Lumina Grand

The ground under it was tendered in 2022. Both ends of that are public; nobody puts them together.

The land under Lumina Grand

HDB put this parcel out to tender and names Lumina Grand as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched28 Jun 2022
  2. Tender closed13 Sep 20224 bids received
  3. Awarded28 Sep 2022CDL Zenith Pte. Ltd.
  4. Winning tenderS$336,068,000S$6,739 per sq m of gross floor area · S$626 per sq ft
Parcel
Bukit Batok E12 Bukit Batok West Avenue 5
Site area
16,624 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
49,872 sq m
Sold as
EC
Every bid — all 4, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1CDL Zenith Pte. Ltd.S$336,068,000—
2Sim Lian Land Pte Ltd & Sim Lian Development Pte LtdS$335,508,000S$560,000 · 0.2%
3Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd.S$332,526,222S$3,541,778 · 1.1%
4CNQC-OS (3) Pte Ltd and Santarli Realty Pte LtdS$331,001,000S$5,067,000 · 1.5%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 28 Sep 2022 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Lumina Grand”. This parcel, from tender to today · Every land sale

What has been filed there since

2022 · the groundS$336,068,000S$626 per sq ft of gross floor area
Today · the homes on it$1,521median of 512 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

90–100 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2024$1,532 (176)—
2025$1,512 (8)-1.3%
2026$1,691 (2)+11.8%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it