District 09 · River Valley · CCR
Leonie Hill Residences
Leonie Hill Road · Apartment · Freehold
Current PSF
$2,511
+9.1% vs district median
Gross yield
2.6%
median rent $7,550/mo
3-year gain
4.6%
Transactions · 5y
17
2 in last 12 months
Nearest MRT
Orchard Mrt Station · 699.43m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
2%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 467m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 467m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.3km
Food
Zion Riverside Food Centre · 596m
Green
Kim Seng Pk · 549m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 576m
Health
Mount Elizabeth Hospital (hospital) · 900m
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 2025747m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$2,033
2022
$2,248
+10.6%
2023
$2,362
+5.1%
2024
$2,434
+3%
2025
$2,476
+1.7%
2026
$2,470
-0.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $6,200/mo | $5.39 | 2.6% | 47 |
| 3BR | $7,600/mo | $5.24 | 2.5% | 86 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,818,000 | 1,141 | $2,470 | 01-05 |
| Oct 2025 | $3,600,000 | 1,410 | $2,553 | 16-20 |
| Jun 2025 | $3,418,000 | 1,389 | $2,462 | 06-10 |
| Mar 2025 | $3,438,888 | 1,389 | $2,477 | 16-20 |
| Feb 2025 | $3,350,000 | 1,389 | $2,413 | 21-25 |
| Oct 2024 | $3,380,000 | 1,389 | $2,434 | 16-20 |
| Dec 2023 | $3,200,000 | 1,410 | $2,269 | 01-05 |
| Mar 2023 | $2,800,000 | 1,141 | $2,454 | 06-10 |
| Aug 2022 | $3,210,000 | 1,389 | $2,312 | 11-15 |
| Jul 2022 | $2,980,000 | 1,389 | $2,146 | 01-05 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Leonie Hill Residences actually sell for - this project trades at 3.2× the nearest block’s PSF.