District 09 · River Valley · CCR
Leonie Gardens
Leonie Hill · Condominium · 99 yrs lease commencing from 1990
Current PSF
$1,747
-24.1% vs district median
Gross yield
2.6%
median rent $9,000/mo
3-year gain
2.1%
Transactions · 5y
20
5 in last 12 months
Nearest MRT
Orchard Mrt Station · 561.708m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential49 / 100
36 years old · composite of plot use, age, tenure, value gap & size
Lease decay63 years left
worth 81.8%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 601m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 601m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.4km
Food
Zion Riverside Food Centre · 699m
Green
Orchard Fountain Corner · 647m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 481m
Health
Mount Elizabeth Hospital (hospital) · 799m
Who lives in River Valley
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
10,070
Median age
42 yrs
45% under 40 · getting older
Children 0–9
1,060
▲ 13% since 2015 · future P1 demand
Household size
3.2 avg
Homes
0% HDB
92% condo · 7% landed
Degree holders
74%
residents 15+
Commute
36% transit
35% drive
45 min+ to work
7%
Master Plan 2025614m from Paterson / Orchard - ~1,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,775 psf - 0% above units on floors 1–5 ($1,771 psf).
Price trend average PSF by year
2021
$1,758
2022
$1,904
+8.3%
2023
$1,702
-10.6%
2024
$1,745
+2.5%
2025
$1,737
-0.5%
2026
$1,737
+0%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $7,700/mo | $4.40 | 3.0% | 93 |
| 4BR | $8,800/mo | $3.45 | 2.4% | 97 |
| 5BR | $12,500/mo | - | - | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $4,200,000 | 2,540 | $1,653 | 06-10 |
| May 2026 | $3,210,000 | 1,733 | $1,852 | 01-05 |
| Mar 2026 | $4,200,000 | 2,540 | $1,653 | 11-15 |
| Mar 2026 | $3,100,000 | 1,733 | $1,789 | 01-05 |
| Dec 2025 | $3,100,000 | 1,733 | $1,789 | 11-15 |
| Jul 2025 | $4,150,000 | 2,540 | $1,634 | 01-05 |
| Jul 2025 | $3,160,000 | 1,733 | $1,823 | 11-15 |
| Jun 2025 | $3,000,000 | 1,733 | $1,731 | 01-05 |
| Apr 2025 | $6,300,000 | 3,617 | $1,742 | 16-20 |
| Mar 2025 | $4,200,000 | 2,540 | $1,653 | 16-20 |
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