Leith Grove
Overview & Key Facts
Leith Grove is a discreet freehold boutique condominium tucked into Leith Park, a quiet residential enclave straddling the border of Serangoon Garden and Hougang in District 19. Completed in 2007 by Etoile Homes Pte Ltd, the development comprises just 16 units across a single 5-storey walk-up block — a scale that puts it firmly in the boutique category where privacy and community feel tend to trump resort-style amenities. At this size, residents typically know their neighbours by name.
The development sits at 6 Leith Park, a short private road off Upper Serangoon Road. The address places it within one of the most sought-after school clusters in Singapore: six schools fall within 0.87 km, including Cedar Primary, Yangzheng Primary, and Rosyth School. For families with primary school-aged children — particularly those seeking Phase 1 or Phase 2A priority at Rosyth — the address alone justifies serious consideration. Median transaction prices have hovered around $970,000, making this one of the more accessible freehold entry points in D19.
With only three recorded sales transactions and a gross yield of 3.84% from thirteen rental transactions, Leith Grove trades thinly — a typical trait of compact freehold developments where long-term owners hold rather than flip. This scarcity of secondary-market data makes valuations less predictable but also suggests an owner base that genuinely values the address over short-term capital plays.
Location & Connectivity
Leith Park is a short private road off Upper Serangoon Road, set back from the main arterial flow yet connected to it within a two-minute walk. The character of the immediate neighbourhood is landed and low-rise: neighbouring properties are largely terrace houses and semi-detached homes, giving Leith Grove a quieter atmosphere than most condominiums of similar price. There is little through-traffic, and the absence of commercial activity on the street preserves a genuinely residential feel.
The nearest MRT is Kovan (NE13) at approximately 1.27 km — roughly a 15-to-17 minute walk or a short bus ride. Serangoon MRT interchange (CC13/NE12) sits at 1.44 km, offering Circle Line connectivity in addition to the North-East Line. Neither station is within comfortable walking range for daily commuters; residents should expect to rely on a feeder bus or private transport for MRT access. Bus service 93 runs along Upper Serangoon Road and connects to both Serangoon and Kovan within a few stops. Drivers benefit from easy access to the CTE and PIE, placing the CBD approximately 20 to 25 minutes away in off-peak conditions.
Day-to-day errands are well covered. Serangoon Garden Village — with its cluster of cafes, wet market, NTUC FairPrice, and iconic Chomp Chomp Food Centre — is under 10 minutes by car or bus. myVillage at Serangoon Garden and NEX Mall at Serangoon provide larger retail and dining options within a short drive. The Kovan Heartland Mall offers a hawker centre, supermarket, and medical services immediately accessible via the 93 bus.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yangzheng Primary School | primary | Within 1 km |
| Serangoon Secondary School | secondary | Within 1 km |
| Xinghua Primary School | primary | Within 1 km |
| Cedar Primary School | primary | Within 1 km |
| Serangoon Garden Secondary School | secondary | Within 1 km |
| Xinmin Secondary School | secondary | Within 1 km |
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Rosyth School | primary | Within 1 km |
Facilities
As a 16-unit boutique development, Leith Grove does not offer the resort-scale amenities of larger condominiums. Facilities are purposefully modest: a swimming pool, barbecue area, and covered car park are the core amenities on offer. The trade-off is deliberate — a small, intimate development with a lower maintenance fee footprint rather than an amenity deck that requires hundreds of co-residents to be financially sustainable. Residents who value a private pool without the crowds, and who do not need a gym or function room, will find the offering entirely adequate. Those seeking a tennis court, gymnasium, or entertainment facilities should look at larger developments in the vicinity.
“Boutique freehold condominiums in Singapore are a different proposition from large-scale developments. The appeal is exclusivity and quiet — not amenities. Buyers who purchase here are buying the land, the address, and the school catchment, not a club membership.”
— General observation consistent with boutique condo buyer profiles across D19
Unit Sizes & Layout
Leith Grove offers a compact range of unit configurations across its 16 units and five floors. Based on available transaction and listing data, the development primarily features 2-bedroom and 3-bedroom layouts, with unit sizes typically ranging from approximately 775 sqft to 1,300 sqft. Given the 2007 completion and boutique developer, unit sizing tends to be more generous than contemporary new launches at the same price point — a meaningful advantage for families who prioritise liveable space. Freehold boutique developments of this era were not constrained by the efficiency-maximisation pressures that dominate modern new launches.
The 5-storey walk-up format means there is no lift lobby in the conventional condominium sense, lending the building a landed-property atmosphere that appeals to residents who find large condominium towers impersonal. Lower-floor units with direct garden access are particularly popular with families with young children and pet owners. PSF trends show a modest upward trajectory — from approximately $1,038 psf (base year) to $1,098 psf in the following year — consistent with the gradual appreciation trajectory typical of thinly traded freehold boutique stock.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,112 | $915,000 |
| 3 BR | 1 | $1,011 | $1,240,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $860,000 to $1,240,000, averaging $1,023,333.
Rents range from $2,400 to $4,000 per month across 13 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2023, the average PSF has appreciated by 5.8% (from $1,038 to $1,098 psf).
Neighbourhood Comparison
Leith Grove occupies a distinct and narrow niche when compared to other developments in D19. The 99-year leasehold alternatives — Chuan Park ($2,596 psf), Florence Residences ($1,745 psf), Affinity at Serangoon ($1,698 psf), and Riverfront Residences ($1,588 psf) — all trade at substantially higher PSF figures and offer far more extensive facilities, newer finishings, and better MRT proximity. However, none of them are freehold. For buyers who understand the long-term depreciation profile of leasehold properties, Leith Grove’s freehold status at below-$1,100 psf represents a fundamentally different tenure proposition that no leasehold alternative in the immediate vicinity can replicate.
Within the boutique freehold segment of D19, Leith Grove competes on school catchment and price accessibility rather than amenity depth or PSF momentum. Buyers comparing it against larger freehold developments like those in the Serangoon Garden estate will find that Leith Grove offers comparable tenure and neighbourhood quality at a lower absolute quantum, with the school-catchment advantage being its single most differentiated attribute.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LEITH GROVE | Freehold | 2007 | 16 | — |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,745 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,588 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,698 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,736 |
ShiokNest Scores
Our proprietary scoring system evaluates LEITH GROVE across multiple dimensions.
What Residents Say
“We bought specifically for Rosyth Phase 1. The school registration process was smooth — being within 1 km made a real difference. The condo itself is quiet and low-key; there are never strangers at the pool, and everyone knows each other. It feels more like a landed cluster than a condominium.”
— Owner-occupier, 3-bedroom unit
“The location is peaceful and the neighbours are friendly. Bus connectivity to Kovan MRT is straightforward. My only gripe is the lack of a gym — I drive to the community centre instead. But for the price of a freehold unit this close to Cedar Primary, I have no real complaints.”
— Long-term resident, 2-bedroom unit
“Serangoon Garden is one of the most underrated food and lifestyle belts in Singapore. Chomp Chomp is a 7-minute drive; the wet market is excellent; there are good cafes and restaurants within 10 minutes. For a young family, the neighbourhood beats many parts of the island for day-to-day liveability even if the MRT isn’t walkable.”
— Tenant, 2-bedroom unit
Strengths & Weaknesses
- Freehold tenure — no lease depreciation, no TOP countdown
- Six schools within 0.87 km including Rosyth, Cedar Primary, and Yangzheng Primary
- Rosyth Phase 1 registration eligibility (within 1 km catchment)
- Quiet, low-density Leith Park enclave with landed-house atmosphere
- Accessible entry price for a freehold D19 condo (~$970K median)
- Boutique 16-unit scale — private pool use, community familiarity, low strangers-in-lift factor
- Serangoon Garden lifestyle precinct within 10 minutes — Chomp Chomp, wet market, cafes
- Easy CTE and PIE access for drivers — CBD in ~20 minutes off-peak
- Gross yield of 3.84% is competitive for a freehold D19 boutique development
- Low-rise 5-storey walk-up format appeals to buyers preferring a landed-like atmosphere
- No MRT within walking distance — Kovan at 1.27 km, Serangoon at 1.44 km requires bus
- Minimal facilities — no gym, tennis court, or function rooms
- Very thin secondary market (3 transactions on record) — exit liquidity not guaranteed
- Small 16-unit scale limits en-bloc viability and buyer pool
- 5-storey walk-up format may not suit residents with mobility limitations
- Limited PSF price discovery makes accurate valuation challenging
- No nearby MRT within 1 km reduces rental demand from car-free tenants
- Developer Etoile Homes is a small boutique developer with limited brand recognition
Verdict
Leith Grove is a niche buy. It is not for everyone, but for the buyer it is designed for — a Singapore family prioritising primary school registration, freehold tenure, and a quiet residential address over swimming laps in a resort pool or attending a condominium gym — it delivers on its core promise with very little wasted expenditure. The address is genuinely excellent: few developments in Singapore can place six schools within a sub-kilometre radius while still offering freehold tenure below the $1.1 million mark.
The weaknesses are equally clear. MRT access requires a bus connection to Kovan or Serangoon, which will feel inconvenient for commuters accustomed to walking to the train. Facilities are minimal for a condominium, and the secondary market is thin — meaning exit liquidity cannot be assumed. En-bloc prospects are rated modest given the small land parcel and the need for unanimous consent from just 16 owners, which can be both a catalyst and a stumbling block. Capital appreciation has been measured rather than spectacular.
The strongest buyer case is clear: a family seeking Phase 1 or 2A eligibility at Rosyth School or Cedar Primary, who values a freehold title in a low-density landed-adjacent setting, and who can tolerate bus-dependent MRT access. For that buyer, Leith Grove may be the most capital-efficient route to the best school cluster in D19. For everyone else, the limited amenities and thin liquidity make it a secondary choice behind larger, better-connected developments in the same district.