District 09 · River Valley · CCR
Leonie Suites
Leonie Hill · Apartment · 99 yrs lease commencing from 2002
Current PSF
$1,984
-13.8% vs district median
Gross yield
3.5%
median rent $5,200/mo
3-year gain
2.5%
Transactions · 5y
25
6 in last 12 months
Nearest MRT
Orchard Mrt Station · 511.729m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential37 / 100
24 years old · composite of plot use, age, tenure, value gap & size
Lease decay75 years left
worth 88.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
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
5%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 693m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 693m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.5km
Food
Zion Riverside Food Centre · 713m
Green
Orchard Fountain Corner · 722m - 3 parks within 1km
Mall
Takashimaya Shopping Centre · 513m
Health
Mount Elizabeth Hospital (hospital) · 815m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Master Plan 2025581m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$1,819
2022
$1,708
-6.1%
2023
$1,887
+10.5%
2024
$1,930
+2.3%
2025
$1,968
+2%
2026
$1,935
-1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $5.85 | 3.5% | 55 |
| 2BR | $5,250/mo | $5.53 | 3.3% | 103 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,845,000 | 936 | $1,970 | 06-10 |
| Apr 2026 | $1,870,000 | 926 | $2,020 | 16-20 |
| Feb 2026 | $1,250,000 | 689 | $1,815 | 26-30 |
| Aug 2025 | $1,910,000 | 936 | $2,040 | 11-15 |
| Aug 2025 | $1,900,000 | 936 | $2,029 | 11-15 |
| Aug 2025 | $1,900,000 | 936 | $2,029 | 16-20 |
| Jul 2025 | $1,830,000 | 926 | $1,977 | 21-25 |
| Jan 2025 | $1,750,000 | 990 | $1,767 | 01-05 |
| Oct 2024 | $1,839,000 | 936 | $1,964 | 11-15 |
| Sept 2024 | $1,780,000 | 926 | $1,923 | 11-15 |
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