RPS · Resale Project Scorecard
Leonie Suites — Grade D
RPS score 4.58/10 · D09 · Orchard, River Valley · 97 units · scored across 7 weighted factors — methodology published.
99YR · Guoco Land Pte Ltd · TOP 2006
Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 1/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.35% — bottom 10% within its 2006-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.68km away). Adequate but narrow school optionality.
97 units — very small project; niche product with thin resale market.
0.48km from Orchard Mrt Stn (TE14) — short walk to MRT, good transport convenience.
Rental yield of 3.29% — above-average income return.
99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.73km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
Leonie Suites scores 4.58 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2142nd of 2,357 resale condos scored in Singapore and 192nd of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (8/10) and Primary School Effect (7/10); its weakest is Project's Historical Performance (1/10). Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: project size, capital appreciation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Leonie Suites
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,970 psf, median price $1.84M. Median PSF is down 1.6% on the previous 12 months (Oct 2024 – Sep 2025, $2,003 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,814 psf | $1.25M |
| Apr–Jun 2026 | 2 | $1,995 psf | $1.86M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 3 | $1,970 psf | $1.84M |
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 Suites: frequently asked questions
Answers generated from the scorecard data — RPS rank 2142nd of 2,357, scores updated September 2026.
- Is Leonie Suites a good buy in 2026?
- Leonie Suites scores 4.58/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2142nd of 2,357 Singapore resale condos and 192nd of 205 in District 9 (Orchard, River Valley). Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: project size, capital appreciation. 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 Suites?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Leonie Suites, at a median of $1,970 psf and a median price of $1.84M (range $1,814 psf to $2,020 psf). The median PSF is down 1.6% on the previous 12 months (Oct 2024 – Sep 2025, $2,003 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 Suites from the nearest MRT station?
- Leonie Suites is about 480m from Orchard MRT (TE14), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Leonie Suites compare with Delfi Orchard?
- Delfi Orchard is the project scored next to Leonie Suites on the District 9 ranking: 4.60 (Grade D) against Leonie Suites's 4.58 (Grade D). Leonie Suites scores higher on Primary School Effect (7 vs 2) and Rental Yield (5 vs 2); Delfi Orchard scores higher on Project's Historical Performance (1 vs 5) and Tenure (7 vs 10).
- Which primary schools are within 1km of Leonie Suites?
- One primary school is within 1km of Leonie Suites: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.68km away). Adequate but narrow school optionality. Leonie 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 Leonie Suites, and how big is the project?
- Leonie Suites is 99-year leasehold, completed in 2006, has 97 units, developed by Guoco Land Pte Ltd. 99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent. 97 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 Suites 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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