Lumina Grand
BUKIT BATOK WEST AVENUE 5 · D23
Median PSF · 12m
S$1,645
Median price · 12m
S$1.68M
Latest sale
S$1.68M
Jun 2026
1-year change
—
Sales · 12m
4
512 all time
Gross yield
4.15%
1 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
- +13.5%
- Annualised
- +5.8%
- Transactions
- 512
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 980 sqft
Against the neighbourhood
How it compares within D23
Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Lumina Grand | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$1,645 | S$1,486 | +10.7% |
| Median price | S$1.68M | S$1.40M | +20.0% |
| Gross rental yield | 4.15% | 3.94% | +0.2 pts |
| 1-year price change | — | +4.3% | — |
This development trades about 11% above the D23 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,000
Contracts · 12m
1
Implied annual rent
S$60K
Gross yield
4.15%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 1 | S$5,000 |
Investment analysis
Investment score 51 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
51/100
82% 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%83
Gross yield against every other development in its segment.
- Liquidityweight 15%82
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%28
How its median price per square foot compares with its own district.
- Locationweight 15%28
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tengah Park MRT at 930 m.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
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
- Tengah Park MRT930 m
- Tengah Plantation MRT1.0 km
- Bukit Gombak MRT1.1 km
- Bukit Batok MRT1.3 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)620 m
- Dazhong Primary Schoolprimary670 m
- Millennia Institutecentralised institute910 m
- St. Anthony'S Primary Schoolprimary1.0 km
- Princess Elizabeth Primary Schoolprimary1.0 km
- Bukit Batok Secondary Schoolsecondary (s1-s5)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | Executive Condominium | S$1,678,000 | 969 sqft | S$1,732 | 11-15 | 94 yr 7 mo |
| Mar 2026 | Executive Condominium | S$2,032,000 | 1,270 sqft | S$1,600 | 06-10 | 94 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,688,000 | 1,141 sqft | S$1,479 | 11-15 | 94 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,638,000 | 969 sqft | S$1,691 | 01-05 | 94 yr 10 mo |
| Sep 2025 | Executive Condominium | S$1,519,000 | 969 sqft | S$1,568 | 06-10 | 95 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,504,000 | 936 sqft | S$1,606 | 01-05 | 95 yr 4 mo |
| Aug 2025 | Executive Condominium | S$1,422,000 | 936 sqft | S$1,518 | 01-05 | 95 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,417,000 | 936 sqft | S$1,513 | 01-05 | 95 yr 5 mo |
| Jul 2025 | Executive Condominium | S$2,226,000 | 1,496 sqft | S$1,488 | 01-05 | 95 yr 6 mo |
| Jul 2025 | Executive Condominium | S$2,154,000 | 1,496 sqft | S$1,440 | 01-05 | 95 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,444,000 | 936 sqft | S$1,542 | 01-05 | 95 yr 6 mo |
| Jun 2025 | Executive Condominium | S$2,247,000 | 1,496 sqft | S$1,502 | 01-05 | 95 yr 7 mo |
| Jun 2025 | Executive Condominium | S$2,244,000 | 1,496 sqft | S$1,500 | 01-05 | 95 yr 7 mo |
| Jun 2025 | Executive Condominium | S$2,185,000 | 1,496 sqft | S$1,460 | 01-05 | 95 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,652,000 | 969 sqft | S$1,705 | 11-15 | 95 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,410,000 | 936 sqft | S$1,506 | 01-05 | 95 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,401,000 | 936 sqft | S$1,496 | 01-05 | 95 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,378,000 | 936 sqft | S$1,471 | 01-05 | 95 yr 7 mo |
| May 2025 | Executive Condominium | S$2,141,000 | 1,496 sqft | S$1,431 | 01-05 | 95 yr 8 mo |
| May 2025 | Executive Condominium | S$1,471,000 | 936 sqft | S$1,571 | 01-05 | 95 yr 8 mo |
| May 2025 | Executive Condominium | S$1,451,000 | 980 sqft | S$1,481 | 01-05 | 95 yr 8 mo |
| May 2025 | Executive Condominium | S$1,436,000 | 936 sqft | S$1,533 | 01-05 | 95 yr 8 mo |
| May 2025 | Executive Condominium | S$1,417,000 | 936 sqft | S$1,513 | 01-05 | 95 yr 8 mo |
| May 2025 | Executive Condominium | S$1,386,000 | 936 sqft | S$1,480 | 01-05 | 95 yr 8 mo |
| Apr 2025 | Executive Condominium | S$2,265,000 | 1,496 sqft | S$1,514 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$2,230,000 | 1,496 sqft | S$1,490 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$2,211,000 | 1,496 sqft | S$1,478 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$2,022,000 | 1,259 sqft | S$1,606 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,465,000 | 936 sqft | S$1,564 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,465,000 | 969 sqft | S$1,512 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,461,000 | 936 sqft | S$1,560 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,456,000 | 936 sqft | S$1,555 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,431,000 | 936 sqft | S$1,528 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,429,000 | 969 sqft | S$1,475 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,428,000 | 936 sqft | S$1,525 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,413,000 | 936 sqft | S$1,509 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,407,000 | 936 sqft | S$1,502 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,402,000 | 936 sqft | S$1,497 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,392,000 | 936 sqft | S$1,486 | 01-05 | 95 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,382,000 | 936 sqft | S$1,476 | 01-05 | 95 yr 9 mo |
Showing the 40 most recent of 512 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
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.