Leicester Lodge
Overview & Key Facts
Leicester Lodge sits quietly on Leicester Road in District 13 — a short residential street in the Potong Pasir enclave that most Singaporeans associate with heritage shophouses, HDB heartland, and the famous grassroots community spirit that defined the ward for decades. Developed by Goodland Pte Ltd and completed in 2003, it is a compact freehold boutique development of just 16 units spread across a single nine-storey block — the kind of understated building that blends seamlessly into the surrounding low-rise streetscape.
With a land area of 1,231 sqm and a gross floor area of 2,585 sqm, Leicester Lodge makes no pretence of being a mega-development. Its appeal is almost the opposite: for buyers who find the scale of 500-unit launches overwhelming, or who value freehold tenure and genuine neighbourhood character over resort-style facilities, this is the kind of property that rewards patience on the resale market.
The freehold tenure is the headline. In a district dominated by 99-year leasehold projects — The Woodleigh Residences, The Tre Ver, Bartley Ridge, Park Colonial, The Poiz Residences — Leicester Lodge stands apart as a permanent land title asset in a genuinely walkable neighbourhood. At just 0.26 km from Potong Pasir MRT, it also has one of the best transit access scores of any boutique freehold in the area.
Location & Connectivity
The location is Leicester Lodge’s strongest card. Potong Pasir MRT station (North-East Line) is approximately 260 metres away — a genuine five-minute stroll that puts the development in rarefied company for a freehold boutique condo at this price point. The North-East Line connects directly to Dhoby Ghaut interchange (Orchard/Bugis/Chinatown axis) and Serangoon interchange (Circle Line), making city-fringe connectivity far better than the address might suggest.
Woodleigh MRT (Thomson-East Coast Line) is approximately 1.08 km away, giving residents a second line option once they have the appetite for a slightly longer walk or a short bus ride. The TEL dramatically improves access to Marina Bay, Gardens by the Bay, and Shenton Way — destinations that were awkward via the NEL alone.
For drivers, the Central Expressway (CTE) is easily accessible via Upper Serangoon Road, and the Pan Island Expressway (PIE) is reachable within five minutes. The CBD is approximately 15 minutes by car in off-peak conditions, and Orchard Road is similarly close via Serangoon Road. This dual transit-and-expressway positioning is unusual at the S$1.9M price bracket and adds genuine optionality for households with mixed commuting patterns.
Day-to-day amenities reflect the neighbourhood’s heartland character. Potong Pasir Avenue 1 food centre and the cluster of eateries along Upper Serangoon Road are within walking distance. NEX mall at Serangoon — one of the better suburban malls in Singapore with a FairPrice Xtra, cineplex, and public library — is two MRT stops away. The Bidadari estate, now maturing, has added new HDB commercial amenities on the corridor between Woodleigh and Potong Pasir. Stamford Primary School is 0.83 km away, making it the closest school within P1 registration radius.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Stamford Primary School | primary | Within 1 km |
| Assumption Pathway School | secondary | Within 1 km |
| Bendemeer Secondary School | secondary | ~1.0 km |
| Bendemeer Primary School | primary | ~1.0 km |
| Balestier Hill Primary School | primary | ~1.4 km |
| Hong Wen School | primary | ~1.6 km |
| School of Science and Technology | jc | ~1.6 km |
| De La Salle School | primary | ~1.6 km |
Facilities
Leicester Lodge does not attempt to compete with large developments on facilities. The amenity offering is deliberately modest — BBQ pavilion, covered parking, and perimeter security — which is typical for boutique freehold condos in this size and era. There is no swimming pool listed among the confirmed on-site facilities, though some sources reference a pool; buyers should verify current amenity status directly with the management corporation before placing weight on this.
For residents who value space and quiet over clubhouse access, this understated profile is entirely consistent with the development’s positioning. The management fees on a 16-unit development are split across a small pool of owners, which can make per-unit contributions higher than in a large development with similar amenities — buyers should request the current maintenance fee schedule during due diligence.
The surrounding neighbourhood compensates meaningfully. St Wilfrid Sports Complex and Kallang Basin Swimming Complex are both accessible within a short drive, offering residents full sports and aquatic facilities at low cost. The Kolam Ayer Community Club is nearby. Bidadari Park, a maturing green corridor between Woodleigh and Potong Pasir, now offers walking and cycling paths that add recreational value to what was previously an underserved green-space gap.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,910,000 to $1,910,000, averaging $1,910,000.
Rents range from $2,850 to $4,800 per month across 8 rental transactions. Current rental yield sits at approximately 2.5%.
Neighbourhood Comparison
The competitive landscape in District 13 is dominated by large leasehold developments. The Woodleigh Residences (667 units, 99-year, S$2,229 psf) is an integrated development with direct MRT access at Woodleigh station — unmatched for convenience but at a significant PSF premium with a ticking lease clock. The Tre Ver (729 units, 99-year, S$1,919 psf) sits along the Kallang River with scenic views but requires a longer walk to MRT. Bartley Ridge (868 units, 99-year, S$1,703 psf) is the most affordable large leasehold option but lacks the transit proximity of Leicester Lodge.
Against this backdrop, Leicester Lodge’s freehold status and 260m MRT proximity create a differentiated position. The PSF gap — approximately S$1,431 vs S$1,703–$2,229 for leasehold peers — means buyers are acquiring permanent land title at a discount to time-limited assets. The trade-off is facilities (none to speak of) and liquidity (very thin).
Buyers weighing Leicester Lodge against One Leicester (another boutique freehold on the same street) should note that One Leicester is smaller still and similarly illiquid. The choice between the two ultimately comes down to unit configuration, floor, and stack orientation rather than any fundamental difference in proposition. Both are freehold, both are within walking distance of Potong Pasir MRT, and both serve the same buyer profile.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LEICESTER LODGE | Freehold | 2003 | 16 | — |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,703 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,142 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
ShiokNest Scores
Our proprietary scoring system evaluates LEICESTER LODGE across multiple dimensions.
What Residents Say
Leicester Lodge’s small unit count means public resident reviews are sparse. The Singapore Expats community directory lists the development, and the general sentiment from District 13 freehold buyers centres on the MRT proximity and quiet neighbourhood character as primary draws. Negative feedback, where present, focuses on the limited on-site amenities and the thin resale market that makes exit timing uncertain.
The Potong Pasir neighbourhood has a well-documented community identity — a mix of heritage HDB residents, upgraders, and younger professionals drawn by the NEL connectivity and relative affordability versus Districts 9–11. The street character of Leicester Road itself — low-rise, tree-lined, with minimal through traffic — provides a degree of urban calm unusual this close to an MRT station. Residents of similar boutique freehold buildings in the area consistently cite the quiet streetscape as one of the most underrated quality-of-life factors in the decision.
“Very convenient location, a short walk to Potong Pasir MRT. Quiet street with minimal traffic. Good for a couple or small family looking for a freehold property without the noise of a large development.”
— Paraphrased from Singapore Expats community sentiment
Strengths & Weaknesses
- Freehold tenure — rare in a district dominated by 99-year leasehold launches
- Exceptional MRT proximity — 260m walk to Potong Pasir MRT (North-East Line)
- PSF discount vs leasehold comparables (S$1,431 vs S$1,703–$2,229 psf)
- Quiet, low-traffic residential street with strong neighbourhood character
- Dual expressway access — CTE and PIE within 5 minutes by car
- Walkability score 83/100 — high for a non-central location
- Consistent rental demand from MRT-proximate tenant base
- Boutique scale — 16 units means no crowded lifts or pool-booking queues
- Second MRT line (TEL at Woodleigh, ~1.08km) adds network optionality
- Minimal on-site facilities — no confirmed pool, gym limited or absent
- Very thin resale liquidity — only 2 recorded sales, can take time to exit
- No investment score on record — insufficient transaction data
- Small MCST pool (16 units) can mean higher per-unit maintenance fees
- Limited transaction history makes price discovery difficult for sellers
- Older development (2003 TOP) — may need renovation spend on fittings
- Gross yield ~2.5% is moderate, not high-yield for investors
- Stamford Primary at 0.83km is the only school within easy P1 radius
- No large commercial mall within walking distance (nearest is NEX, 2 MRT stops)
Verdict
Leicester Lodge is a niche proposition that suits a specific buyer profile very well. If you are a freehold purist, value MRT proximity above large-development fanfare, and are comfortable holding a boutique asset with thin resale liquidity, this development delivers genuine scarcity value at a District 13 price point.
The freehold tenure is not merely a sentimental preference — it is a structural differentiator in a district where every major new launch (Woodleigh Residences, The Tre Ver, Bartley Ridge, Park Colonial, The Poiz Residences) is on a 99-year clock. Those developments ask S$1,703–$2,229 psf. Leicester Lodge’s last transacted PSF of approximately S$1,431 psf represents a 16–36% discount for a freehold asset with better MRT access than most of its leasehold peers. That is a gap that tends to close over time as lease decay compounds on nearby stock.
The cautions are real. The facilities are sparse. The 16-unit size creates concentration risk in the management corporation and liquidity risk on resale. The rental yield of ~2.5% is not compelling on its own. And the unit sizing needs direct verification — published floor plans for boutique developments this age are not always current or accurate. These are solvable concerns for a buyer doing proper due diligence, not dealbreakers.
For owner-occupiers who want a quiet, well-located freehold pied-à-terre within walking distance of an MRT interchange, Leicester Lodge punches above its modest profile. For investors, the thesis requires patience and a long holding horizon — but the fundamentals are solid.