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apartment · 239223

Leonie Suites

Project page · 99-year lease from 2002

Indicative value range
S$1,922,500 – S$2,015,000
Indicative mid S$2,000,000 · S$2,136 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Leonie Suites21-25936 sqftS$2,030,000S$2,168 psf×1.000S$2,168 psf
Sept 2026Leonie Suites16-20936 sqftS$2,000,000S$2,136 psf×1.000S$2,136 psf
May 2026Leonie Suites06-10936 sqftS$1,845,000S$1,970 psf×1.000S$1,970 psf

How accurate is this estimate for Leonie Suites?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Leonie Suites since.

Median error
3.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.30% gross yield

S$66,000 of rent a year against the estimate above · 0.34 points below flats like it

Leases signed here within a quarter of this size run about S$5,500 a month, the middle of 35 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,000
Q3 2026600-700 sqft1Non-landed PropertiesS$4,500
Q3 2026600-700 sqft1Non-landed PropertiesS$4,500
Q3 2026600-700 sqft1Non-landed PropertiesS$4,300

median of 35 URA rental contracts at Leonie Suites within a quarter of 87 sqm, since 2025Q4.

Buying or selling at S$2,000,000?

Buying: Stamp duty on S$2,000,000 · Cash and CPF needed on S$2,000,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,000,000.

Each opens with this figure filled in; change anything there.

Primary schools near 21 Leonie Hill

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Leonie Suites · 16-20 · Apartment · 74 years left
936 sqftS$2,000,000S$2,136 psf
Sept 2026
Leonie Suites · 21-25 · Apartment · 74 years left
936 sqftS$2,030,000S$2,168 psf
May 2026
Leonie Suites · 06-10 · Apartment · 75 years left
936 sqftS$1,845,000S$1,970 psf
Apr 2026
Leonie Suites · 16-20 · Apartment · 75 years left
926 sqftS$1,870,000S$2,020 psf
Feb 2026
Leonie Suites · 26-30 · Apartment · 75 years left
689 sqftS$1,250,000S$1,815 psf
Aug 2025
Leonie Suites · 11-15 · Apartment · 75 years left
936 sqftS$1,910,000S$2,040 psf
Aug 2025
Leonie Suites · 11-15 · Apartment · 75 years left
936 sqftS$1,900,000S$2,029 psf
Aug 2025
Leonie Suites · 16-20 · Apartment · 75 years left
936 sqftS$1,900,000S$2,029 psf
Jul 2025
Leonie Suites · 21-25 · Apartment · 76 years left
926 sqftS$1,830,000S$1,977 psf
Jan 2025
Leonie Suites · 01-05 · Apartment · 76 years left
990 sqftS$1,750,000S$1,767 psf
Oct 2024
Leonie Suites · 11-15 · Apartment · 76 years left
936 sqftS$1,839,000S$1,964 psf
Sept 2024
Leonie Suites · 11-15 · Apartment · 76 years left
926 sqftS$1,780,000S$1,923 psf
Mar 2024
Leonie Suites · 11-15 · Apartment · 77 years left
689 sqftS$1,261,800S$1,832 psf
Feb 2024
Leonie Suites · 26-30 · Apartment · 77 years left
926 sqftS$1,880,000S$2,031 psf
Jan 2024
Leonie Suites · 16-20 · Apartment · 77 years left
936 sqftS$1,780,000S$1,901 psf
Jul 2023
Leonie Suites · 26-30 · Apartment · 78 years left
936 sqftS$1,870,000S$1,997 psf
Jun 2023
Leonie Suites · 11-15 · Apartment · 78 years left
936 sqftS$1,700,000S$1,815 psf
Mar 2023
Leonie Suites · 11-15 · Apartment · 78 years left
689 sqftS$1,235,000S$1,793 psf
Jan 2023
Leonie Suites · 26-30 · Apartment · 78 years left
926 sqftS$1,800,000S$1,944 psf
Dec 2022
Leonie Suites · 06-10 · Apartment · 78 years left
689 sqftS$1,080,000S$1,568 psf
Nov 2022
Leonie Suites · 21-25 · Apartment · 78 years left
689 sqftS$1,138,888S$1,653 psf
Nov 2022
Leonie Suites · 21-25 · Apartment · 78 years left
926 sqftS$1,800,000S$1,944 psf
Jun 2022
Leonie Suites · 21-25 · Apartment · 79 years left
936 sqftS$1,630,000S$1,741 psf
Feb 2022
Leonie Suites · 31-35 · Apartment · 79 years left
936 sqftS$1,530,000S$1,634 psf
Nov 2021
Leonie Suites · 16-20 · Apartment · 79 years left
926 sqftS$1,690,000S$1,826 psf
Oct 2021
Leonie Suites · 06-10 · Apartment · 79 years left
936 sqftS$1,600,000S$1,709 psf
Oct 2021
Leonie Suites · 16-20 · Apartment · 79 years left
926 sqftS$1,780,000S$1,923 psf

Sale prices as filed in caveats.

Where the lease takes this

About 74 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years69 yearsS$1,955,390S$2,143,081S$2,158,909S$2,379,031
10 years64 yearsS$1,870,728S$2,247,093S$2,280,407S$2,769,135
20 years54 yearsS$1,648,098S$2,377,956S$2,448,987S$3,611,186

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.