Leville Isuites
Overview & Key Facts
LeVille iSuites sits on Ceylon Road in the heart of Katong, District 15 — one of Singapore’s most cherished heritage neighbourhoods. Developed by I @ East Pte Ltd and completed in 2016, it is a compact boutique development of just 42 units, occupying a slender site that belies the address’s prestige. The “iSuites” branding hints at the development’s intent: a curated mix of compact and mid-sized units designed with an investor and yield-focused buyer firmly in mind.
At 42 units, LeVille iSuites is small enough that most residents know each other by sight. The freehold tenure — unusual for D15 at this price point — is the headline asset. A freehold title on Ceylon Road, within walking distance of CHIJ (Katong) Primary, Canadian International School, and the Marine Parade TEL station, is a rare combination in any market cycle. The development sits comfortably in the RCR (Rest of Central Region), giving it a credible mid-market rental story without the CCR price premium.
The property’s rental data tells the real story: 89 rental transactions against only 6 resale records confirm that LeVille iSuites functions predominantly as a landlord asset. Buyers here are overwhelmingly investors holding for yield — and the Katong address, school cluster, and TEL connectivity give those investors genuine letting power.
Location & Connectivity
Ceylon Road sits in the geographical centre of the Katong-Joo Chiat belt, and LeVille iSuites benefits from that positioning on every axis. Marine Parade MRT (TEL) is 0.48 km away — a genuinely walkable distance that puts the Thomson-East Coast Line at residents’ doorstep. From Marine Parade TEL, Gardens by the Bay East, Marina Bay, and Orchard are all direct or one-transfer journeys, fundamentally improving the connectivity story for a D15 address that historically relied on buses.
For drivers, the East Coast Parkway (ECP) is accessible in minutes, making the CBD a 15–20-minute commute in off-peak conditions. Paya Lebar interchange, Tampines, and Changi Airport are straightforward via the PIE. The neighbourhood is also well served by the 12, 14, 16, and 32 bus routes along East Coast Road and Marine Parade Road, offering layered connectivity for non-drivers.
The lifestyle radius is exceptional. East Coast Park and the beach are a short drive or cycle away. The Katong retail belt — Katong Shopping Centre, i12 Katong, Parkway Parade, Siglap Centre — provides every level of retail and F&B within 1–2 km. Joo Chiat’s Peranakan shophouses, Katong Laksa, and Chin Mee Chin Confectionery define the food culture that draws both expats and locals to this corridor. D15 consistently ranks among Singapore’s most liveable residential districts precisely because of this confluence of heritage, food, beach, and urban connectivity.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
Facilities
At 42 units, LeVille iSuites cannot match the amenity breadth of a mega-development — nor does it pretend to. What it offers is a tidy, well-maintained boutique facility set appropriate for its scale: a swimming pool, gymnasium, and rooftop terrace. For a 2016-vintage boutique, these are modern-specification finishes rather than afterthoughts, and the maintenance quality benefits from a smaller resident community where upkeep is easier to sustain. The rooftop space, in particular, is a relatively unusual amenity for a development of this size and provides a meaningful common area that larger-block boutiques of the same era often lack.
“Small development, so facilities don’t get overcrowded. The pool is always usable and the gym is well-equipped for its size. What you lose in scale you gain in exclusivity.”
— Resident review via EdgeProp, 2024
Buyers comparing LeVille iSuites to older D15 boutiques (pre-2010) will notice the upgrade in specification: tiling quality, pool filtration, and gym equipment reflect 2016 build standards rather than early-2000s norms. The caveat, as with all sub-50-unit developments, is maintenance fee sustainability over the longer term — a smaller MCST pool means each unit bears a higher relative share of sinking fund and major works costs.
Unit Sizes & Layout
The “iSuites” naming signals the development’s unit mix philosophy. LeVille iSuites combines compact studio-style and one-bedroom configurations alongside larger two- and three-bedroom units, giving it a broad rental appeal across different tenant profiles — from single expat professionals drawn to the Katong lifestyle to small families requiring a second bedroom. The 2016 build date means unit layouts reflect contemporary open-kitchen and efficient-corridor planning rather than the boxier configurations common in early-2000s boutiques. Smaller unit types in particular benefit from thoughtful space planning that maximises liveable floor area within compact footprints.
One practical note for prospective buyers: with only 42 units, secondary market liquidity is limited. The 6 recorded resale transactions reflect genuine scarcity of available stock, not lack of demand. Stack orientation on a small site like Ceylon Road means limited choice, and buyers should verify specific unit levels and outlook orientations carefully before committing — upper floors with unobstructed views toward the Katong conservation streetscape or open sky are meaningfully more desirable than lower levels facing party walls.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $1,853 | $738,000 |
| 3 BR | 5 | $1,615 | $1,828,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $738,000 to $2,080,000, averaging $1,646,333 (~$1,754 psf).
Rents range from $1,650 to $4,900 per month across 89 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 7.3% (from $1,635 to $1,754 psf).
Neighbourhood Comparison
The competitive landscape in D15 as of 2026 is dominated by the new-launch trio of Grand Dunman (S$2,537 PSF, 99-year, 1,008 units), Emerald of Katong (S$2,640 PSF, 99-year, 846 units), and The Continuum (S$2,790 PSF, freehold, 816 units). Against these benchmarks, LeVille iSuites at S$1,754 PSF freehold offers a 30–37% PSF discount for a comparable tenure class — a differential that is difficult to dismiss. Amber Park (S$2,540 PSF, freehold, 592 units) is the most direct tenure-class competitor, but at a 45% PSF premium over LeVille iSuites for a significantly larger development with commensurately broader facilities.
The honest trade-off is scale and freshness: Grand Dunman and Emerald of Katong are brand-new large-format developments with full facility suites, fresh 99-year leases, and new-build finishes. LeVille iSuites is a 9-year-old boutique with a pool and gym. Buyers choosing LeVille iSuites are explicitly prioritising freehold tenure, the Ceylon Road micro-location, and the school cluster over new-build specifications — and accepting boutique facilities as the cost of that choice. For investors with a 10+ year hold view, that calculus favours the freehold boutique. PropertyLimBrothers’ analysis of D15 freehold boutiques consistently notes that scarcity premium widens as the new-launch cycle matures and buyers re-discover existing stock.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LEVILLE ISUITES | Freehold | 2016 | 42 | $1,754 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates LEVILLE ISUITES across multiple dimensions.
What Residents Say
“Ceylon Road is the best address in Katong. Walking to Marine Parade MRT in under 10 minutes changed everything about the commute. And the school choices around here for my kids are unreal.”
— Owner-resident review via PropertyGuru, 2025
“Good investment choice. Tenant turnover is low because people love living in Katong. The unit sizes are practical and the freehold title is why I bought it — not looking to sell anytime soon.”
— Landlord review via EdgeProp, 2024
“Facilities are basic for the PSF you pay. Pool and gym only — don’t expect anything more. But I didn’t buy it for the gym; I bought it for the location and the lease. That part delivers completely.”
— Resident review via 99.co, 2024
The sentiment across platforms is consistent: residents and landlords alike chose LeVille iSuites for its postcode, tenure, and connectivity — not its facilities. Those who went in with clear expectations report high satisfaction; buyers who expected boutique-plus-resort amenities at this price point have felt the trade-off more acutely. For a development of 42 units, the absence of negative community management feedback is itself a signal: small MCSTs either run very smoothly or very contentiously, and LeVille iSuites appears firmly in the former camp.
Strengths & Weaknesses
- Freehold tenure — permanent land title in the heart of Katong
- Marine Parade MRT (TEL) at 0.48 km — genuinely walkable
- CHIJ (Katong) Primary 0.25 km — near-doorstep P1 balloting distance
- Exceptional school cluster: 7 schools within 1 km including Canadian International
- S$1,754 PSF vs new-launch D15 comparables at S$2,537–$2,790 (30–37% discount)
- Strong rental demand — 89 rental transactions confirming active tenant market
- Ceylon Road address — quintessential Katong lifestyle, F&B, heritage, and beachfront
- Boutique 42-unit exclusivity — minimal competition for facilities, lower noise
- East Coast Parkway (ECP) access — CBD in 15–20 min, Changi under 20 min
- Modern 2016 build — superior specifications to older D15 boutiques at comparable PSF
- Minimal facilities — pool and gym only; no tennis court, function rooms, or clubhouse
- Low resale liquidity — only 6 transactions on record; secondary market exits can take time
- Gross yield 2.03% — below what yield-focused investors expect; freehold premium priced in
- Small MCST (42 units) — higher per-unit share of sinking fund and major maintenance costs
- Limited unit mix transparency — stack selection constrained on a small, narrow site
- ShiokNest Investment Score 43/100 — below average for pure yield/appreciation metrics
- No covered parking or visitor parking abundance typical of smaller land parcels
- Katong area road congestion during peak hours on Marine Parade Road and East Coast Road
Verdict
LeVille iSuites is best understood as a precision instrument rather than an all-rounder. The case for it is highly specific: freehold tenure on Ceylon Road, D15; Marine Parade TEL at 0.48 km; an unmatched school cluster starting 0.25 km from the gate; and a rental market that has absorbed 89 tenancies since completion. At S$1,754 PSF, it is priced meaningfully below the new-launch comparables at Grand Dunman (S$2,537), Emerald of Katong (S$2,640), and The Continuum (S$2,790). For a freehold asset in the same postcode with genuine rental demand, that differential is substantive.
The gross yield of 2.03% will not excite yield hunters benchmarking against suburban or northern D19–D28 assets, but it is a realistic reflection of the D15 freehold premium: you are paying for capital preservation and tenure quality, not short-term income maximisation. The more compelling investment thesis is long-run capital appreciation driven by scarcity — freehold boutiques in Katong are not being built anymore, and the TEL opening has permanently repriced Marine Parade’s connectivity. D15 freehold properties have historically outperformed leasehold equivalents in appreciation over 10+ year holds, and LeVille iSuites sits squarely in that camp.
For families considering own-stay, the school cluster alone justifies serious attention. CHIJ (Katong) Primary at 0.25 km is near-neighbour proximity for P1 home-distance balloting. Canadian International School at 0.31 km caters to the expat or returning-Singaporean buyer. The trade-off is facility breadth: 42 units means a pool and gym, not a tennis court, function rooms, or a club house. Buyers who prioritise lifestyle amenities over location and tenure should shortlist The Continuum or Amber Park instead, accepting the higher PSF. Buyers who prize the address, the schools, the MRT, and the freehold title — and can live with boutique facilities — will find LeVille iSuites difficult to beat at current pricing.