Lumina Grand EC Review: Ideal Choice for Homebuyers Seeking Comfort and Luxury


Lumina Grand Units Sold


our consideration

Unit Mix & Size3.5
Price & Affordability4.5

Our Verdict

Lumina Grand Executive Condo, located along Bukit Batok West Avenue 5, offers a mix of 3 to 5-bedroom units with a focus on younger families and nearby HDB upgraders. The project features 512 units spread across 10 blocks, emphasizing a balance of common space per unit. The development provides various facilities, including a lap pool, fitness zones, and family-friendly areas.

While the location may not be the most convenient for public transport, residents can enjoy proximity to upcoming amenities like the Harmony Village Hawker Centre and Le Quest Mall. The developer, CDL, known for its luxury projects, has ensured quality fittings and fixtures within the units.

With a strong global presence and a track record in the industry, CDL’s reputation adds value to the project. Despite some limitations in views and distance to the nearest MRT station, Lumina Grand stands out for its reasonable pricing in today’s market. Families looking for spacious units with quality amenities in an up-and-coming neighborhood may find Lumina Grand a suitable choice.

Lumina Grand, an upcoming Executive Condominium project by City Developments Limited (CDL), is set to redefine comfortable and upscale living in the vibrant neighborhood of Bukit Batok West Avenue 5.

Lumina Grand Lumina Grand EC ppol area

With approximately 495 units spread across a generous site area of 16,623.7 square meters, Lumina Grand offers a thoughtfully designed unit mix ranging from 3 to 5 bedrooms, catering to a diverse range of demographics.

Lumina Grand Lumina Grand EC Site facilities Plan with Bedroom type


  • Developer: City Developments Limited (CDL)
  • Location: Bukit Batok West Avenue 5
  • Total Units: Approximately 495
  • Unit Mix: 3 to 5 bedrooms
  • Site Area: 16,623.7 square meters
  • Tenure: 99-year leasehold

Location & Transport Links

Lumina Grand Lumina Grand EC Location Map Singapore

Nestled in the heart of Bukit Batok estate, Lumina Grand enjoys a prime location just a short 15-minute walk from the Bukit Batok MRT station and Bus Interchange. Additionally, its close proximity to the upcoming Tengah Town promises residents easy access to a host of amenities and green spaces, promoting a well-balanced and healthy lifestyle. With seamless connectivity via the Pan Island Expressway and proximity to Bukit Gombak MRT station, residents can effortlessly navigate Singapore.

Location & Accessibility

  • Proximity to MRT Stations: Lumina Grand EC is advantageously positioned near Bukit Gombak MRT Station on the North-South Line, providing you with easy access to the rest of Singapore. Additionally, it is also close to the upcoming Tengah Park MRT Station on the Jurong Regional Line, set to enhance connectivity upon its completion.
  • Bus Services: The development is well-served by a network of bus services, offering you convenient public transport options to various parts of the island.

Transport Links

  • Major Roads and Expressways: For residents who drive, Lumina Grand EC is easily accessible via major expressways such as the Pan-Island Expressway (PIE), providing swift travel across Singapore.

Surrounding Amenities

Lumina Grand Jurong Lake District Overview Map scaled 1

Families with school-going children will appreciate the presence of well-regarded schools such as Princess Elizabeth Primary School, Dunearn Secondary School, and Dulwich College (Singapore) in the vicinity. Shopping convenience is at residents’ doorstep with Le Quest Shopping Mall and West Mall nearby, offering a range of amenities including supermarkets, restaurants, and entertainment options. Nature enthusiasts will delight in the proximity to various parks and nature reserves, providing opportunities for outdoor activities and relaxation.

Proximity to Amenities

  • Educational Institutions: If you have young children, Lumina Grand EC is a perfect choice with its close proximity to esteemed schools like the future Anglo-Chinese School (Primary) at Tengah Park Avenue. Quality education is just a stone’s throw away within a 1km radius.
  • Shopping and Dining: Enjoy a plethora of shopping and dining options at your fingertips. Nearby, you’ll find Le Quest Shopping Mall for your daily needs, groceries, and dining. For a more extensive shopping experience, a short drive to the Jurong East district will lead you to malls such as JEM, Westgate, IMM, and JCube.

Future Developments

  • Tengah New Town: Lumina Grand EC is strategically located near the master plan for Tengah Town, Singapore’s 24th HDB Town. This upcoming sustainable smart town is designed to foster a vibrant and inclusive community, offering a wide array of amenities and facilities to support a green and smart living environment.
  • Jurong Region Line (JRL): The future JRL will revolutionize connectivity in the area, providing you with efficient travel options to various parts of Singapore. Major interchanges like Boon Lay MRT and Lakeside MRT will be easily accessible in less than 15 minutes.

Unit Mix & Pricing Strategy

Unit TypeNo. of UnitsSize (sqm) RangeSize (sqft) Range
3 Bedroom A1, A210487936
3 Bedroom Premium A3, A4, A5, A620290 – 91969 – 980
4 Bedroom B1, B2, B3, B4155106 – 1181,141 – 1,270
5 Bedroom C1, C2511391,496

Lumina Grand offers a diverse unit mix suitable for both young couples and families, ensuring there is something for everyone. The pricing strategy of S$626 per square foot per plot ratio reflects the value proposition of this development in the Executive Condominium market segment.

Unit TypePrice From (SGD$)
3 BedroomFrom $1.33M
3 Bedroom PremiumFrom $1.38M
4 BedroomFrom $1.628M
5 BedroomFrom $2.098M
Lumina Grand Lumina Grand EC 3BR Premium Layout

The array of communal facilities such as swimming pools, gymnasiums, and children’s playgrounds enhances the luxurious living experience for residents.

Lumina Grand Experience Daily Luxury and Convenience at Lumina Grand EC the Perfect Balance of Shopping Dining and Amenities

Potential Selling Points

Strategic Location and Connectivity

  • Proximity to Future MRT Stations: Lumina Grand EC, though currently a distance from Bukit Gombak MRT, is strategically positioned near the upcoming Tengah Park MRT Station, promising enhanced future connectivity.
  • Access to Tengah Town: Situated near Singapore’s pioneering smart and sustainable town, Tengah, residents are poised to enjoy innovative living features and a bustling car-free town center.
  • Close to Nature: Embraced by lush greenery like Bukit Gombak Park, Jurong Lake Gardens, and the Bukit Timah Nature Corridor, residents revel in a serene environment for outdoor activities.

Unique and Luxurious Living Experience

  • Club-Condo Concept: Lumina Grand EC offers a plethora of distinctive facilities, from cozy reading lounges and vibrant music & dance rooms to creative crafting pavilions and urban farms, alongside a full suite of condominium amenities.
  • Quality Design and Fittings: Each meticulously crafted 3- to 5-bedroom unit showcases modern kitchens, smart cooking appliances, and premium sanitary wares, catering to a lavish lifestyle.
  • Smart Home Features: Elevating daily living with cutting-edge technology, Lumina Grand EC provides smart home features for convenience and security, including voice-assisted updates and remote air conditioner control.

Green and Sustainable Living

  • Green Mark Platinum Award: Recognized with the prestigious BCA Green Mark Platinum Super Low Energy award, Lumina Grand EC demonstrates its dedication to sustainability through eco-smart technologies and efficient renewable energy practices.

Investment Potential

  • Affordability and Value: Priced attractively at an average launch rate of $1,464 per square foot after an early bird discount, Lumina Grand EC offers a compelling entry point into the private housing market, especially appealing to first-time buyers and those eligible for housing grants.
  • High Demand: With 53% of its units sold during the launch weekend, Lumina Grand EC showcases strong market demand, hinting at its popularity and potential for capital appreciation.

Developer’s Reputation

  • Trusted Developer: City Developments Ltd (CDL), a reputable developer with a 60-year legacy, spearheads Lumina Grand EC, ensuring top-notch quality and reliability in the project’s development.

Potential Drawbacks

Distance from MRT Stations

  • Accessibility Concerns: The significant drawback of Lumina Grand EC is its distance from the nearest MRT stations. The closest station, Bukit Gombak MRT Station, requires more than a 20-minute walk, which may not be ideal for daily commuters or those who heavily rely on public transportation. Even with the completion of Tengah Plantation Station in 2028, it will still be quite far from the development.

Limited Parking Availability

  • Parking Constraints: With only 414 car lots provided for 512 units, there is an approximately 80% lot-to-unit ratio. This could pose a challenge for households with more than one vehicle, especially since all units are 3-bedders and up, suggesting that most households would likely own at least one vehicle.

Privacy and Noise Concerns

  • Close Proximity Between Units: The units at Lumina Grand are located closer to each other compared to some other new EC projects, potentially affecting privacy. The closer proximity could lead to higher noise levels, especially during weekends or school holidays.
  • Facility Placement: The placement of facilities, such as the 50m lap pool located right beside a block, may not be ideal for all residents. This could limit the usable space around the pool area and affect the privacy of units directly facing these facilities.

Unit Size and Layout

  • Smaller Units: Compared to another EC, Lumina Grand offers smaller units, which might not meet the space requirements of some buyers. While this could result in a more affordable entry point, it may not appeal to those looking for more spacious living arrangements.

Vehicle Trends and Future Considerations

  • Future Vehicle Ownership Trends: The expectation that most households would own at least one vehicle might not align with future trends in vehicle ownership and COE prices. With the development’s distance from MRT stations and limited parking, this could become a more significant issue in the future.

Developer’s Track Record

City Developments Limited (CDL) has a strong reputation in the real estate industry, with a successful track record of delivering high-quality developments. Past projects in the Bukit Batok area have been well-received, showcasing CDL’s commitment to excellence and customer satisfaction.


In conclusion, Lumina Grand presents an attractive opportunity for homebuyers seeking comfort and luxury in a well-connected neighborhood. With its strategic location, diverse unit mix, and reputable developer, the project holds significant promise. However, potential drawbacks such as location challenges and pricing considerations should be carefully evaluated by interested buyers.

Overall, Lumina Grand stands out as a promising Executive Condominium project that embodies modern living with a touch of luxury.

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2 months ago

What are your thoughts on the proximity of Lumina Grand to transport links and upcoming amenities like Harmony Village Hawker Centre and Le Quest Mall? Despite being a bit further from the MRT station, do you believe the convenience of having these facilities nearby adds value to the overall living experience?

2 months ago

How do you feel about the unit mix at Lumina Grand catering to diverse demographics with 3 to 5-bedroom options available? Do you think this variety will attract a wide range of buyers, from young couples to larger families looking for spacious living spaces in Bukit Batok?

2 months ago

How does Lumina Grand’s accessibility compare to other ECs in terms of proximity to MRT stations and major roads? It seems like a great choice for families, but the distance to the nearest MRT might be a consideration for daily commuters.