LEICESTER SUITES is a freehold development along LEICESTER ROAD in District 13 (Macpherson / Potong Pasir), part of the RCR segment of Singapore's private residential market. The project comprises 47 units and is TOP 2013.
This profile draws on 11 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 13 years from TOP, LEICESTER SUITES 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 13 (Macpherson / Potong Pasir), the immediate context for LEICESTER SUITES 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 11 sales and 109 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEICESTER SUITES dashboard.
- Average sale price: $789,636 across 11 transactions
- Estimated gross rental yield: 4.1%
- District 13 PSF ranking: Premium tier (top 25%)
- Freehold tenure · RCR · D13 · 47 units
About LEICESTER SUITES
LEICESTER SUITES is a freehold condominium, located at LEICESTER ROAD in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by MACLY CAPITAL PTE LTD, comprising 47 residential units, completed in 2013.
As a freehold property, LEICESTER SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEICESTER SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $1,759 psf | $784,800 |
| 2 BR | 1 | $1,097 psf | $838,000 |
Sales Market Overview
LEICESTER SUITES has recorded 11 sale transactions with an average transaction price of $789,636, ranging from $660,000 to $895,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,529 psf | $763,200 | — |
| 2022 | 2 | $1,731 psf | $782,500 | ↑ 13.2% |
| 2023 | 1 | $1,818 psf | $822,000 | ↑ 5.0% |
| 2024 | 2 | $1,891 psf | $794,000 | ↑ 4.0% |
| 2025 | 1 | $1,980 psf | $895,000 | ↑ 4.7% |
LEICESTER SUITES ranks in the top 25% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, LEICESTER SUITES trades 17% below the segment benchmark.
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Rental Market Overview
LEICESTER SUITES has recorded 109 rental transactions with monthly rents averaging $2,670/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 109 | $2,670/mo | $1,600/mo | $4,350/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 15 | $1,983/mo |
| 2022 | 23 | $2,304/mo |
| 2023 | 21 | $2,950/mo |
| 2024 | 22 | $2,850/mo |
| 2025 | 21 | $2,924/mo |
| 2026 | 7 | $3,179/mo |
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Investment Analysis
Based on average rents and sale prices, LEICESTER SUITES delivers an estimated gross rental yield of 4.1%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows LEICESTER SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEICESTER SUITES
- Potong Pasir MRT
- Woodleigh MRT
- Geylang Bahru MRT
- Boon Keng MRT
- Assumption Pathway School
- Stamford Primary School
- Bendemeer Secondary School
Nearby MRT Stations
LEICESTER SUITES is 220m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 220m |
| Woodleigh | NE11 | North-East Line | 1.0 km |
| Geylang Bahru | DT24 | Downtown Line | 1.1 km |
| Boon Keng | NE9 | North-East Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of LEICESTER SUITES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 810m |
| Stamford Primary School | Primary | 820m |
| Bendemeer Secondary School | Secondary | 1.1 km |
| Bendemeer Primary School | Primary | 1.1 km |
| Balestier Hill Primary School | Primary | 1.4 km |
| De La Salle School | Primary | 1.6 km |
| School of Science and Technology | Jc | 1.6 km |
| Hong Wen School | Primary | 1.6 km |
| Red Swastika School | Primary | 1.6 km |
| Beatty Secondary School | Secondary | 1.7 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.7 km |
| Bartley Secondary School | Secondary | 1.7 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.
Genuine walk-to-MRT access. Potong Pasir sits about 0.22km 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.
Boutique character. With 47 units, LEICESTER SUITES 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. Assumption Pathway School sits about 0.81km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 11 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": "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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LEICESTER SUITES combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 11 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 LEICESTER SUITES?
What is the rental yield for LEICESTER SUITES?
Is LEICESTER SUITES freehold or leasehold?
How far is the nearest MRT from LEICESTER SUITES?
What is the tenure of LEICESTER SUITES?
How does LEICESTER SUITES compare to other projects in the district?
What stamp duty applies for a foreign buyer of LEICESTER SUITES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 109 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 LEICESTER SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.