RPS · Resale Project Scorecard
Leicester Suites — Grade B
RPS score 6.18/10 · D13 · Macpherson, Potong Pasir · 47 units · scored across 7 weighted factors — methodology published.
FH · MACLY CAPITAL PTE LTD · TOP 2013
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +1.61% — near-median performance within its 2013-era cohort (55th percentile).
2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.25km). Strong school proximity — a genuine advantage for young families.
47 units — very small project; niche product with thin resale market.
240m from Potong Pasir Mrt Stn (NE10) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.65% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.50km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School.
See live Leicester Suites listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Leicester Suites scores 6.18 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 918th of 2,357 resale condos scored in Singapore and 30th of 44 in District 13 (Macpherson, Potong Pasir). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (0/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation.
See all 44 scored condos in District 13 (Macpherson, Potong Pasir) →
RPS · Resale Project Scorecard
Recent resale transactions at Leicester Suites
URA REALIS records no resale transactions at Leicester Suites in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
Leicester Suites: frequently asked questions
Answers generated from the scorecard data — RPS rank 918th of 2,357, scores updated September 2026.
- Is Leicester Suites a good buy in 2026?
- Leicester Suites scores 6.18/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 918th of 2,357 Singapore resale condos and 30th of 44 in District 13 (Macpherson, Potong Pasir). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Leicester Suites?
- URA REALIS records no resale transactions at Leicester Suites in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Leicester Suites from the nearest MRT station?
- Leicester Suites is about 240m from Potong Pasir MRT (NE10), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Leicester Suites compare with Parc Aston?
- Parc Aston is the project scored next to Leicester Suites on the District 13 ranking: 6.23 (Grade B) against Leicester Suites's 6.18 (Grade B). Leicester Suites scores higher on Rental Yield (6 vs 4); Parc Aston scores higher on Project's Historical Performance (6 vs 7) and Future Transformation (0 vs 1).
- Which primary schools are within 1km of Leicester Suites?
- 2 primary schools are within 1km of Leicester Suites: ST Andrew's School (Junior), Bendemeer Primary School. 2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.25km). Strong school proximity — a genuine advantage for young families. Leicester Suites scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Leicester Suites, and how big is the project?
- Leicester Suites is freehold, completed in 2013, has 47 units, developed by MACLY CAPITAL PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 47 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Leicester Suites in Macpherson, Potong Pasir
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Leicester Suites — PSF trends, rival comparison, and our verdict — in your inbox.