LEONIE SUITES is a 99 yrs lease commencing from 2002 development along LEONIE HILL in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 97 units and is an established secondary-market project.
This profile draws on 25 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 SUITES 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 25 sales and 168 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEONIE SUITES dashboard.
- Average sale price: $1,659,388 across 25 transactions
- Estimated gross rental yield: 3.3%
- District 9 PSF ranking: Value tier (top 77%)
- 99 yrs lease commencing from 2002 · CCR · D9 · 97 units
About LEONIE SUITES
LEONIE SUITES is a 99 yrs lease commencing from 2002 condominium, located at LEONIE HILL in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 97 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEONIE SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,732 psf | $1,193,138 |
| 2 BR | 19 | $1,907 psf | $1,777,316 |
| 3 BR | 1 | $1,767 psf | $1,750,000 |
Sales Market Overview
LEONIE SUITES has recorded 25 sale transactions with an average transaction price of $1,659,388, ranging from $1,080,000 to $1,910,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,813 psf | $1,687,500 | — |
| 2022 | 5 | $1,708 psf | $1,435,778 | ↓ 5.8% |
| 2023 | 4 | $1,887 psf | $1,651,250 | ↑ 10.5% |
| 2024 | 5 | $1,930 psf | $1,708,160 | ↑ 2.3% |
| 2025 | 5 | $1,968 psf | $1,858,000 | ↑ 2.0% |
| 2026 | 2 | $1,917 psf | $1,560,000 | ↓ 2.6% |
LEONIE SUITES ranks in the top 77% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LEONIE SUITES trades 23.7% below the segment benchmark.
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Rental Market Overview
LEONIE SUITES has recorded 168 rental transactions with monthly rents averaging $4,502/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 58 | $3,665/mo | $2,600/mo | $4,800/mo |
| 2 BR | 110 | $4,943/mo | $3,000/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 33 | $3,683/mo |
| 2022 | 36 | $4,232/mo |
| 2023 | 38 | $4,999/mo |
| 2024 | 25 | $4,627/mo |
| 2025 | 28 | $4,829/mo |
| 2026 | 8 | $5,194/mo |
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Investment Analysis
Based on average rents and sale prices, LEONIE SUITES delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
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 SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEONIE SUITES
- Great World MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Somerset MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Chatsworth International School (Orchard)
Nearby MRT Stations
LEONIE SUITES is 440m from Great World MRT (Thomson-East Coast Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 440m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 460m |
| Orchard | NS22 | North-South Line | 610m |
| Orchard | TE14 | Thomson-East Coast Line | 610m |
| Somerset | NS23 | North-South Line | 790m |
| Havelock | TE16 | Thomson-East Coast Line | 1.1 km |
| Napier | TE12 | Thomson-East Coast Line | 1.4 km |
| Tiong Bahru | EW17 | East-West Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of LEONIE SUITES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 500m |
| Fairfield Methodist School (Primary) | Primary | 1.0 km |
| Chatsworth International School (Orchard) | International | 1.1 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
| ACS (Junior) | Primary | 1.3 km |
| ISS International School (Paterson) | International | 1.3 km |
| ISS International School (Preston) | International | 1.4 km |
| Tanglin Secondary School | Secondary | 1.4 km |
| River Valley Primary School | Primary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.6 km |
Genuine walk-to-MRT access. Great World sits about 0.44km 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 97 units, LEONIE SUITES 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 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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 SUITES 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. 25 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 SUITES?
What is the rental yield for LEONIE SUITES?
Is LEONIE SUITES freehold or leasehold?
How far is the nearest MRT from LEONIE SUITES?
What is the tenure of LEONIE SUITES?
How does LEONIE SUITES compare to other projects in the district?
What stamp duty applies for a foreign buyer of LEONIE SUITES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 25 transactions analysed
- Rental data: 168 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 SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.