LEONIE TOWERS is a freehold development along LEONIE HILL in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 92 units and is TOP 1975.
This profile draws on 14 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 TOWERS 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 14 sales and 151 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEONIE TOWERS dashboard.
- Average sale price: $5,801,772 across 14 transactions
- Estimated gross rental yield: 2.0%
- District 9 PSF ranking: Mid-range (top 73%)
- Freehold tenure · CCR · D9 · 92 units
About LEONIE TOWERS
LEONIE TOWERS is a freehold condominium, located at LEONIE HILL in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by HOCK SENG ENTERPRISES PTE LTD, comprising 92 residential units, completed in 1975.
As a freehold property, LEONIE TOWERS does not face lease decay concerns.
Sales Market Overview
LEONIE TOWERS has recorded 14 sale transactions with an average transaction price of $5,801,772, ranging from $5,200,000 to $6,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,803 psf | $5,303,333 | — |
| 2022 | 1 | $1,918 psf | $5,678,000 | ↑ 6.4% |
| 2023 | 3 | $1,955 psf | $5,939,333 | ↑ 1.9% |
| 2024 | 5 | $1,921 psf | $5,983,760 | ↓ 1.7% |
| 2025 | 1 | $1,923 psf | $6,250,000 | ↑ 0.1% |
| 2026 | 1 | $1,944 psf | $5,650,008 | ↑ 1.1% |
LEONIE TOWERS ranks in the top 73% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, LEONIE TOWERS trades 22.2% below the segment benchmark.
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Rental Market Overview
LEONIE TOWERS has recorded 151 rental transactions with monthly rents averaging $9,695/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $17,360/mo | $13,000/mo | $19,000/mo |
| 4 BR | 146 | $9,433/mo | $6,000/mo | $13,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 31 | $7,812/mo |
| 2022 | 33 | $9,152/mo |
| 2023 | 28 | $10,727/mo |
| 2024 | 25 | $10,346/mo |
| 2025 | 29 | $10,628/mo |
| 2026 | 5 | $10,520/mo |
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Investment Analysis
Based on average rents and sale prices, LEONIE TOWERS delivers an estimated gross rental yield of 2.0%. 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 TOWERS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEONIE TOWERS
- Great World MRT
- Orchard Boulevard MRT
- Orchard MRT
- Somerset MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Gan Eng Seng Primary School
Nearby MRT Stations
LEONIE TOWERS is 270m 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 | 270m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 620m |
| Orchard | NS22 | North-South Line | 750m |
| Somerset | NS23 | North-South Line | 750m |
| Orchard | TE14 | Thomson-East Coast Line | 750m |
| Havelock | TE16 | Thomson-East Coast Line | 970m |
| Fort Canning | DT20 | Downtown Line | 1.4 km |
| Tiong Bahru | EW17 | East-West Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of LEONIE TOWERS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 330m |
| Fairfield Methodist School (Primary) | Primary | 850m |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| ACS (Junior) | Primary | 1.3 km |
| ISS International School (Paterson) | International | 1.5 km |
| ISS International School (Preston) | International | 1.5 km |
| Tanglin Secondary School | Secondary | 1.5 km |
| Outram 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 0.27km 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 92 units, LEONIE TOWERS 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 0.33km 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 14 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 TOWERS 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. 14 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 TOWERS?
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Is LEONIE TOWERS freehold or leasehold?
How far is the nearest MRT from LEONIE TOWERS?
What is the tenure of LEONIE TOWERS?
How does LEONIE TOWERS compare to other projects in the district?
What stamp duty applies for a foreign buyer of LEONIE TOWERS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions analysed
- Rental data: 151 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 TOWERS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.