LE ROYCE @ LEITH PARK is a freehold development along LEITH PARK in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 7 units and is TOP 2006.
This profile draws on 2 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.
At roughly 20 years from TOP, LE ROYCE @ LEITH PARK is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for LE ROYCE @ LEITH PARK 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 2 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LE ROYCE @ LEITH PARK dashboard.
- Average sale price: $2,700,000 across 2 transactions
- District 19 PSF ranking: Value tier (top 97%)
- Freehold tenure · OCR · D19 · 7 units
About LE ROYCE @ LEITH PARK
LE ROYCE @ LEITH PARK is a freehold condominium, located at LEITH PARK in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by GOODLAND DEVELOPMENT PTE LTD, comprising 7 residential units, completed in 2006.
As a freehold property, LE ROYCE @ LEITH PARK does not face lease decay concerns.
Sales Market Overview
LE ROYCE @ LEITH PARK has recorded 2 sale transactions with an average transaction price of $2,700,000, ranging from $2,650,000 to $2,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $743 psf | $2,700,000 | — |
LE ROYCE @ LEITH PARK ranks in the top 97% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, LE ROYCE @ LEITH PARK trades 52.1% below the segment benchmark.
Loading chart data...
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows LE ROYCE @ LEITH PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LE ROYCE @ LEITH PARK
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Yangzheng Primary School
- Serangoon Secondary School
- Xinghua Primary School
Nearby MRT Stations
LE ROYCE @ LEITH PARK is 1.3 km from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of LE ROYCE @ LEITH PARK, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yangzheng Primary School | Primary | 360m |
| Serangoon Secondary School | Secondary | 360m |
| Xinghua Primary School | Primary | 520m |
| Cedar Primary School | Primary | 730m |
| Serangoon Garden Secondary School | Secondary | 790m |
| Cedar Girls' Secondary School | Secondary | 810m |
| Xinmin Secondary School | Secondary | 820m |
| Rosyth School | Primary | 900m |
| Xinmin Primary School | Primary | 950m |
| Zhonghua Secondary School | Secondary | 1.3 km |
| Bowen Secondary School | Secondary | 1.3 km |
| Zhonghua Primary School | Primary | 1.3 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 7 units, LE ROYCE @ LEITH PARK keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Yangzheng Primary School sits about 0.36km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.29km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Thin transaction history. With only 2 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LE ROYCE @ LEITH PARK sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 LE ROYCE @ LEITH PARK?
What is the rental yield for LE ROYCE @ LEITH PARK?
Is LE ROYCE @ LEITH PARK freehold or leasehold?
How far is the nearest MRT from LE ROYCE @ LEITH PARK?
What is the tenure of LE ROYCE @ LEITH PARK?
How does LE ROYCE @ LEITH PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of LE ROYCE @ LEITH PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions 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 LE ROYCE @ LEITH PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.