LEONIE GARDENS
UrbanLens Analysis
LEONIE GARDENS commands $1,751 PSF -- 21% below what District 09 typically fetches ($2,215 PSF). Great World MRT is 522m away (7-min walk), functional but not a headline selling point. Against THE ROBERTSON OPUS at $3,359 PSF, the 48% discount is worth examining closely.
The 2.7% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. 10 transactions over two years is modest; the trend is directional, not definitive. For context, SOPHIA HILLS has gained 3.6% over the same period.
Around 63 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 2.8% tracks the CCR average of 3.0%. At $9,806/month median rent, income is market-rate -- neither a standout nor a weakness.
The 138-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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