LEONIE GARDENS is a 63-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 138 units and is TOP 1993.
This profile draws on 20 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 GARDENS 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 20 sales and 234 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEONIE GARDENS dashboard.
- Average sale price: $4,003,944 across 20 transactions
- Estimated gross rental yield: 2.5%
- District 9 PSF ranking: Value tier (top 86%)
- 99 yrs lease commencing from 1990 · CCR · D9 · 138 units
About LEONIE GARDENS
LEONIE GARDENS is a 99 yrs lease commencing from 1990 condominium, located at LEONIE HILL in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by LEONIE COURT PTE LTD (CAPITALAND), comprising 138 residential units, completed in 1993.
With approximately 63 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEONIE GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 10 | $1,785 psf | $3,094,000 |
| 5+ BR | 10 | $1,706 psf | $4,913,889 |
Sales Market Overview
LEONIE GARDENS has recorded 20 sale transactions with an average transaction price of $4,003,944, ranging from $2,830,000 to $9,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,758 psf | $5,760,000 | — |
| 2022 | 1 | $1,904 psf | $3,300,000 | ↑ 8.3% |
| 2023 | 2 | $1,702 psf | $3,665,000 | ↓ 10.6% |
| 2024 | 5 | $1,745 psf | $3,571,778 | ↑ 2.5% |
| 2025 | 7 | $1,737 psf | $3,858,571 | ↓ 0.4% |
| 2026 | 2 | $1,721 psf | $3,650,000 | ↓ 0.9% |
LEONIE GARDENS ranks in the top 86% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LEONIE GARDENS trades 28.7% below the segment benchmark.
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Rental Market Overview
LEONIE GARDENS has recorded 234 rental transactions with monthly rents averaging $8,218/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 102 | $7,228/mo | $4,500/mo | $9,800/mo |
| 4 BR | 109 | $8,410/mo | $6,000/mo | $11,000/mo |
| 5+ BR | 23 | $11,696/mo | $6,800/mo | $15,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 52 | $6,333/mo |
| 2022 | 34 | $7,976/mo |
| 2023 | 49 | $8,933/mo |
| 2024 | 40 | $8,906/mo |
| 2025 | 49 | $9,007/mo |
| 2026 | 10 | $8,720/mo |
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Investment Analysis
Based on average rents and sale prices, LEONIE GARDENS delivers an estimated gross rental yield of 2.5%. 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 LEONIE GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEONIE GARDENS
- Great World MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Somerset MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- St. Anthony'
Nearby MRT Stations
LEONIE GARDENS is 360m 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 | 360m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 520m |
| Orchard | NS22 | North-South Line | 650m |
| Orchard | TE14 | Thomson-East Coast Line | 650m |
| Somerset | NS23 | North-South Line | 710m |
| Havelock | TE16 | Thomson-East Coast Line | 1.1 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.4 km |
| Dhoby Ghaut | NE6 | North-East Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of LEONIE GARDENS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 420m |
| Fairfield Methodist School (Primary) | Primary | 910m |
| St. Anthony's Primary School | Primary | 1.1 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| ACS (Junior) | Primary | 1.3 km |
| Gan Eng Seng Primary School | Primary | 1.3 km |
| Gan Eng Seng School | Secondary | 1.3 km |
| ISS International School (Paterson) | International | 1.4 km |
| ISS International School (Preston) | International | 1.4 km |
| Tanglin Secondary School | Secondary | 1.5 km |
| River Valley Primary School | Primary | 1.6 km |
| CHIJ (Kellock) | Primary | 1.6 km |
Genuine walk-to-MRT access. Great World sits about 0.36km 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 0.42km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Lease tenor below 75 years. With roughly 63 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": "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 GARDENS 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. 20 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 GARDENS?
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Is LEONIE GARDENS freehold or leasehold?
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What is the tenure of LEONIE GARDENS?
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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: 20 transactions analysed
- Rental data: 234 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 GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.