RPS · Resale Project Scorecard
Leonie Hill Residences — Grade C
RPS score 5.30/10 · D09 · Orchard, River Valley · 80 units · scored across 7 weighted factors — methodology published.
FH · SINO HOLDINGS (S) PTE LTD · TOP 2005
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.85% — below-median performance vs same-vintage peers (25th percentile of 2005-era cohort).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.45km away). Adequate but narrow school optionality.
80 units — very small project; niche product with thin resale market.
380m from Great World Mrt Stn (TE15) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.50% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.82km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
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The verdict· Scores updated September 2026
Leonie Hill Residences scores 5.30 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1709th of 2,357 resale condos scored in Singapore and 143rd of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (3/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Leonie Hill Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,553 psf, median price $3.60M. Median PSF is up 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $2,448 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,553 psf | $3.60M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $2,470 psf | $2.82M |
| Jul–Sep 2026 | 1 | $2,672 psf | $3.77M |
| 12-month total | 3 | $2,553 psf | $3.60M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Leonie Hill Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1709th of 2,357, scores updated September 2026.
- Is Leonie Hill Residences a good buy in 2026?
- Leonie Hill Residences scores 5.30/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1709th of 2,357 Singapore resale condos and 143rd of 205 in District 9 (Orchard, River Valley). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size. 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 Leonie Hill Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Leonie Hill Residences, at a median of $2,553 psf and a median price of $3.60M (range $2,470 psf to $2,672 psf). The median PSF is up 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $2,448 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Leonie Hill Residences from the nearest MRT station?
- Leonie Hill Residences is about 380m from Great World MRT (TE15), 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 Leonie Hill Residences compare with One Oxley Rise?
- One Oxley Rise is the project scored next to Leonie Hill Residences on the District 9 ranking: 5.31 (Grade C) against Leonie Hill Residences's 5.30 (Grade C). One Oxley Rise scores higher on Future Transformation (3 vs 4).
- Which primary schools are within 1km of Leonie Hill Residences?
- One primary school is within 1km of Leonie Hill Residences: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.45km away). Adequate but narrow school optionality. Leonie Hill Residences 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 Leonie Hill Residences, and how big is the project?
- Leonie Hill Residences is freehold, completed in 2005, has 80 units, developed by SINO HOLDINGS (S) PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 80 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 Leonie Hill Residences in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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