Rent vs D09 +44.4%
Rents above district median
The Lumos's latest 12-month median rent is $8,375 compared with the D09 median of $5,800 for the same period. Use this district check before narrowing by bedroom and area band.
The Lumos rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 9 Leonie Hill the Lumos Singapore 239220
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Quick summary about The Lumos
The Lumos is a freehold apartment in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 62 rentals and 11 sales.
- Latest 12M median rent is $8,375 per month from 10 rentals. The bedroom and floor-area tables below show the full loaded history.
- All-time median sale price is $5,600,000, with median sale PSF at $2,323 psf from 11 sales.
- Rent is up 13.4% over the last 3 months. Sale PSF is up 5.8% over the last 3 months.
The Lumos Market Brief
Compare the project with D09 across rent, sale PSF, tenure and transaction activity.
Compared with D09
Sale PSF vs D09 -11.8%
Sale PSF near district median
The Lumos's all-time median sale PSF is $2,323 psf versus the D09 median of $2,633 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.79%
Rent support below district screen
Gross yield is roughly 1.79% versus a D09 screen of 2.70%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 67.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +12.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare The Lumos against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $8,375
Is the asking rent fair?
$7,950 to $8,800 is the first fair-rent band to check. Above $8,800 should have a visible reason.
All-time median sale PSF $2,323 psf
Is the purchase price fair?
$5,430,000 to $5,770,000 and $2,250 to $2,390 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $7,250
Are similar units renting for more?
3 bed and 2,400 to 2,500 sqft give the closest unit-size checks.
Rent stability 67.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +12.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Lumos Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 11 resale transactions
Total sold value $63.5M
The Lumos Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 62 Jun 2021 to Jun 2026
Sale transactions 11 Oct 2021 to Sept 2024
Rent trend 13.4% Last 3 months
Sale PSF trend 5.8% Last 3 months
The Lumos Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
ORCHARD MRT STATION (TE14) 0.45 km away
ORCHARD MRT STATION (NS22) 0.55 km away
GREAT WORLD MRT STATION (TE15) 0.6 km away
Schools nearby
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.36 km away
RIVER VALLEY PRIMARY SCHOOL 0.68 km away
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 0.81 km away
FUREN INTERNATIONAL SCHOOL 0.94 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 0.87 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 0.9 km away
ALEXANDRA PARK CONNECTOR Park / green link · 1.14 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.4 km away
The Lumos Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,150 26 rentals in view
Latest median sale PSF $2,799 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 2 $5,150 0 - -
May 2026 1 $9,300 0 - -
Apr 2026 3 $9,500 0 - -
Feb 2026 1 $6,500 0 - -
Jan 2026 1 $8,500 0 - -
Dec 2025 1 $8,200 0 - -
Jul 2025 1 $9,900 0 - -
Jun 2025 1 $5,000 0 - -
May 2025 1 $4,200 0 - -
Apr 2025 3 $9,650 0 - -
Mar 2025 1 $8,500 0 - -
Jan 2025 1 $9,500 0 - -
Projects Similar to The Lumos
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Cairnhill Crest 1.0 km away 463 transactions
- Median rent
- $7,225
- Median sale PSF
- $2,238 psf
- Median rent
- $7,800
- Median sale PSF
- $2,243 psf
- Median rent
- $8,000
- Median sale PSF
- $2,392 psf
- Median rent
- $7,900
- Median sale PSF
- $1,916 psf
- Median rent
- $8,925
- Median sale PSF
- $2,250 psf
- Median rent
- $7,500
- Median sale PSF
- $2,492 psf
The Lumos Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $4,000 $3,957 7
2 bed $5,000 $5,373 7
3 bed $7,250 $7,712 28
4 bed $9,000 $10,371 20
The Lumos Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $4,000 $3,957 7
1,100 to 1,200 sqft $5,000 $5,373 7
1,700 to 1,800 sqft $7,500 $7,390 15
2,400 to 2,500 sqft $7,650 $8,254 16
2,500 to 2,600 sqft $9,300 $8,364 7
3,300 to 3,400 sqft $9,444 $12,189 10
The Lumos Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $4,050,000 $2,302 psf 3
06 to 10 $5,561,000 $2,351 psf 6
31 to 35 $10,769,680 $2,454 psf 2
The Lumos Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
The Lumos shows a latest 12-month median monthly rent of $8,375 across 10 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $8,375
Rentals in period 10
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
All-time sales at The Lumos show a median price of $5,600,000 and $2,323 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
All-time median sale $5,600,000
All-time median PSF $2,323 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. The Lumos has 11 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $63.5M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run The Lumos numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $8,375/mo Test gross and net yield against typical rent. Buy vs rent $5.6M Compare ownership cost against renting. Mortgage $5.6M Estimate monthly payment from the sale price. Stamp duty $2,323 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D09 to compare The Lumos against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
The Lumos FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Lumos?
The Lumos has a latest 12-month median monthly rent of $8,375 across 10 rentals in that period.
What is the typical sale price at The Lumos?
The all-time median sale price for The Lumos is $5,600,000, based on 11 sales in that period.
What is the median sale PSF at The Lumos?
The all-time median sale price per square foot for The Lumos is $2,323 psf. The average for the same period is $2,352 psf.
Is The Lumos freehold or leasehold?
The Lumos is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Lumos located?
The Lumos is located at 9 Leonie Hill the Lumos Singapore 239220 in D09 / Orchard, Cairnhill, River Valley.
How current is the The Lumos transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.