Leonie Suites
Overview & Key Facts
Leonie Suites is a 32-storey boutique condominium at 21 Leonie Hill in District 9, developed by Guoco Land Pte Ltd and completed in 2006. The development occupies a compact 2,555 sqm land parcel and comprises just 97 units across a single slender tower — four apartments per floor — on a 99-year leasehold commencing July 2002 (approximately 76 years remaining as of 2026). With a gross floor area of 7,155 sqm, this is unambiguously a boutique CCR proposition: intimate in scale, restrained in facilities, but extraordinarily well-positioned for residents who derive their quality of life from the neighbourhood rather than the compound.
The headline metrics make the investment case immediately legible. At an average transacted PSF of S$1,978 over the past twelve months, Leonie Suites sits at a 27–38% discount to new-launch neighbours on the same 99-year leasehold tenure: Irwell Hill Residences at S$2,726 psf, River Green at S$3,134 psf, and Kopar at Newton at S$2,512 psf. The freehold Avenir commands S$3,190 psf. Buyers are not paying a discount because the location is inferior — they are paying a discount because the lease clock has consumed 24 years. The remaining 76 years is more than sufficient for CPF usage and full bank financing (both require only 30+ years remaining), but it does create a structural ceiling on exit pricing as the development approaches its 50th year.
The ShiokNest walkability score of 91/100 is the figure that defines this property. Very few Singapore condominiums — in any district — score in the low 90s. It reflects a genuine on-the-ground reality: residents can walk to two TEL stations (Great World and Orchard Boulevard), the Orchard interchange, Somerset, and Great World City mall without breaking a sweat, and can reach Orchard Road’s main retail spine in under 10 minutes. The 162 rental transactions at an average of S$4,480 per month and a gross yield of 2.83% — respectable for D9 CCR — confirm that the tenant pool has already voted on this location with their wallets.
Location & Connectivity
Leonie Hill occupies a quiet residential ridge between Orchard Road and the Singapore River, insulated from both by a generous buffer of greenery and low-rise bungalow plots. The street itself is overwhelmingly residential — a mix of boutique condominiums, landed properties, and embassies — which keeps traffic noise to a minimum despite the proximity to one of Asia’s most commercially dense corridors. The result is a genuinely rare combination: inner-city calm within walking distance of everything.
The MRT connectivity at Leonie Suites is the development’s single strongest objective advantage, and it is exceptional by any metric. Four stations across three lines sit within 800 metres:
- Great World MRT (TE15, Thomson–East Coast Line) — approximately 440 m — direct non-stop access to Gardens by the Bay, Marina Bay Financial Centre, and Woodlands North. Adjacent to Great World City mall with Cold Storage, cinemas, and over 200 F&B and retail outlets.
- Orchard Boulevard MRT (TE14, Thomson–East Coast Line) — approximately 460 m — second TEL option, embedded within the Orchard Road precinct and directly below the Hilton and Orchard Boulevard luxury corridor.
- Orchard MRT (NS22/CC19, North–South and Circle Lines) — approximately 610 m — double-line interchange connecting to Bishan, Dhoby Ghaut, and the full CC ring. The most strategically central interchange on the island for reaching cross-town destinations.
- Somerset MRT (NS23, North–South Line) — approximately 790 m — gateway to the youth lifestyle precinct, Somerset 313, and Killiney Road’s café row.
Two separate TEL stations within 500 metres is a connectivity profile that almost no Singapore address can match. The TEL’s direct routing to Marina Bay Financial Centre (two stops from Great World) makes this especially valuable for financial-sector professionals — a core segment of the CCR rental and purchase market. No transfer, no bus, just a sub-10-minute ride to one of the island’s most important commercial nodes.
For daily errands, the options are equally strong. Great World City — home to Cold Storage, BHG, Golden Village cinemas, and dozens of restaurants and cafés — is under 500 metres. Orchard Road’s full complement of ION Orchard, Takashimaya / Ngee Ann City, Paragon, and Orchard Central is a 10-minute stroll. Killiney Road, with its famous kaya toast institutions and a growing café scene, runs parallel to Leonie Hill just two streets over. Tanglin Mall and the American Club are within 10 minutes on foot for residents needing international grocery brands or club facilities.
For drivers, the CTE (Central Expressway) on-ramp via Killiney Road gives direct access to the CBD in under 10 minutes outside peak hours, and to Changi Airport in approximately 25 minutes. The absence of a car, however, is genuinely viable here in a way that it is not for most Singapore addresses — and that matters materially both for household economics and for the breadth of the buyer and tenant pool.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| 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 |
Facilities
Leonie Suites offers an honest, functional set of facilities appropriate to its 97-unit boutique scale — without the resort-grade overreach that inflates maintenance fees at larger developments. The compound includes a swimming pool and wading pool, gymnasium, BBQ area with covered pavilion, 24-hour security, and a covered car park. The standout amenity is the sky terrace garden on the 24th floor: an elevated outdoor space with panoramic views over the Orchard Road skyline and the greenery of the Singapore Botanic Gardens ridge, used by residents for reading, evening gatherings, and informal events. At this height, the terrace captures prevailing south-westerly breezes reliably — a meaningful comfort advantage in Singapore’s climate.
Resident feedback across platforms consistently notes that facilities are well-maintained and uncrowded — a direct function of the low unit count. The pool, in particular, is frequently described as being “often quite empty and quiet,” which is a genuine advantage over the 300+ unit developments where peak-hour pool queues are a real irritant. The gym is small but serviceable for a solo or couples lifestyle; residents with more demanding fitness requirements can easily walk to Fitness First Orchard or Virgin Active Great World City.
The single-tower configuration with just four units per floor creates a strong community character. Neighbours tend to know one another; the lobby is quiet; lifts do not require timed sharing during peak hours. For residents who value privacy and a low-traffic common environment over leisure infrastructure breadth, this is a feature rather than a deficiency.
Unit Sizes & Layout
Leonie Suites offers a compact unit mix: studio units of 689 sqft, two-bedroom units ranging from 926 to 990 sqft, and penthouses from 1,313 to 3,584 sqft. The four-per-floor layout means every unit — from the smallest studio to the largest penthouse — benefits from a clear dual-aspect orientation and genuine cross-ventilation potential. At 32 storeys, upper-floor units command progressively elevated views: the Orchard Road skyline to the north, the Singapore Botanic Gardens greenery to the west, and the CBD cluster to the south-east.
The studio at 689 sqft is one of the more generous single-bedroom footprints in CCR new-build history — a useful contrast to today’s 400–500 sqft new-launch studios asking 40%+ more per square foot. The well-integrated kitchen noted in the original project brief is a consistent feature across unit types, with the layout structured for livability rather than simply maximising saleable area. SRX listing data shows current asking prices from S$1.88 million for 2-bedroom units, reflecting buyer confidence in the Leonie Hill micro-location despite the lease position.
The penthouse tier (1,313–3,584 sqft) represents genuine differentiation: sky-level units in a 32-storey CCR tower, with private elevated outdoor space and unobstructed views, at PSF levels that compare very favourably to equivalent-height units in newer launches. Buyers at this tier are trading square footage and view quality for lease tenure, and the maths can work compellingly for those with a defined 10–15 year horizon.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,732 | $1,193,138 |
| 2 BR | 19 | $1,907 | $1,777,316 |
| 3 BR | 1 | $1,767 | $1,750,000 |
Pricing & Market Position
Based on 25 recorded transactions, sale prices range from $1,080,000 to $1,910,000, averaging $1,659,388 (~$1,985 psf).
Rents range from $2,600 to $6,500 per month across 168 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 5.8% (from $1,813 to $1,917 psf).
Neighbourhood Comparison
The competitive set for Leonie Suites is best framed not as other boutique CCR towers but as the question every buyer in this price range is implicitly asking: how much am I paying for the Leonie Hill address versus a fresher lease elsewhere?
Irwell Hill Residences (99yr, CCR, ~S$2,726 psf) is the clearest apples-to-apples comparison — same leasehold tenure, same CCR segment, slightly different micro-location (River Valley Road versus Leonie Hill). Irwell Hill commands a 38% PSF premium with a 2024 TOP and approximately 98 years remaining on its lease. For a buyer with a 20–30 year horizon who prioritises a long lease runway, that premium has a rational basis. EdgeProp data shows Irwell Hill averaging S$3,800–4,500/month rental, versus Leonie Suites’ S$4,480 average — suggesting Leonie Suites’ superior walkability and MRT density is already being captured in rental pricing despite the lease gap.
Kopar at Newton (99yr, CCR/CCR border, ~S$2,512 psf) offers a fresher lease and Novena/Newton MRT access. The 27% PSF premium over Leonie Suites reflects lease advantage but comes with a different neighbourhood character — medical belt rather than lifestyle Orchard. For tenants in healthcare or education, Kopar may outperform on rental; for finance and tech tenants who value the TEL routing, Leonie Suites’ S$4,480 average rent is competitive.
The Avenir (freehold, ~S$3,190 psf) is the tenure comparison. The 61% PSF premium over Leonie Suites quantifies what the market pays for perpetual ownership versus a 76-year remaining lease. On a pure NPV basis, for hold periods under 20 years, Leonie Suites’ price gap versus The Avenir arguably overcompensates for the lease differential — but freehold status also carries option value (en-bloc, inter-generational transfer) that does not translate cleanly into PSF arithmetic.
River Green (99yr, ~S$3,134 psf) is the most aggressive data point. At a 58% premium over Leonie Suites on the same leasehold tenure, River Green’s pricing reflects the new-launch premium, fresh lease, and Great World riverfront positioning. For investors making a yield-per-dollar calculation, Leonie Suites’ 2.83% gross yield on a S$1.78M median price stacks up better than River Green’s projected yield on a S$2.5M+ entry cost, all else equal.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LEONIE SUITES | 99 yrs lease commencing from 2002 | — | 97 | $1,985 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
ShiokNest Scores
Our proprietary scoring system evaluates LEONIE SUITES across multiple dimensions.
What Residents Say
“Great location — walking distance to Great World MRT, Robertson Quay, and Takashimaya Orchard for groceries and cafés. Facilities are very well maintained, especially the pool, which is most of the time quite empty and quiet. Mainly singles and couples living here.”
— Resident review via 99.co
“The location is unbeatable — you can literally walk to Orchard or Great World City for anything. The sky terrace on the 24th floor has amazing views and is a real hidden gem of the development. Quiet building, never crowded.”
— Resident review via EdgeProp
“Small compound but I don’t mind because the whole neighbourhood is my facility. MRT is under 10 minutes walk in three directions. Food at Killiney Road, Great World City, or Orchard — you never need to cook if you don’t want to.”
— Resident review via PropertyGuru
The resident sentiment pattern is unusually consistent: virtually every review leads with the location and MRT access, rates facilities as adequate-but-not-lavish, and highlights the uncrowded, low-key character of the development. The demographic skews toward working professionals — singles and couples rather than families with children — which aligns with the unit mix (studio and 2-bedroom dominant) and the tenant profile (expatriate finance and legal professionals drawn to the TEL’s direct MBFC routing).
A recurring minor note is that the gym is compact and the overall facilities would not satisfy residents expecting a resort-lifestyle condo experience. This is not a complaint about quality — the maintenance standards are consistently praised — but about scale. Residents who buy here understanding the proposition (neighbourhood-first, compound-second) are uniformly satisfied. Those who arrive expecting The Sail or One Holland Village’s facilities deck tend to recalibrate expectations within the first month.
Strengths & Weaknesses
- Walkability score 91/100 — among the highest of any Singapore private condo
- Two TEL stations (Great World + Orchard Blvd) within 500m — direct to MBFC, no transfer
- Four MRT stations across three lines within 800m (TEL, NS, CC)
- S$1,978 psf average — 27–38% below new-launch CCR neighbours on same leasehold tenure
- 76 years remaining lease — CPF fully usable, bank financing fully available
- Boutique 97-unit tower — pool, gym, and common areas rarely crowded
- Sky terrace garden on 24th floor with panoramic Orchard and Botanic Gardens views
- Studios from 689 sqft — generous floor area vs contemporary new-launch equivalents
- Only 4 units per floor — private, low-traffic lift lobbies and quiet common corridors
- Walking distance to Great World City, Orchard Road, Killiney Road, and Fort Canning Park
- Gross yield 2.83% — competitive for D9 CCR; strong expat tenant demand for TEL-direct MBFC routing
- Strong 5-year PSF trend: +15.2% from $1,708 to $1,968 peak (minor 2024 consolidation)
- 99-year lease from 2002 — will cross 60-year threshold in 2042 (tighter financing for future buyers)
- Facilities modest for CCR price point — no tennis court, no multiple pools, no function rooms
- Small gym — residents with serious fitness routines will use external gyms
- 97 units with limited strata community scale — management decisions can be less responsive than larger MCST
- No primary school within 1 km for P1 priority balloting — not suited to young families
- Investment score 69 — moderate; lease attrition caps long-run capital appreciation potential
- 2024 PSF consolidation ($1,968 → $1,815) reflects CCR demand softness — exit timing risk in high-rate environment
- No covered walkway to MRT — 440–790m walk fully exposed to tropical weather
- Compact land parcel (2,555 sqm) limits any future en-bloc premium or redevelopment upside
- New launches within 500m commanding 40–60% PSF premiums may signal floor for resale ceiling
Verdict
Leonie Suites makes the most direct case for a simple investment thesis: you are buying one of Singapore’s best urban addresses at a structural discount, and the discount is mechanical rather than locational. The 24 years of lease already consumed — not deteriorating schools, not declining neighbourhood prestige, not inferior transport — is the sole reason Leonie Suites prices S$700–S$1,200 psf below its neighbours. For a buyer with a defined 10–15 year holding horizon and CPF/financing fully intact (which it is, at 76 years remaining), the arithmetic is worth interrogating carefully.
The walkability score of 91/100 is not a rounding artefact — it reflects the lived reality that a car is genuinely optional here in a way that it is not for 90% of Singapore private residential addresses. Two TEL stations within 500 metres and the Orchard interchange within 610 metres means the entire transit network is accessible without a bus or a wait. Great World City is a 5-minute walk. Killiney Road is 8 minutes. Orchard Road is 10. For the urban-lifestyle-oriented buyer or tenant who has lived in car-dependent suburbs and wants a different life, Leonie Suites delivers this at the lowest entry cost in the D9 leasehold stack.
The PSF appreciation trend tells a nuanced story: S$1,708 in year one, S$1,887 in year two, S$1,930 in year three, S$1,968 in year four, then a modest pullback to S$1,815 in year five. The 2024 consolidation reflects broader CCR caution in a high-interest-rate environment rather than property-specific deterioration — a pattern seen across the segment. The long-run directional trend (15.2% appreciation from year-one base) is credible for an asset at this location.
The key question is always: what happens at exit? With approximately 52 years remaining at a 10-year hold horizon, the development will have crossed below the 60-year threshold that begins to structurally compress buyer financing options (banks tighten LTV as lease shortens). This is the precise risk that the current S$700–S$1,200 psf discount is pricing in. Buyers who understand this, underwrite accordingly, and are buying for own-stay or a defined medium-term income return will find the proposition compelling. Buyers expecting to harvest appreciation comparable to freehold CCR assets over a 20-year hold should look elsewhere.