LEONIE HILL RESIDENCES
UrbanLens Analysis
LEONIE HILL RESIDENCES trades at $2,462 PSF, sitting 11% above the District 09 median of $2,215 PSF. The 5-minute walk to Great World MRT (363m) is a tangible lifestyle and resale advantage. THE ROBERTSON OPUS fetches $3,359 PSF nearby -- that 27% gap frames LEONIE HILL RESIDENCES's relative value proposition.
A 8.5% appreciation over two years is healthy without looking frothy. 5 transactions over two years is modest; the trend is directional, not definitive. For context, SOPHIA HILLS has gained 3.6% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. The 2.7% yield trails the CCR average of 3.0%. At $7,790/month median rent, this is a capital-appreciation bet, not an income play.
The 80-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| RIVER GREEN | $3,125 | — | 0.0% |
| THE ROBERTSON OPUS | $3,359 | — | 0.0% |
| THE COLLECTIVE AT ONE SOPHIA | $2,767 | — | 0.0% |
| SOPHIA HILLS | $2,128 | 3.9% | +3.6% |
| HILL HOUSE | $3,081 | — | +1.3% |
PSF Trend
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