LEONIE PARC VIEW 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 44 units and is TOP 2009.
This profile draws on 13 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 17 years from TOP, LEONIE PARC VIEW 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 PARC VIEW 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 13 sales and 62 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEONIE PARC VIEW dashboard.
- Average sale price: $5,360,308 across 13 transactions
- Estimated gross rental yield: 2.4%
- District 9 PSF ranking: Above average (top 28%)
- Freehold tenure · CCR · D9 · 44 units
About LEONIE PARC VIEW
LEONIE PARC VIEW is a freehold condominium, located at LEONIE HILL ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by SB (ORCHARD) DEVELOPMENT PTE LTD (SOILBUILD), comprising 44 residential units, completed in 2009.
As a freehold property, LEONIE PARC VIEW does not face lease decay concerns.
Sales Market Overview
LEONIE PARC VIEW has recorded 13 sale transactions with an average transaction price of $5,360,308, ranging from $4,500,000 to $8,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $2,253 psf | $4,713,333 | — |
| 2022 | 3 | $2,489 psf | $6,073,333 | ↑ 10.5% |
| 2025 | 4 | $2,719 psf | $5,796,000 | ↑ 9.2% |
LEONIE PARC VIEW ranks in the top 28% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LEONIE PARC VIEW trades 0.1% above the segment benchmark.
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Rental Market Overview
LEONIE PARC VIEW has recorded 62 rental transactions with monthly rents averaging $10,831/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 62 | $10,831/mo | $6,500/mo | $21,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $8,282/mo |
| 2022 | 16 | $9,731/mo |
| 2023 | 11 | $12,564/mo |
| 2024 | 12 | $11,846/mo |
| 2025 | 9 | $11,756/mo |
| 2026 | 3 | $12,867/mo |
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Investment Analysis
Based on average rents and sale prices, LEONIE PARC VIEW delivers an estimated gross rental yield of 2.4%. 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 PARC VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEONIE PARC VIEW
- Great World MRT
- Somerset MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- ACS (Junior)
Nearby MRT Stations
LEONIE PARC VIEW is 390m from Great World MRT (Thomson-East Coast Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 390m |
| Somerset | NS23 | North-South Line | 520m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 570m |
| Orchard | NS22 | North-South Line | 650m |
| Orchard | TE14 | Thomson-East Coast Line | 650m |
| Havelock | TE16 | Thomson-East Coast Line | 1.1 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.3 km |
| Dhoby Ghaut | NE6 | North-East Line | 1.3 km |
Nearby Schools
There are 22 schools within 2 km of LEONIE PARC VIEW, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 430m |
| Fairfield Methodist School (Primary) | Primary | 820m |
| ACS (Junior) | Primary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| Gan Eng Seng Primary School | Primary | 1.4 km |
| Gan Eng Seng School | Secondary | 1.4 km |
| ISS International School (Paterson) | International | 1.4 km |
| ISS International School (Preston) | International | 1.4 km |
| Tanglin Secondary School | Secondary | 1.6 km |
| Outram Secondary School | Secondary | 1.7 km |
| Singapore Management University | Tertiary | 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. Great World sits about 0.39km 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 44 units, LEONIE PARC VIEW 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 0.43km 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 13 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 PARC VIEW 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. 13 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 PARC VIEW?
What is the rental yield for LEONIE PARC VIEW?
Is LEONIE PARC VIEW freehold or leasehold?
How far is the nearest MRT from LEONIE PARC VIEW?
What is the tenure of LEONIE PARC VIEW?
How does LEONIE PARC VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of LEONIE PARC VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 62 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 PARC VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.