LEONIE HILL RESIDENCES is a freehold 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 80 units and is TOP 2005.
This profile draws on 17 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 21 years from TOP, LEONIE HILL RESIDENCES 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 9 (Orchard / River Valley), the immediate context for LEONIE HILL RESIDENCES 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 17 sales and 153 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEONIE HILL RESIDENCES dashboard.
- Average sale price: $3,188,588 across 17 transactions
- Estimated gross rental yield: 2.6%
- District 9 PSF ranking: Above average (top 37%)
- Freehold tenure · CCR · D9 · 80 units
About LEONIE HILL RESIDENCES
LEONIE HILL RESIDENCES is a freehold condominium, located at LEONIE HILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by SINO HOLDINGS, comprising 80 residential units, completed in 2005.
As a freehold property, LEONIE HILL RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEONIE HILL RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $2,299 psf | $2,622,800 |
| 4 BR | 11 | $2,351 psf | $3,287,000 |
| 5+ BR | 1 | $1,763 psf | $4,935,000 |
Sales Market Overview
LEONIE HILL RESIDENCES has recorded 17 sale transactions with an average transaction price of $3,188,588, ranging from $2,446,000 to $4,935,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $2,033 psf | $3,293,667 | — |
| 2022 | 6 | $2,248 psf | $3,053,353 | ↑ 10.6% |
| 2023 | 2 | $2,362 psf | $3,000,000 | ↑ 5.1% |
| 2024 | 1 | $2,434 psf | $3,380,000 | ↑ 3.1% |
| 2025 | 4 | $2,476 psf | $3,451,722 | ↑ 1.7% |
| 2026 | 1 | $2,470 psf | $2,818,000 | ↓ 0.2% |
LEONIE HILL RESIDENCES ranks in the top 37% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LEONIE HILL RESIDENCES trades 6% below the segment benchmark.
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Rental Market Overview
LEONIE HILL RESIDENCES has recorded 153 rental transactions with monthly rents averaging $6,845/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 53 | $5,799/mo | $4,000/mo | $6,800/mo |
| 3 BR | 98 | $7,183/mo | $4,600/mo | $12,800/mo |
| 4 BR | 2 | $18,000/mo | $17,500/mo | $18,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $4,974/mo |
| 2022 | 31 | $6,089/mo |
| 2023 | 30 | $7,805/mo |
| 2024 | 33 | $7,385/mo |
| 2025 | 27 | $7,454/mo |
| 2026 | 7 | $7,871/mo |
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Investment Analysis
Based on average rents and sale prices, LEONIE HILL RESIDENCES delivers an estimated gross rental yield of 2.6%. 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 HILL RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEONIE HILL RESIDENCES
- Great World MRT
- Orchard Boulevard MRT
- Somerset MRT
- Orchard MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Gan Eng Seng Primary School
Nearby MRT Stations
LEONIE HILL RESIDENCES is 220m 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 | 220m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 670m |
| Somerset | NS23 | North-South Line | 710m |
| Orchard | NS22 | North-South Line | 790m |
| Orchard | TE14 | Thomson-East Coast Line | 790m |
| Havelock | TE16 | Thomson-East Coast Line | 930m |
| Fort Canning | DT20 | Downtown Line | 1.3 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of LEONIE HILL RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 270m |
| Fairfield Methodist School (Primary) | Primary | 790m |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| ACS (Junior) | Primary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.3 km |
| Outram Secondary School | Secondary | 1.5 km |
| ISS International School (Paterson) | International | 1.5 km |
| ISS International School (Preston) | International | 1.6 km |
| Tanglin Secondary School | Secondary | 1.6 km |
| River Valley Primary School | Primary | 1.6 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. Great World 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 80 units, LEONIE HILL RESIDENCES 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. Kheng Cheng School sits about 0.27km 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 17 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.
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": "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: LEONIE HILL RESIDENCES hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 17 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 HILL RESIDENCES?
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Is LEONIE HILL RESIDENCES freehold or leasehold?
How far is the nearest MRT from LEONIE HILL RESIDENCES?
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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: 17 transactions analysed
- Rental data: 153 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 HILL RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.