HORIZON TOWERS is a 52-year balance leasehold development along LEONIE HILL in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 211 units and is TOP 1984.
This profile draws on 33 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 9 (Orchard / River Valley), the immediate context for HORIZON TOWERS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 33 sales and 300 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HORIZON TOWERS dashboard.
- Average sale price: $3,492,300 across 33 transactions
- Estimated gross rental yield: 2.7%
- District 9 PSF ranking: Value tier (top 98%)
- 99 yrs lease commencing from 1979 · CCR · D9 · 211 units
About HORIZON TOWERS
HORIZON TOWERS is a 99 yrs lease commencing from 1979 condominium, located at LEONIE HILL in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by HORIZON TOWERS PTE LTD, comprising 211 residential units, completed in 1984.
With approximately 52 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Sales Market Overview
HORIZON TOWERS has recorded 33 sale transactions with an average transaction price of $3,492,300, ranging from $2,900,000 to $6,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,376 psf | $3,600,000 | — |
| 2023 | 1 | $1,563 psf | $3,600,000 | ↑ 13.6% |
| 2024 | 12 | $1,375 psf | $3,331,325 | ↓ 12.0% |
| 2025 | 17 | $1,388 psf | $3,615,882 | ↑ 0.9% |
| 2026 | 2 | $1,409 psf | $3,300,000 | ↑ 1.5% |
HORIZON TOWERS ranks in the top 98% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, HORIZON TOWERS trades 43.2% below the segment benchmark.
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Rental Market Overview
HORIZON TOWERS has recorded 300 rental transactions with monthly rents averaging $7,842/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $12,750/mo | $10,500/mo | $16,500/mo |
| 4 BR | 294 | $7,748/mo | $4,600/mo | $12,500/mo |
| 5+ BR | 2 | $11,900/mo | $10,000/mo | $13,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 60 | $6,378/mo |
| 2022 | 59 | $7,407/mo |
| 2023 | 56 | $8,790/mo |
| 2024 | 62 | $8,342/mo |
| 2025 | 52 | $8,301/mo |
| 2026 | 11 | $8,355/mo |
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Investment Analysis
Based on average rents and sale prices, HORIZON TOWERS delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,728 psf | 580 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,511 psf | 251 |
Location Map
Map shows HORIZON TOWERS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HORIZON TOWERS
- Great World MRT
- Orchard Boulevard MRT
- Orchard MRT
- Somerset MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Gan Eng Seng Primary School
Nearby MRT Stations
HORIZON TOWERS is 270m from Great World MRT (Thomson-East Coast Line), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 270m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 620m |
| Orchard | NS22 | North-South Line | 750m |
| Somerset | NS23 | North-South Line | 750m |
| Orchard | TE14 | Thomson-East Coast Line | 750m |
| Havelock | TE16 | Thomson-East Coast Line | 970m |
| Fort Canning | DT20 | Downtown Line | 1.4 km |
| Tiong Bahru | EW17 | East-West Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of HORIZON TOWERS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 330m |
| Fairfield Methodist School (Primary) | Primary | 850m |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| ACS (Junior) | Primary | 1.3 km |
| ISS International School (Paterson) | International | 1.5 km |
| ISS International School (Preston) | International | 1.5 km |
| Tanglin Secondary School | Secondary | 1.5 km |
| Outram Secondary School | Secondary | 1.6 km |
| River Valley Primary School | Primary | 1.6 km |
Genuine walk-to-MRT access. Great World sits about 0.27km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 211 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Kheng Cheng School sits about 0.33km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 52 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: HORIZON TOWERS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 33 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for HORIZON TOWERS?
What is the rental yield for HORIZON TOWERS?
Is HORIZON TOWERS freehold or leasehold?
How far is the nearest MRT from HORIZON TOWERS?
What is the tenure of HORIZON TOWERS?
How does HORIZON TOWERS compare to other projects in the district?
What stamp duty applies for a foreign buyer of HORIZON TOWERS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 33 transactions analysed
- Rental data: 300 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HORIZON TOWERS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.