Lumina Grand EC at Bukit Batok West Avenue 5

Lumina Grand EC Review: Bukit Batok Executive Condo By CDL

This is a review of Lumina Grand EC, a 99-year leasehold executive condo development located in Bukit Batok West Avenue 5 in Singapore’s District 23. To be developed by City Developments Limited (CDL), the project occupying a land size of 16,623.67 sq m (178,937 sq ft) is expected to yield approximately 510 residential units spread across 10 blocks, each with 12 or 13 storeys.

The nearest train stations are the Tengah Park and Tengah Plantation MRT stations, which are about 12-13 minutes’ walk from the Lumina Grand. Although not exactly near, it will benefit from the new Tengah township just next to it.

Tengah is currently being developed as Singapore's first "forest town" that will incorporate green living and sustainability (more on this below).

This review of Lumina Grand will seek to offer an unbiased evaluation of the following:

Why Invest in Lumina Grand EC?

  • A quality development by City Developments Ltd, a highly regarded and multiple-award-winning housing developer
  • Located within a mature housing estate, which will offer residents convenient access to a plethora of amenities
  • Proximity to nature parks offers a green and pleasant living environment
  • A family-friendly location with a good selection of schools
  • Convenient access to public transport nodes
  • Development of Tengah’s “forest town” next to it expected to boost property values
  • Good investment potential due to affordable entry prices

Who is the Developer of Lumina Grand EC?

The developer for Lumina Grand EC is CDL Zenith Pte Ltd, a wholly-owned subsidiary of City Developments Ltd (CDL).

CDL is a reputable developer with a track record of delivering high-quality properties. Over the past decade, CDL has attained numerous awards and accolades. This reflects their commitment to Business Excellence, Sustainability and Product Excellence in the built environment that constantly seeks new architectural breakthroughs.

To date, CDL has amassed a portfolio of 120 BCA Green Mark certifications for its developments. Some of their award-winning developments include Piermont Grand, New Futura, Copen Grand, and many others.

Hence, buyers of Lumina Grand can be assured of a high-quality residential development which they will be proud of. To illustrate, Copen Grand EC, located nearby at Tengah and also developed by CDL, was fully sold after its launch in October 2022.


What are the Prices for Lumina Grand EC?

During the launch of Lumina Grand EC on 27 January 2024, City Developments Ltd (CDL) sold 269 units (53%) of the 512 units of the development.

Taking into consideration the early bird discount of $8,000 across all unit types, it achieved an average sale price of  $1,464 psf.

Of the 269 units sold, the split between first- and second-timers was roughly 43% and 57% respectively. Under the prevailing EC regulations, only 30% of the project can be allocated to second-time buyers during the initial launch.

With the second-timer quota fully taken up, this underscored the attractiveness of ECs due to the price differential of $630 psf between the median price of a new EC and a suburban 99-year leasehold private condo.

Compared to 2019, the price gap has widened from 29% to 44%.


Where is Lumina Grand EC Located?

Lumina Grand EC LocationLumina Grand EC is located at the corner of Bukit Batok Avenue 5 and Bukit Batok Road. Next to it is Altura EC, which is 89.17% sold (as of 15 November 2023) since its sales launch on 5 August 2023.

Towards its southwest and across Bukit Batok Road is Parc Residences, an HDB neighbourhood centre with 40 shops offering food and retail options, as well as amenities such as hair salons, tuition centres, a food court, a supermarket, a sports centre, a polyclinic and a childcare centre.

In addition, about a 7-minute walk from Lumina Grand is the Le Quest Mall, a 2-story mixed-use development that offers a variety of retail and food options.

Towards the east of Lumina Grand EC is the Bukit Batok Hillside Park, a popular destination for nature lovers and hikers.

Meanwhile, the Tengah Park and Tengah Plantation MRT stations are about 12-13 minutes walk away.


New Tengah “Forest Town” – A Stone’s Throw from Lumina Grand

Lumina Grand is located opposite the new Tengah “forest town”, a unique and ambitious project that aims to integrate nature seamlessly into urban living. With its strong focus on sustainability, community, and innovation, the new township will feature the following:

New Tengah Forest Town

New Tengah "Forest Town"

Car-Free Town Centre: It will feature Singapore's first car-free town centre, with pedestrian-friendly streets and public transportation running underground. This will create a more relaxed and pleasant living environment for residents and visitors alike.
Greenery and Sustainability: The township will be surrounded by lush greenery where more than 50% of the area is dedicated to parks, gardens, and natural preserves. This will provide residents with ample opportunities to enjoy nature and connect with the outdoors.

Smart Technology: As a smart town, it will incorporate advanced technology to improve efficiency, sustainability, and liveability. These will include smart lighting systems, water conservation measures, and intelligent traffic management.

Community Spaces: Designed with a strong focus on community, there will be plenty of spaces for residents to interact and socialise. This will include communal gardens, playgrounds, and recreational facilities.

In addition, at the heart of Tengah will be the Market Place where it will host a sports hub, a community centre, a health and medical facility, and retail outlets. Given the convenient availability of these amenities available, Lumina Grand residents will not need to travel far for their daily necessities.

Moreover, the development of Tengah “forest town” is expected to lift the standards of living in the surrounding estate and help to boost property values.


Living Near Nature Parks

There are several nature parks at Bukit Batok that offer residents a green living environment. Besides providing a tranquil retreat from the urban hustle, they also offer residents a variety of healthy outdoor activities such as jogging, cycling, and nature walks.

The presence of these green spaces contributes to a healthier lifestyle and enhances the overall quality of life. The natural settings also offer picturesque views and opportunities for family recreation, making them desirable for families and individuals seeking a balance between city living and convenient access to nature.

Some of these nature parks include the following:

Bukit Batok Hillside Park: Located about 10 minutes walk from Lumina Grand EC, it is a rugged urban jungle with hiking paths, old wells and an abandoned walkway resembling torii gates. There is also a series of stone steps that lead to a clearing at the top of the hill.

Bukit Batok Nature Park: Covering 36 ha, its lush secondary forest teems with diverse flora and fauna. Meandering footpaths invite visitors to explore the park's hidden corners, while lookout points offer breathtaking panoramas of the surrounding landscape, which includes a quarry lake and a 200-million-year-old granite rock face that rises up to 10 storeys high.

The park is very popular for various outdoor recreation such as hiking, birdwatching and photography, as well as conducting Qigong and Taiji exercises.

Lumina Grand EC is a short walk to Bukit Batok Hillside Park.

Batok Hillside Park.

Lumina Grand is near Bukit Batok Nature Park

Bukit Batok Nature Park

Bukit Batok Town Park (Little Guilin): Affectionately known as ‘Little Guilin” for its striking resemblance to the picturesque landscapes of Guilin in China, it is also a very popular place for nature lovers.

The park boasts captivating rock formations and a serene lake, making it a favoured spot for shutterbugs. Its easy accessibility contributes to its popularity, drawing families seeking leisure outings and fitness enthusiasts alike.

Bukit Gombak Park: Covering an area of 4.8 ha on a hill, it provides residents in the housing estate with tranquil areas to enjoy nature, recreational spaces for families, and opportunities for the community to experience gardening.

For families with young children, there is a nature-inspired play area. There is also an outdoor fitness area with exercise equipment, an open lawn, and a café.

As for dog lovers, the park features a 480 sq m Dog Run on a sloped terrain for dogs to run unleashed. There are also benches for dog owners to rest.

Bukit Batok Town Park is located near Lumina Grand EC

Bukit Batok Town Park

Lumina Grand Executive Condo Review: Bukit Gombak Park is located nearby

Bukit Gombak Park

Shopping Centres Near Lumina Grand EC

Although the Tengah Market Place is still being developed, there are several other shopping areas that serve residents in Bukit Batok. These malls can be easily reached via public transportation and they include the following:

Le Quest Mall: Located about 7 7-minute walk from Lumina Grand EC, the 2-story mall offers a variety of retail, dining and entertainment options. These include a FairPrice Finest supermarket, pharmacies, restaurants and cafes, as well as a Koufu food court. There is also a children's play area and a community event space in the mixed-use development.

West Mall: Located at Bukit Batok Central, it offers residents a diverse range of shopping, dining, and entertaining options spread across six levels. These include fashion, gifts and lifestyle, sporting goods, beauty salons, electronic goods, cafes, a food court, and restaurants. In addition, there is a 6-hall Cineplex, a community library, a supermarket and a post office.

Bukit Batok West Shopping Centre: A neighbourhood mall about 20 minutes by bus from Lumina Grand EC, it offers a wide variety of goods and services. These include medical clinics, a Chinese medical hall offering acupuncture services, a POSB bank, beauty salons, shoe shops, and fashion boutiques.

There are also plenty of dining options such as a McDonald’s fast-food restaurant and coffee shops. For fresh produce, residents can get it from the marketplace connected to the mall.

Le Quest Mall is a short walk from Lumina Grand

Le Quest Mall

West Mall in Bukit Batok Central easily accessible from Lumina Grand

West Mall

Schools Located Near Lumina Grand EC

There are many schools located near Lumina Grand EC and one of the most popular will be Anglo-Chines School (Primary) which will be relocated to Tengah Park Avenue from its current Barker Road campus at Newton.

Expected to commence operation in 2030, which will be slightly after the completion of Lumina Grand, it will be located within a 1 km radius of Lumina Grand.

As it will be a co-ed school located, children entering Primary 1 will enjoy priority admission under the Ministry of Education’s distance-based allocation system.

According to a study by NUS Institute of Real Estate Studies, properties located near schools, especially highly sought-after ones, will command a premium over those located far away. Hence, Lumina Grand can be expected to profit from its proximity.

Meanwhile, the other schools located nearby include the following:

Primary Schools

  • Dazhong Primary School
  • Princess Elizabeth Primary School
  • St. Anthony’s Primary School
  • Bukit View Primary School
  • Jurong Primary School
  • Keming Primary School
  • Lianhua Primary School
  • Yuhua Primary School

Secondary Schools

  • Bukit Batok Secondary School
  • Bukit Panjang Secondary School
  • Bukit View Secondary School
  • Dunearn Secondary School
  • Hillgrove Secondary School
  • River Valley High School
  • Swiss Cottage Secondary School
Princess Elizabeth Primary School is located within a 2 km radius of Lumina Grand EC.

Princess Elizabeth Primary School

River Valley High School is a short drive from Lumina Grand EC

River Valley High School

International Schools Near Altura Executive Condo

For home buyers looking for investment, Lumina Grand EC will benefit from its proximity to several international schools as it will attract housing demand from expatriates (please take note of EC eligibility criteria).

Dulwich College is just a 4-minute drive from Lumina Grand EC

Dulwich College, Singapore

The nearest international school is Dulwich College, a mere 4-minute drive from the development. The others include St Francis Methodist School at Upper Bukit Timah and German European School Singapore at Dairy Farm Lane – a 7-10 minute drive away.

The convenient accessibility of these international schools will enhance the investment potential of the Lumina Grand EC as it will help to address the demand for housing from expatriate families looking for quality education for their children.

Moreover, the hefty hike in ABSD for foreigners purchasing private properties in Singapore has largely forced most to look for rental properties.


Major Employment Hubs Near Lumina Grand

Lumina Grand EC is located near four major employment hubs. The proximity to these key economic centres will potentially help to drive up property values, fuelled by increased housing demand from professionals seeking to reduce commute times and enhance their quality of life.

Furthermore, government initiatives to foster the growth of these employment hubs can underpin long-term capital investment potential. These four employment hubs are:

Jurong Innovation District (JID): Covering an area of 600 ha, it is being developed into a global hub for advanced manufacturing. The district is home to a growing ecosystem of multinational corporations, research institutions, and startups, all of which are working on cutting-edge technologies. Meanwhile, JID will be expanded to Tengah, which will benefit properties in the surrounding areas, including Lumina Grand EC.

Jurong Lake District (JLD): Envisioned as Singapore's second Central Business District, this will significantly boost its appeal as a commercial and leisure destination. With plans for new office spaces, retail outlets, and recreational facilities, it will create a vibrant live-work-play environment.

Sungei Kadut Eco District: A hub for modern industrial development and innovation focusing on environmental sustainability and advanced manufacturing, it aims to attract businesses specialising in agri-tech, waste management, and clean energy. The district's commitment to eco-friendly practices and its role as a catalyst for green industries can enhance the desirability of nearby properties, as employees seek convenient housing options close to their workplace.

Woodlands Regional Centre: Set to transform into a key commercial hub in the North with a focus on retail, business, and residential developments, its strategic location near the Causeway to Malaysia positions it as a gateway for international trade and business. This will spur employment opportunities and convenient access to a range of services and facilities.

Lumina Grand EC Review: International Business Park at Jurong Lake District.

International Business Park

Sungei Kadut Eco District - A major employment hub near Lumina Grand

Sungei Kadut Eco-District

Review Conclusion

Given the sharp rise of private condo prices, especially in the last three years, executive condos (ECs) offer an attractive alternative due to their lower entry prices.

In spite of their ownership and selling restrictions, ECs can offer a highly profitable investment venture. As can be seen from the Chart below, average EC prices have outperformed private condos over the last 10-year period.

In fact, the average price of ECs has outperformed private condos (59.95% vs 27.89%). Also, during this time period, the price gap between these two segments narrowed from 62.31% to 29.78%.

Lumina Grand EC Review - 10-year Average prices of ECs vs Private Condos

10-year Average Prices of ECs vs Private Condos

Hence, it is unsurprising that housing developers have remained optimistic about ECs, as seen by the higher land prices they are willing to bid for.

For example, the Plantation Close EC site awarded to Hoi Hup Realty and Sunway Developments hit a record land rate of $703 psf ppr on 11 September 2023. The upcoming development will be called Novo Place.

However, this record was subsequently broken by the Tampines Street 62 EC site (awarded to Sim Lian Group) on 9 October 2023 when it submitted a winning bid of $721 psf ppr.

In comparison, Lumina Grand’s land rate is only $626 psf ppr, making it a not-to-be-missed opportunity!

Moreover, the Altura EC located next to it has a higher land rate of $662 psf ppr and it is 89% sold (as of 19 November 2023), attesting to the still optimistic outlook for the EC market.

Although land prices for ECs have crept up in tandem with private condos, the average selling price gap of new launches for these two segments has remained wide. Currently standing around 37%, Lumina Grand EC will offer prospective buyers a chance to snag an attractive deal as future ECs will be launched at a higher price point.

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Upcoming Condo Launches

For those ineligible to apply for an executive condominium, below are some upcoming property launches that may interest you:

Core Central Region


Rest of Central Region


Outside Central Region

Posted in New Properties, Outside Central Region.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.