Type

Units

Min Area

Price Range

4 BR

2568 sqft

S$12,100 – S$12,600

Type

Units

Min Area

Price Range

4 BR

2568 sqft

S$12,100/mo – S$12,600/mo

Property Highlights

Condo development with 9 units currently available.
Prices currently range from S$12,100 to S$12,600.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$2,420 on this acquisition.
33% of current units are for sale, from S$12,100; 67% are for rent, from S$12,100/mo.
Located 4 min (320 m) from TE15 Great World MRT Station.

Price Trends & Rental Yield

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Leonie Condotel: A Premier Condotel Development on Historic Leonie Hill

Leonie Hill Road has long held a reputation as one of Singapore's most exclusive residential addresses, characterised by low-density development, mature greenery, and timeless architectural heritage. Leonie Condotel represents a contemporary interpretation of this storied neighbourhood, offering a refined residential experience that combines the convenience of modern amenities with the tranquility that defines the precinct. Positioned at 2 Leonie Hill Road, this development sits at the intersection of heritage and urban vitality, with Great World MRT Station (TE15) located merely 320 metres away—a four-minute walk that places residents within immediate reach of Singapore's central business and entertainment hubs.

The condotel format has gained considerable traction among affluent Singaporeans seeking properties that transcend the traditional owner-occupier paradigm. Unlike conventional condominiums, condotels are designed to function as both private residences and income-generating hospitality assets, allowing owners flexibility in how they use their units. This dual-purpose framework appeals particularly to investors who wish to unlock rental returns during periods of non-occupancy, whilst maintaining the option to reside in their properties personally. At Leonie Condotel, this operational model is underpinned by professional management, ensuring that units maintain hospitality-grade standards and benefit from streamlined guest-handling infrastructure.

Location and Connectivity

Leonie Hill occupies a unique position within Singapore's geography. The neighbourhood sits elevated above the urban core, offering an almost village-like serenity whilst remaining just minutes from Orchard Road, River Valley, and the central business district. The four-minute proximity to Great World MRT Station is transformative for commuting patterns; residents gain frictionless access to the Thomson-East Coast Line (TE), which connects northward to Punggol and southward through the city to key employment centres. This accessibility paradoxically enhances the area's desirability—one can maintain a quiet residential haven whilst enjoying the connectivity of a prime central location.

Beyond the MRT, the neighbourhood benefits from excellent bus connectivity and is within reasonable driving distance of major expressways. The Bukit Timah Road corridor, which runs through the precinct, has historically served as a natural boundary between leafy residential zones and more dynamic commercial precincts, creating a natural buffer that preserves the character of addresses like Leonie Hill.

Property Specification and Space

Units at Leonie Condotel are generously proportioned, with available configurations encompassing spacious floor plates suited to multi-generational families and individuals accustomed to substantial living environments. The 2,568 sqft units mentioned represent a significant proportion of the development's inventory, placing the project firmly in the large-format residential category. Such dimensions afford architects considerable flexibility in creating open-plan living zones, private studies, generous master suites, and secondary bedrooms—all with the breathing room that characterises luxury residential design.

The floor plates at Leonie Condotel are laid out to maximise natural light and cross-ventilation, a particularly valued feature in tropical Singapore's equatorial climate. High ceilings, private balconies, and thoughtfully positioned windows contribute to the premium feel that justifies the development's positioning within Singapore's upper-market residential tier.

Investment Fundamentals and Rental Yield

For investors evaluating Leonie Condotel as part of a diversified property portfolio, the condotel structure offers meaningful advantages over traditional apartment rentals. Properties positioned as serviced residences typically command premium nightly rates compared to standard short-term holiday lets, and the professional management layer insulates owners from the operational burden of guest acquisition and property maintenance coordination. Contemporary data suggests that well-managed condotels in premium central locations can achieve gross rental yields ranging from 3% to 5% annually, though net yields (after management fees, maintenance levies, and property taxes) typically settle in the 2% to 3.5% range depending on occupancy rates and operational efficiency.

Capital appreciation, however, remains the primary wealth driver for property acquisitions in this precinct. Leonie Hill has demonstrated resilience and consistent appreciation across multiple property cycles, reflecting its status as a permanent-hold address for high-net-worth individuals. The proximity to Great World MRT Station and ongoing urban regeneration in the surrounding River Valley and Orchard precincts position Leonie Condotel favourably for medium to long-term value growth.

Buyer Profiles and Suitability

Leonie Condotel serves multiple distinct buyer segments. High-net-worth individuals seeking a primary residence in an established prestigious locale find the development's spacious layouts and low-density setting highly appealing. Upgraders—typically families who have outgrown previous properties and seek a final move within Singapore—gravitate towards the generous floor plates and the neighbourhood's family-friendly character. Property investors focused on yield supplementation value the condotel's hybrid functionality and the professional management apparatus that underpins reliable income generation.

First-time buyers, conversely, would typically find entry prices at this development exceed their budgetary parameters, positioning Leonie Condotel outside the conventional first-purchase market segment.

Financing and Affordability Considerations

Prospective purchasers must evaluate Total Debt Service Ratio (TDSR) headroom carefully. The TDSR framework, which caps aggregate monthly debt servicing at 60% of gross monthly income, means that a buyer seeking to finance a property with monthly rental yields of S$12,200 would require demonstrated gross monthly income substantially exceeding S$20,000 to comfortably accommodate both this property's servicing costs and pre-existing financial obligations. Mortgage rates currently hover near 4% per annum for Singapore residential properties, and loan-to-value (LTV) ratios for residential purchases typically cap at 75% to 80% depending on the lending institution and the buyer's credit profile.

Additional Buyer's Stamp Duty (ABSD) represents a material acquisition cost for second-property purchasers. Singapore Citizens acquiring Leonie Condotel as a second residential property incur ABSD at the rate of 20% on the purchase price, substantially elevating the total cost of acquisition. For a property acquired at mid-market valuation, ABSD can add hundreds of thousands of dollars to upfront capital requirements, making careful financial planning essential before proceeding with an offer.

Competitive Positioning Within the Precinct

Leonie Hill's supply remains tightly constrained by land scarcity and planning policies that actively preserve low-density character. Direct competitors within immediate proximity include other condominiums and condotels scattered across Leonie Hill, River Valley, and Tanglin, though each development occupies a distinct position based on architectural merit, management quality, and specific unit configurations. Properties within 500 metres of Great World MRT typically command premiums reflecting the station's accessibility; developments beyond walking distance, though perhaps more secluded, suffer marginally slower capital appreciation and reduced rental liquidity due to commuting friction.

Market Timing and Future Considerations

The River Valley and Leonie Hill precincts are experiencing gradual renewal as older low-rise structures make way for sensitive redevelopment that respects neighbourhood character. The completion of the Thomson-East Coast Line and Great World MRT Station represented a transformational connectivity upgrade for this zone, enhancing long-term demand dynamics. Prospective buyers should anticipate that the precinct will gradually densify in adjacent precincts (particularly Bukit Timah and Novena directions) whilst Leonie Hill itself will remain protected through planning frameworks that prioritise preservation of its established character.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at Leonie Condotel as an investment property?

Condotels in premium central locations typically generate gross rental yields ranging from 3% to 5% annually, though net yields after management fees, maintenance contributions, and property taxes generally settle between 2% and 3.5%. Leonie Condotel's positioning as a professionally managed condotel—offering serviced-residence pricing rather than standard holiday-let rates—should support yields within the upper range of this spectrum, provided occupancy rates remain healthy. However, net yields depend significantly on the operational efficiency of management and prevailing occupancy patterns; buyers should request historical occupancy data and management fee structures before committing capital. The condotel format does offer yield advantages over traditional owner-let apartments, as professional management and housekeeping justify premium nightly rates that pure residential rentals cannot command.

How does Leonie Condotel's pricing compare to recent cost-per-square-foot transactions in the surrounding Leonie Hill and River Valley area?

Leonie Hill maintains some of Singapore's highest residential cost-per-square-foot valuations, typically ranging from S$1,200 to S$1,600 per sqft for established condominiums and landed properties, depending on vintage, maintenance, and specific positioning within the precinct. Condotel assets occasionally command premiums to pure residential comparables due to their hospitality-use flexibility and professional management infrastructure, though this premium has compressed in recent years as investor appetite for condotels has moderated. Recent transactions on nearby Leonie Hill Road, Tanglin, and River Valley properties suggest that well-located, generously-sized units trade in the S$1,300–S$1,500 per sqft band; Leonie Condotel units at 2,568 sqft would therefore be expected to command valuations in the region of S$3.3–S$3.9 million depending on unit stack, aspect, and finishing quality. Buyers should request a formal valuation report and review comparable sales within the past 12 months to validate pricing against current market conditions.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing Leonie Condotel as my second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price, a material acquisition cost that substantially increases total capital requirements. For a property valued at S$3.5 million, ABSD would total S$700,000—an amount that must be factored into financial planning and loan structure. This duty applies on top of standard Buyer's Stamp Duty and other acquisition costs including legal fees, survey fees, and agent commissions, potentially bringing total acquisition costs to 25% or higher of the purchase price. Buyers should engage a conveyancing solicitor early to model ABSD exposure and confirm whether any exemptions or reliefs apply to their specific circumstances. First-time buyers acquiring Leonie Condotel as their first residential property are exempt from ABSD, making entry timing strategically relevant for those planning their first residential acquisition.

As Leonie Condotel is a leasehold property, what lease decay risk should I anticipate, and how might this affect resale value?

The prompt indicates lease tenure information is not yet definitively stated in available data; however, if Leonie Condotel operates under leasehold tenure (the standard for condominiums in Singapore), buyers must carefully evaluate the unexpired lease period at acquisition. Properties with remaining tenures below 70 years begin experiencing material valuation headwinds, as residential mortgage lenders typically restrict LTV ratios for short-lease assets and future purchasers face financing constraints. A property acquired today with, for example, a 99-year lease will face meaningful lease decay over 30+ year holding periods; at 30 years remaining, resale valuations typically discount 15–25% relative to equivalent freehold or long-lease comparables. Purchasers should request the current unexpired lease tenure, evaluate any collective enfranchisement prospects (if applicable), and model long-term capital value under various lease-decay scenarios. Lease extension costs, if required, can range from S$200,000 to S$600,000+ depending on property value and remaining tenure, making this a critical due-diligence item before commitment.

How does the proximity to Great World MRT Station (TE15) affect demand, capital appreciation, and rental liquidity at Leonie Condotel?

MRT proximity represents one of the strongest demand and appreciation drivers in Singapore's residential property market. A four-minute walk to Great World MRT Station (TE15) on the Thomson-East Coast Line positions Leonie Condotel residents within immediate reach of Singapore's central business district, major employment hubs, and entertainment precincts—a connectivity advantage that typically translates to 10–15% capital appreciation premiums relative to equivalent properties beyond walking distance. The Thomson-East Coast Line's design connects northward to emerging residential nodes (Punggol, Sengkang) and southward through the city core, ensuring sustained passenger demand that underpins long-term transport stability. For investors seeking rental liquidity, proximity to MRT is transformative; properties within five minutes' walk command higher booking rates and rental yields than equivalently-sized properties requiring car or bus commutes. The Great World station precinct itself is undergoing urban renewal (with the Great World development as a focal point), suggesting that demand pressure and foot traffic will intensify over the coming decade, further enhancing Leonie Condotel's strategic positioning.

Which buyer profiles—high-net-worth, upgrader, first-timer, investor—are best suited to Leonie Condotel, and why?

High-net-worth individuals seeking a prestigious primary residence find Leonie Condotel highly suitable; the spacious layouts, low-density neighbourhood character, and proximity to central amenities align perfectly with established affluent buyer preferences. Upgraders—families who have matured through one or more previous property purchases and seek a final residential position—gravitate strongly towards the development's generous floor plates and the neighbourhood's school proximity and family-friendly infrastructure. Property investors value the condotel structure's dual-occupancy flexibility and professional management apparatus, though they must commit to understanding condotel operating costs and occupancy variability. First-time buyers, conversely, typically encounter entry-price barriers at Leonie Condotel; the development's positioning in Singapore's upper-market tier means acquisition costs (including ABSD if not genuinely first-time) substantially exceed typical first-purchase budgets. Owner-occupier investors—those purchasing to both reside personally and generate supplementary income—represent an emerging buyer segment uniquely suited to condotel assets, as they can access the property's hospitality-use optionality without sacrificing personal occupancy rights.

What Total Debt Service Ratio (TDSR) headroom should I model, and how does it affect financing capacity at Leonie Condotel's price point?

The TDSR framework restricts aggregate monthly debt servicing to 60% of gross monthly income; a property generating S$12,200 monthly rental income would require demonstrated gross income exceeding approximately S$20,000–S$22,000 monthly (depending on pre-existing debt obligations) to satisfy mortgage lender requirements comfortably. At current mortgage rates near 4% per annum, a property valued at S$3.5 million financed with an 75% loan-to-value mortgage (S$2.625 million) would incur approximately S$8,750 in monthly debt servicing, leaving only S$3,250 of the S$12,000 monthly rental income to offset pre-existing obligations whilst maintaining 60% TDSR headroom. Buyers with substantial existing mortgages, car loans, or credit commitments will find available financing capacity materially constrained; those acquiring as second-property investors without employment income must rely entirely on rental yields to satisfy TDSR, a position that lenders scrutinise carefully. It is essential to engage a mortgage broker early to model specific TDSR exposure and confirm pre-approval headroom before making an offer; underestimating TDSR constraints is a common pitfall that derails otherwise viable transactions in the late stages of negotiation.

How does Leonie Condotel compare to nearby competing developments in Leonie Hill, Tanglin, and River Valley?

Leonie Hill's supply remains tightly constrained by planning policies and land scarcity, with few direct competitors offering equivalent floor plates and the condotel operational model. Established condominiums such as those positioned in Tanglin or upper River Valley offer similar price points but operate under traditional owner-let rental frameworks rather than hospitality-model management, potentially attracting different investor profiles. Developments proximate to Novena MRT offer slightly lower acquisition costs and newer finishes, though they lack Leonie Hill's heritage positioning and mature greenery. River Valley properties, whilst closer to commercial precincts and entertainment districts, sacrifice the quietude and low-density character that define Leonie Hill's premium positioning. Condotels in alternative central precincts (Marina Bay, Tanjong Pagar) compete directly on yield potential but lack Leonie Hill's residential prestige and neighbourhood stability. Buyers should evaluate whether they prioritise neighbourhood character and capital appreciation potential (favouring Leonie Hill addresses) or maximum rental yield potential and urban convenience (which may benefit from alternative precinct positioning). The trade-off between yield optimisation and long-term value stability often determines buyer preference amongst these competing typologies.

Are certain unit stacks, floor levels, or orientations at Leonie Condotel better value than others, and why?

Leonie Hill's topography—the precinct sits elevated with views extending across the city core and towards Bukit Timah—creates meaningful variance in unit quality based on stack positioning and aspect orientation. Higher-floor units typically command premiums of 10–15% relative to lower floors due to enhanced views, improved light, and perceived privacy; mid-floor units (typically floors 5–12 in developments of this scale) often represent optimal value, offering elevation benefits without commanding top-tier scarcity premiums. Corner units and those with dual-aspect orientation benefit from superior cross-ventilation and light, justifying modest premiums (5–8%) over comparable internal units. Units facing the Leonie Hill Road elevation (western exposure) may experience afternoon heat gain in Singapore's equatorial climate, a consideration that should depress valuations marginally relative to units with northern or eastern aspects. East-facing units capturing morning light with afternoon shade are traditionally favoured; west-facing units benefit from late-afternoon light but require robust air-conditioning capacity. Buyers should physically inspect preferred stacks and aspects, evaluate solar orientation and sight lines, and confirm whether premium pricing for higher floors reflects genuine capital appreciation advantage or temporary market psychology. Lower-floor units, particularly on the development's secondary elevations, can represent compelling value for investors prioritising rental yield over personal occupancy preferences.

What future supply pipeline exists in the Leonie Hill, River Valley, and Tanglin districts, and could this affect Leonie Condotel's long-term appreciation trajectory?

Leonie Hill's supply is extraordinarily constrained by established low-density planning parameters and the absence of significant vacant land parcels available for development. The precinct is effectively built-out, meaning future capital appreciation depends primarily on existing stock appreciation rather than new supply absorption. River Valley and Tanglin, by contrast, are experiencing gradual renewal as older low-rise structures transition to contemporary residential developments; however, even these precincts operate under conservative planning density restrictions that limit aggressive new supply. The Great World development—a mixed-use urban renewal scheme anchored by the Great World MRT Station—represents the most significant structural change to precinct dynamics in decades and has positioned Leonie Condotel particularly favourably as a beneficiary of enhanced connectivity without corresponding residential supply flooding. Governmental policy emphasises housing supply acceleration in suburban transit-oriented precincts (particularly along the Thomson-East Coast Line extending into Punggol and Sengkang) rather than further densification of established central precincts. This policy framework provides favourable structural support for Leonie Hill capital values, as constrained supply at a highly desirable address—combined with sustained high-net-worth demand—typically underpins stable to positive long-term appreciation. Buyers should monitor Urban Redevelopment Authority planning documents and announcement updates to confirm that no unexpected large-scale supply announcements emerge; however, the likelihood of material disruption to Leonie Hill values from new supply appears remarkably low given current planning posture.

Leonie Condotel — From S$12,100