RPS · Resale Project Scorecard
Lumiere — Grade B
RPS score 6.17/10 · D02 · Chinatown, Tanjong Pagar · 168 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2010
Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.57% — bottom 11% within its 2010-era cohort. Weak capital appreciation, even when judged against vintage peers.
3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.21km). Exceptional school catchment — strong appeal for families with young children.
168 units — boutique development. Lower transaction frequency and limited shared facilities.
170m from Prince Edward Road Mrt Stn (CC32) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.83% — strong income return.
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.23km, far enough that the impact on this project is modest.
Primary schools within 1km: Yangzheng Primary School, Cantonment Primary School, ST. Gabriel's Primary School.
The verdict· Scores updated September 2026
Lumiere scores 6.17 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 925th of 2,357 resale condos scored in Singapore and 2nd of 19 in District 2 (Chinatown, Tanjong Pagar). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: future transformation, capital appreciation.
See all 19 scored condos in District 2 (Chinatown, Tanjong Pagar) →
RPS · Resale Project Scorecard
Recent resale transactions at Lumiere
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,622 psf, median price $1.03M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,622 psf | $1.03M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,622 psf | $1.03M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Lumiere: frequently asked questions
Answers generated from the scorecard data — RPS rank 925th of 2,357, scores updated September 2026.
- Is Lumiere a good buy in 2026?
- Lumiere scores 6.17/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 925th of 2,357 Singapore resale condos and 2nd of 19 in District 2 (Chinatown, Tanjong Pagar). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: future transformation, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Lumiere?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Lumiere, at a median of $1,622 psf and a median price of $1.03M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lumiere from the nearest MRT station?
- Lumiere is about 170m from Prince Edward Road MRT (CC32), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lumiere compare with Sky Everton?
- Sky Everton is the project scored next to Lumiere on the District 2 ranking: 6.47 (Grade A) against Lumiere's 6.17 (Grade B). Lumiere scores higher on Primary School Effect (10 vs 3) and Rental Yield (7 vs 5); Sky Everton scores higher on Project's Historical Performance (2 vs 6) and Future Transformation (3 vs 7).
- Which primary schools are within 1km of Lumiere?
- 3 primary schools are within 1km of Lumiere: Yangzheng Primary School, Cantonment Primary School, ST. Gabriel's Primary School. 3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.21km). Exceptional school catchment — strong appeal for families with young children. Lumiere scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Lumiere, and how big is the project?
- Lumiere is 99-year leasehold, completed in 2010, has 168 units, developed by City Developments Limited. 99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent. 168 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Lumiere in Chinatown, Tanjong Pagar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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