LEONIE CONDOTEL is a 70-year balance leasehold development along LEONIE HILL ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 128 units and is TOP 1997.
This profile draws on 0 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 LEONIE CONDOTEL 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 0 sales and 434 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEONIE CONDOTEL dashboard.
- · CCR · D9 · 128 units
About LEONIE CONDOTEL
LEONIE CONDOTEL is a condominium, located at LEONIE HILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by LUCKY SQUARE PTE LTD (FAR EAST ORGANIZATION), comprising 128 residential units, completed in 1997.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
LEONIE CONDOTEL has recorded 434 rental transactions with monthly rents averaging $10,662/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 6 | $4,204/mo | $3,581/mo | $4,550/mo |
| 3 BR | 4 | $11,453/mo | $9,010/mo | $12,500/mo |
| 4 BR | 422 | $10,728/mo | $8,307/mo | $17,200/mo |
| 5+ BR | 2 | $14,461/mo | $14,421/mo | $14,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 92 | $8,897/mo |
| 2022 | 82 | $9,652/mo |
| 2023 | 75 | $11,919/mo |
| 2024 | 84 | $11,484/mo |
| 2025 | 83 | $11,478/mo |
| 2026 | 18 | $11,444/mo |
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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 LEONIE CONDOTEL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEONIE CONDOTEL
- Great World MRT
- Somerset MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Gan Eng Seng School
Nearby MRT Stations
LEONIE CONDOTEL is 170m 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 | 170m |
| Somerset | NS23 | North-South Line | 660m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 740m |
| Orchard | NS22 | North-South Line | 850m |
| Orchard | TE14 | Thomson-East Coast Line | 850m |
| Havelock | TE16 | Thomson-East Coast Line | 900m |
| Fort Canning | DT20 | Downtown Line | 1.2 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.3 km |
Nearby Schools
There are 16 schools within 2 km of LEONIE CONDOTEL, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 210m |
| Fairfield Methodist School (Primary) | Primary | 700m |
| Gan Eng Seng School | Secondary | 1.2 km |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| ACS (Junior) | Primary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Outram Secondary School | Secondary | 1.5 km |
| ISS International School (Paterson) | International | 1.6 km |
| ISS International School (Preston) | International | 1.6 km |
| Tanglin Secondary School | Secondary | 1.7 km |
| River Valley Primary School | Primary | 1.7 km |
Adequate lease horizon. Around 70 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Great World sits about 0.17km 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.
School-belt proximity. Kheng Cheng School sits about 0.21km 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 70 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.
Thin transaction history. With only 0 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.
[
{
"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": "amber",
"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: LEONIE CONDOTEL 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. 0 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 LEONIE CONDOTEL?
What is the rental yield for LEONIE CONDOTEL?
Is LEONIE CONDOTEL freehold or leasehold?
How far is the nearest MRT from LEONIE CONDOTEL?
What is the tenure of LEONIE CONDOTEL?
How does LEONIE CONDOTEL compare to other projects in the district?
What stamp duty applies for a foreign buyer of LEONIE CONDOTEL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 434 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 LEONIE CONDOTEL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.