homequant
condo · 239224

Leonie Gardens

Project page · 99-year lease from 1990

Indicative value range
S$3,170,195 – S$3,187,501
Indicative mid S$3,177,348 · S$1,833 psf

Based on 4 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. 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
Aug 2026Leonie Gardens06-101,733 sqftS$3,180,000S$1,835 psf×1.000S$1,835 psf
May 2026Leonie Gardens01-051,733 sqftS$3,210,000S$1,852 psf×1.000S$1,852 psf
Mar 2026Leonie Gardens01-051,733 sqftS$3,100,000S$1,789 psf×1.018S$1,822 psf
Dec 2025Leonie Gardens11-151,733 sqftS$3,100,000S$1,789 psf×1.024S$1,832 psf

How accurate is this estimate for Leonie Gardens?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 8 sales in Leonie Gardens since.

Median error
3.6%

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

A thin test: 8 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.

3.02% gross yield

S$96,000 of rent a year against the estimate above · 0.49 points below flats like it

Leases signed here within a quarter of this size run about S$8,000 a month, the middle of 26 of them.

In the core central region, leasehold flats yield 3.51%, from 77 projects. Too few share this home's remaining lease to measure that separately.

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 2026>3000 sqft5Non-landed PropertiesS$15,000
Q3 20262500-2600 sqft4Non-landed PropertiesS$10,300
Q3 20262500-2600 sqft4Non-landed PropertiesS$10,300
Q3 20262500-2600 sqft4Non-landed PropertiesS$10,200
Q3 20262500-2600 sqft4Non-landed PropertiesS$10,200
Q3 20262500-2600 sqft4Non-landed PropertiesS$9,500
Q3 20262500-2600 sqft4Non-landed PropertiesS$9,500
Q3 20262500-2600 sqft4Non-landed PropertiesS$9,400

median of 26 URA rental contracts at Leonie Gardens within a quarter of 161 sqm, since 2025Q4.

Buying or selling at S$3,177,348?

Buying: Stamp duty on S$3,177,348 · Cash and CPF needed on S$3,177,348 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,177,348.

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

Primary schools near 23 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 Gardens · 06-10 · Condominium · 62 years left
2,540 sqftS$4,050,000S$1,594 psf
Aug 2026
Leonie Gardens · 16-20 · Condominium · 62 years left
3,261 sqftS$5,700,000S$1,748 psf
Aug 2026
Leonie Gardens · 06-10 · Condominium · 62 years left
1,733 sqftS$3,180,000S$1,835 psf
Jun 2026
Leonie Gardens · 06-10 · Condominium · 63 years left
2,540 sqftS$4,200,000S$1,653 psf
May 2026
Leonie Gardens · 01-05 · Condominium · 63 years left
1,733 sqftS$3,210,000S$1,852 psf
Mar 2026
Leonie Gardens · 01-05 · Condominium · 63 years left
1,733 sqftS$3,100,000S$1,789 psf
Mar 2026
Leonie Gardens · 11-15 · Condominium · 63 years left
2,540 sqftS$4,200,000S$1,653 psf
Dec 2025
Leonie Gardens · 11-15 · Condominium · 63 years left
1,733 sqftS$3,100,000S$1,789 psf
Jul 2025
Leonie Gardens · 01-05 · Condominium · 64 years left
2,540 sqftS$4,150,000S$1,634 psf
Jul 2025
Leonie Gardens · 11-15 · Condominium · 64 years left
1,733 sqftS$3,160,000S$1,823 psf
Jun 2025
Leonie Gardens · 01-05 · Condominium · 64 years left
1,733 sqftS$3,000,000S$1,731 psf
Apr 2025
Leonie Gardens · 16-20 · Condominium · 64 years left
3,617 sqftS$6,300,000S$1,742 psf
Mar 2025
Leonie Gardens · 16-20 · Condominium · 64 years left
2,540 sqftS$4,200,000S$1,653 psf
Feb 2025
Leonie Gardens · 11-15 · Condominium · 64 years left
1,733 sqftS$3,100,000S$1,789 psf
Dec 2024
Leonie Gardens · 11-15 · Condominium · 64 years left
1,733 sqftS$3,050,000S$1,760 psf
Oct 2024
Leonie Gardens · 16-20 · Condominium · 64 years left
2,573 sqftS$3,900,000S$1,516 psf
May 2024
Leonie Gardens · 06-10 · Condominium · 65 years left
1,733 sqftS$3,180,000S$1,835 psf
Feb 2024
Leonie Gardens · 11-15 · Condominium · 65 years left
1,733 sqftS$3,120,000S$1,800 psf
Feb 2024
Leonie Gardens · 11-15 · Condominium · 65 years left
2,540 sqftS$4,608,888S$1,814 psf
Oct 2023
Leonie Gardens · 01-05 · Condominium · 65 years left
2,540 sqftS$4,500,000S$1,771 psf
Feb 2023
Leonie Gardens · 01-05 · Condominium · 66 years left
1,733 sqftS$2,830,000S$1,633 psf
Jun 2022
Leonie Gardens · 16-20 · Condominium · 67 years left
1,733 sqftS$3,300,000S$1,904 psf

Sale prices as filed in caveats.

Where the lease takes this

About 62 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 years57 yearsS$2,994,104S$3,281,497S$3,305,733S$3,642,785
10 years52 yearsS$2,799,221S$3,362,386S$3,412,235S$4,143,531

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% 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.