a.
- +4.3%
- 5 years p.a.
- +2.6%
- Median size
- 904 sqft
Against the neighbourhood
How it compares within D09
Orchard, Cairnhill, River Valley. All figures are medians over the last 12 months for private homes in this district.
| Measure | Luma | D09 median | Difference |
|---|---|---|---|
| Median PSF | S$2,178 | S$2,350 | -7.3% |
| Median price | S$1.79M | S$2.65M | -32.5% |
| Gross rental yield | 4.18% | 3.95% | +0.2 pts |
| 1-year price change | +2.4% | +3.9% | -1.5 pts |
This development trades about 7% below the D09 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,000
Contracts · 12m
35
Implied annual rent
S$60K
Gross yield
4.18%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 23 | S$5,500 |
| 1 bedroom | 12 | S$4,425 |
Investment analysis
Investment score 66 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
66/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%84
Gross yield against every other development in its segment.
- Liquidityweight 15%82
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%63
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%63
Distance to the nearest rail station, plus schools within 1 km. Nearest is Great World MRT at 320 m.
- Valuationweight 22%59
How its median price per square foot compares with its own district.
- Supply riskweight 10%31
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Great World MRT320 m
- Somerset MRT630 m
- Orchard MRT820 m
- Havelock MRT940 m
Schools within 2 km
- River Valley Primary Schoolprimary340 m
- Alexandra Primary Schoolprimary1.3 km
- Gan Eng Seng Schoolsecondary (s1-s5)1.5 km
- St. Margaret'S School (Primary)primary1.5 km
- Anglo-Chinese School (Junior)primary1.6 km
- School Of The Arts, Singaporemixed level (s1-jc2)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE AVENIRCarmel Development Pte Ltd376 units410 m
- ASPEN LINQOptimus Hill Pte Ltd18 units640 m
- GRANGE 1866Grange 1866 Pte Ltd60 units690 m
- JERVOIS MANSIONKimen Realty Pte Ltd130 units1.2 km
- PARK NOVAShun Tak Cuscaden Residential Pte Ltd54 units1.2 km
- CANNINGHILL PIERSDBS Trustee Limited/Legend Commercial Trustee Pte Ltd/Legend Quay Pte Ltd696 units1.3 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | Apartment | S$1,650,000 | 743 sqft | S$2,222 | 21-25 | — |
| Jun 2026 | Apartment | S$1,550,000 | 743 sqft | S$2,087 | 11-15 | — |
| Apr 2026 | Apartment | S$2,650,000 | 1,173 sqft | S$2,259 | 21-25 | — |
| Apr 2026 | Apartment | S$1,930,000 | 904 sqft | S$2,135 | 06-10 | — |
| Sep 2025 | Apartment | S$1,580,000 | 743 sqft | S$2,127 | 11-15 | — |
| Jan 2025 | Apartment | S$1,558,000 | 743 sqft | S$2,098 | 11-15 | — |
| Nov 2024 | Apartment | S$1,635,000 | 743 sqft | S$2,201 | 21-25 | — |
| Aug 2024 | Apartment | S$2,350,000 | 1,173 sqft | S$2,003 | 06-10 | — |
| Jul 2024 | Apartment | S$2,037,000 | 904 sqft | S$2,253 | 11-15 | — |
| Jun 2024 | Apartment | S$2,348,000 | 1,173 sqft | S$2,001 | 11-15 | — |
| Mar 2024 | Apartment | S$1,950,000 | 904 sqft | S$2,157 | 21-25 | — |
| Feb 2024 | Apartment | S$1,580,000 | 743 sqft | S$2,127 | 21-25 | — |
| Feb 2024 | Apartment | S$1,460,000 | 743 sqft | S$1,966 | 16-20 | — |
| Oct 2023 | Apartment | S$2,250,000 | 1,173 sqft | S$1,918 | 11-15 | — |
| Jul 2023 | Apartment | S$1,815,000 | 904 sqft | S$2,007 | 16-20 | — |
| Mar 2023 | Apartment | S$2,250,000 | 1,173 sqft | S$1,918 | 16-20 | — |
| Dec 2022 | Apartment | S$2,200,000 | 1,173 sqft | S$1,875 | 21-25 | — |
| Sep 2022 | Apartment | S$2,100,000 | 1,173 sqft | S$1,790 | 01-05 | — |
| Jun 2022 | Apartment | S$1,770,000 | 904 sqft | S$1,958 | 21-25 | — |
| Apr 2022 | Apartment | S$2,150,000 | 1,173 sqft | S$1,832 | 21-25 | — |
| Apr 2022 | Apartment | S$1,730,000 | 904 sqft | S$1,913 | 11-15 | — |
| Dec 2021 | Apartment | S$2,000,000 | 1,173 sqft | S$1,705 | 01-05 | — |
| Nov 2021 | Apartment | S$1,445,000 | 743 sqft | S$1,946 | 21-25 | — |
| Sep 2021 | Apartment | S$1,420,000 | 743 sqft | S$1,912 | 16-20 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Riveria Gardens
S$2,451
-1.2%4 sales3.9% yield
2 Rvg
S$2,247
+3.7%1 sales2.9% yield
Rivershire
S$2,367
+15.4%2 sales3.3% yield
Leonie Suites
S$1,970
-2.9%3 sales5.3% yield
Leonie Towers
S$1,933
—2 sales2.2% yield
Leonie Gardens
S$1,789
+3.0%7 sales5.0% yield
Horizon Towers
S$1,452
+6.2%4 sales3.0% yield
Leonie Hill Residences
S$2,553
+4.3%3 sales5.7% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.