LEITH GROVE 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 16 units and is TOP 2007.
This profile draws on 3 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 19 years from TOP, LEITH GROVE 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 LEITH GROVE 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 3 sales and 13 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEITH GROVE dashboard.
- Average sale price: $1,023,333 across 3 transactions
- Estimated gross rental yield: 3.7%
- District 19 PSF ranking: Value tier (top 84%)
- Freehold tenure · OCR · D19 · 16 units
About LEITH GROVE
LEITH GROVE is a freehold condominium, located at LEITH PARK in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by ETOILE HOMES PTE LTD, comprising 16 residential units, completed in 2007.
As a freehold property, LEITH GROVE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEITH GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,112 psf | $915,000 |
| 3 BR | 1 | $1,011 psf | $1,240,000 |
Sales Market Overview
LEITH GROVE has recorded 3 sale transactions with an average transaction price of $1,023,333, ranging from $860,000 to $1,240,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,038 psf | $860,000 | — |
| 2023 | 2 | $1,098 psf | $1,105,000 | ↑ 5.8% |
LEITH GROVE ranks in the top 84% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, LEITH GROVE trades 30.4% below the segment benchmark.
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Rental Market Overview
LEITH GROVE has recorded 13 rental transactions with monthly rents averaging $3,119/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 13 | $3,119/mo | $2,400/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $2,583/mo |
| 2022 | 1 | $2,400/mo |
| 2023 | 3 | $3,367/mo |
| 2024 | 2 | $3,150/mo |
| 2025 | 4 | $3,500/mo |
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Investment Analysis
Based on average rents and sale prices, LEITH GROVE delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
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 LEITH GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEITH GROVE
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Yangzheng Primary School
- Serangoon Secondary School
- Xinghua Primary School
Nearby MRT Stations
LEITH GROVE 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 LEITH GROVE, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yangzheng Primary School | Primary | 330m |
| Serangoon Secondary School | Secondary | 390m |
| Xinghua Primary School | Primary | 500m |
| Cedar Primary School | Primary | 740m |
| Serangoon Garden Secondary School | Secondary | 800m |
| Xinmin Secondary School | Secondary | 800m |
| Cedar Girls' Secondary School | Secondary | 830m |
| Rosyth School | Primary | 870m |
| Xinmin Primary School | Primary | 930m |
| Zhonghua Secondary School | Secondary | 1.3 km |
| Zhonghua Primary School | Primary | 1.3 km |
| Holy Innocents' High School | Secondary | 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 16 units, LEITH GROVE 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 0.33km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.27km 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 3 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: LEITH GROVE 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. 3 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 LEITH GROVE?
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Is LEITH GROVE freehold or leasehold?
How far is the nearest MRT from LEITH GROVE?
What is the tenure of LEITH GROVE?
How does LEITH GROVE compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 13 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 LEITH GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.