RPS · Resale Project Scorecard
The Lumos — Grade C
RPS score 4.63/10 · D09 · Orchard, River Valley · 53 units · scored across 7 weighted factors — methodology published.
FH · BUILDHOME PTE LTD · TOP 2011
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 0/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -2.29% — bottom 13% within its 2011-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.68km away). Adequate but narrow school optionality.
53 units — very small project; niche product with thin resale market.
0.45km from Orchard Mrt Stn (TE14) — short walk to MRT, good transport convenience.
Rental yield of 1.82% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.68km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
The Lumos scores 4.63 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2126th of 2,357 resale condos scored in Singapore and 190th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (0/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at The Lumos
URA REALIS records no resale transactions at The Lumos in the 12 months to September 2026. The Historical Performance factor (2/10) is scored on 10-year price performance against same-vintage peers instead.
The Lumos: frequently asked questions
Answers generated from the scorecard data — RPS rank 2126th of 2,357, scores updated September 2026.
- Is The Lumos a good buy in 2026?
- The Lumos scores 4.63/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2126th of 2,357 Singapore resale condos and 190th of 205 in District 9 (Orchard, River Valley). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns. 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 The Lumos?
- URA REALIS records no resale transactions at The Lumos in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (2/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is The Lumos from the nearest MRT station?
- The Lumos is about 450m from Orchard MRT (TE14), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Lumos compare with Paterson Linc?
- Paterson Linc is the project scored next to The Lumos on the District 9 ranking: 4.70 (Grade C) against The Lumos's 4.63 (Grade C). The Lumos scores higher on Primary School Effect (7 vs 2); Paterson Linc scores higher on Rental Yield (0 vs 3) and Project's Historical Performance (2 vs 4).
- Which primary schools are within 1km of The Lumos?
- One primary school is within 1km of The Lumos: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.68km away). Adequate but narrow school optionality. The Lumos scores 7/10 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 The Lumos, and how big is the project?
- The Lumos is freehold, completed in 2011, has 53 units, developed by BUILDHOME PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 53 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Lumos in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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