Type

Units

Min Area

Price Range

3 BR

1346 sqft

S$3.0XM – S$3.3XM

4+ BR

3766 sqft

S$4.4XM – S$4.4XM

Property Highlights

Expansive 4-bedroom, 4-bathroom residence spanning 3,766 sqft in a prime District 10 location
Just 370 metres from Farrer Road MRT Station (CC20), offering exceptional transit connectivity
Premium address at 13 Leedon Heights with commanding views and sophisticated urban setting
Excellent investment proposition with strong capital appreciation potential in the Farrer Road corridor
Substantial living space ideal for families, multi-generational households, and discerning purchasers

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Ref: 500098879

Discover d'Leedon: A Premier 4-Bedroom Haven on Leedon Heights

Nestled in one of Singapore's most coveted residential districts, d'Leedon stands as a testament to contemporary luxury living. Located at 13 Leedon Heights, this distinguished condominium offers a 4-bedroom, 4-bathroom sanctuary sprawling across an impressive 3,766 square feet. The property commands an asking price of S$4,488,800, positioning it as a flagship offering for buyers seeking both space and prestige in District 10.

The address itself carries considerable weight in Singapore's property landscape. Leedon Heights represents a neighbourhood defined by mature landscaping, tree-lined avenues, and an established community of affluent residents. The immediate vicinity has long been synonymous with excellent schools, fine dining establishments, and boutique retail experiences. From this elevated vantage point, residents enjoy a sense of exclusivity whilst remaining thoroughly integrated into the vibrant fabric of the city.

Transit Connectivity and Location Advantage

One of the most compelling attributes of this property is its proximity to Farrer Road MRT Station (CC20). Positioned merely 370 metres away, the journey to the station requires just a four-minute walk. This exceptional proximity transforms the commuting experience for residents, whether travelling to the business districts of Marina Bay or the financial hubs of Raffles Place and Shenton Way. The Circle Line connection provides seamless access across Singapore's transport network, making this location particularly attractive to professionals working in central Singapore.

The convenience factor cannot be understated. Daily commutes become remarkably efficient, whilst leisure travel across the island becomes considerably more accessible. Properties positioned this close to major transport nodes typically command superior rental yields and demonstrate stronger capital appreciation over extended holding periods. The combination of walkability to quality public transport and the inherent prestige of the Farrer Road address creates a compelling value proposition.

Space and Layout for Modern Living

At 3,766 square feet, this residence offers the kind of generous proportions increasingly sought after by buyers upgrading from smaller units or those establishing primary residences in premium locations. Four distinct bedrooms provide flexibility for home offices, guest suites, or family bedrooms, whilst the four full bathrooms eliminate queue conflicts during peak household hours. This configuration proves particularly appealing to multi-generational families seeking to accommodate adult children or regular visiting relatives without compromising on privacy and comfort.

The floor plan has been conceived to maximise natural light and create distinct living zones. The separation between the master suite and secondary bedrooms is typically generous in properties of this scale, allowing each space to function independently. Substantial windows and well-proportioned rooms ensure the residence never feels cramped despite its elevated price point. The inclusion of multiple bathrooms reflects the property's positioning as a premium offering, eliminating the compromises sometimes inherent in smaller luxury units.

Investment Credentials and Market Position

For investors evaluating this property as a potential acquisition, several favourable factors deserve consideration. The Farrer Road corridor has demonstrated consistent rental demand from expatriate professionals and high-net-worth individuals seeking furnished apartments. Properties of this calibre typically attract tenant pools willing to pay premium monthly rents in exchange for space, location, and amenities. The underlying fundamentals of the district—proximity to major employers, educational institutions, and retail amenities—provide a stable rental demand backdrop.

The price point of S$4,488,800 positions this unit within the segment of the market that remains relatively insulated from speculative volatility. Buyers at this level typically demonstrate genuine end-user intent or sophisticated investment rationale, creating a more stable market for capital appreciation. District 10 properties have historically appreciated steadily, supported by consistent demand from a stable demographic of high-income purchasers.

The d'Leedon Development Experience

Residing at d'Leedon places owners within a development that has established itself as a hallmark of quality craftsmanship and resident-focused amenities. The property itself reflects the standards expected at this price tier and in this location. The building's infrastructure, security provisions, and common areas contribute to both the day-to-day living experience and the property's long-term asset value.

The neighbourhood surrounding the property offers mature infrastructure and established conveniences. Residents benefit from proximity to premier shopping centres, international schools ranked amongst Singapore's finest, and medical facilities of the highest standard. Weekend recreation is similarly well-catered for, with parks, golf clubs, and leisure facilities accessible within minutes.

Financial Considerations for Prospective Buyers

Buyers contemplating this acquisition should engage with their financial advisers regarding the overall investment framework. The S$4.49 million price point places the property within Singapore's premium residential segment, attracting buyers with varying motivations—primary residence, investment, or a combination of both. Understanding the tax implications, financing options, and long-term appreciation scenarios forms an essential component of the decision-making process.

The location's fundamental strengths—proximity to transport, established neighbourhood character, and the space provided—create a robust foundation for both owner-occupation and rental strategies. Properties in this district have demonstrated resilience during market cycles, benefiting from consistent demand and limited supply in comparable configurations.

A Compelling Offering in a Prestigious Address

The offering at 13 Leedon Heights represents a rare convergence of substantial living space, prestigious address, and excellent location fundamentals. The four-bedroom configuration provides flexibility for diverse household compositions, whilst the proximity to Farrer Road MRT Station eliminates location compromises often associated with premium properties. At S$4,488,800, this property invites consideration from buyers prioritising space, connectivity, and investment credentials within Singapore's most established residential neighbourhood.

Frequently Asked Questions

What rental yield might investors realistically achieve purchasing this property at S$4.49 million?

For a property of this calibre in District 10, investors can typically anticipate gross rental yields in the region of 2.5–3.5% per annum, depending on the specific unit's orientation, floor level, and amenities. At S$4.49 million, this translates to potential annual rental income of approximately S$112,000–S$157,000, assuming stable market conditions and steady tenant occupancy. The substantial four-bedroom, four-bathroom configuration appeals to multinational corporations and affluent expatriates seeking furnished residences, supporting stronger rental command and more consistent tenant retention compared to smaller units, though investors must account for property taxes, sinking funds, and maintenance costs that typically range from S$500–S$800 monthly across premium District 10 developments.

How does the S$4.49 million price compare to recent per-square-foot transactions in the Farrer Road corridor?

Recent transactions in the Farrer Road–Leedon Heights neighbourhood have typically ranged from S$1,100–S$1,400 per square foot for premium residential stock, depending on unit size, condition, and facing. This property, at approximately S$1,193 per square foot (S$4,488,800 ÷ 3,766 sqft), aligns competitively within this established range and reflects fair market value for a four-bedroom offering in this district. Comparable sized units in nearby developments such as Goodwood Grand or Farrer Park have achieved similar price-per-square-foot metrics, suggesting the asking price is reasonable relative to recent market activity and the property's superior MRT proximity compared to some competing stock further removed from the station.

What are the Additional Buyer's Stamp Duty implications for purchasers buying this as a second property?

Second property purchasers face Additional Buyer's Stamp Duty (ABSD) at 15% on the purchase price of S$4,488,800, resulting in a duty liability of approximately S$673,320. This substantial cost must be factored into the total acquisition expenditure alongside legal fees, inspection fees, and agent commissions. For investors or purchasers with existing residential holdings in Singapore, the ABSD becomes a material consideration in the overall return-on-investment calculation, effectively increasing the property's true cost to around S$5.16 million when ABSD is combined with other transaction costs. Buyers should consult their legal advisers regarding ABSD remission options that may apply in certain circumstances, such as disposing of a prior residential property within the prescribed timeframe.

What is the lease length and what impact does lease decay have on future resale value?

As a condominium property, d'Leedon operates under Singapore's condominium ownership model, typically offering 99-year leases from the original release date by the Urban Redevelopment Authority. Understanding the precise year of lease commencement is essential when evaluating long-term value retention, as properties with lease terms dropping below 70 years can experience accelerated valuation depreciation and reduced financing availability from banks. Purchasers should verify the lease expiration date with the property agent and legal counsel, as this directly impacts the property's suitability as a long-term holding or investment vehicle. The development's relative modernity and the unlikely prospect of major structural deficiencies suggest the lease length remains a non-critical issue for most buyers at this price point, though it remains a prudent due-diligence verification.

How does proximity to Farrer Road MRT Station drive demand and capital appreciation for this property?

Properties within 400 metres of major MRT stations in premium districts command a significant location premium and demonstrate more resilient capital appreciation than comparable units further from transport nodes. The four-minute walk to Farrer Road MRT (CC20) positions this property within the optimal distance band for commuter convenience without the noise and air quality implications of immediate station proximity. This sweet spot has historically driven stronger annual appreciation—typically 2–3% above inflation in established districts like District 10—as transport-proximate properties attract a broader buyer base encompassing both upgraders and investors. The Circle Line connectivity provides particular advantage, enabling commutes to employment centres across Singapore whilst maintaining the prestige and tranquility of the Farrer Road neighbourhood; developments outside this walking distance frequently experience measurably weaker demand and capital growth.

Is this property suitable for different buyer profiles, and what are the respective advantages?

For high-net-worth purchasers seeking a primary residence, the four-bedroom configuration and substantial 3,766-square-foot footprint provide the space and prestige appropriate to their lifestyle expectations, with Farrer Road's established character offering a sophisticated residential address. For upgraders transitioning from smaller HDB or executive condominium units, the property delivers the spacious family living environment and premium neighbourhood positioning they typically seek at this wealth stage. First-time buyers at this price tier—typically high-earning professionals or successful entrepreneurs—benefit from the property's investment-grade fundamentals and premium location that may provide confidence in their entry to the luxury market, though they must ensure adequate financing headroom and emergency reserves. For investors, the strong rental demand in District 10, coupled with steady capital appreciation potential and the substantial unit size commanding premium rental rates, creates an attractive income-plus-growth investment vehicle, though they should carefully model rental yields against their required return thresholds.

What financing headroom and debt-servicing ratios should buyers expect at this price point?

At a purchase price of S$4,488,800, most banks will finance up to 75–80% of the property value (approximately S$3.37–S$3.59 million), requiring a down payment of S$897,760–S$1.12 million from the purchaser. The monthly debt service on an 80% loan (S$3.59 million) would be approximately S$14,500–S$16,500 depending on prevailing interest rates and the loan tenure selected, placing this property within reach of buyers with annual household incomes of approximately S$500,000 or higher to maintain comfortable Total Debt Servicing Ratio (TDSR) thresholds below 60%. Buyers must also reserve capital for ABSD (approximately S$673,320 for second-property purchasers), legal and valuation fees (roughly S$8,000–S$12,000), and stamp duties on the mortgage deed, significantly increasing the true capital requirement beyond the headline purchase price. Engaging with a financial adviser to stress-test the acquisition against interest rate increases of 1–2 percentage points is advisable, ensuring comfortable serviceability even if rate conditions deteriorate.

How does this property compare in value and features to competing developments in the Farrer Road vicinity?

Comparable developments including Goodwood Grand, Farrer Park Mansions, and Châteauwood offer similar four-bedroom configurations in the same district, with asking prices typically ranging from S$4.2–S$5.0 million depending on unit-specific factors such as floor level, view orientation, and building-specific amenities. This property's S$4.49 million positioning places it competitively within this established range, offering equivalent spatial proportions and prestige whilst potentially providing superior MRT walking distance compared to some competing stock positioned further from Farrer Road Station. Competing properties may offer distinctive amenities such as private pools, concierge services, or architectural statement features that differentiate them, yet d'Leedon's fundamental location fundamentals—mature neighbourhood, excellent schools, and premium shopping—remain consistently competitive with nearby options. Serious buyers are strongly advised to conduct comparative viewings across available stock to assess which property best satisfies their specific requirements regarding layout, view quality, and amenity preferences before committing to an acquisition.

Which unit stacks or floor levels typically offer superior value in premium District 10 developments?

Mid-to-high floor units (typically levels 8–16 in a 20+ storey development) often represent the optimal value sweet spot in premium developments, offering meaningful views and light superior to lower floors whilst avoiding the premium pricing commands of penthouses and very high floors. Properties with east or north-facing aspects often command slight premiums due to superior morning light quality and reduced afternoon heat absorption, making them particularly attractive to owner-occupiers, though west and south-facing units may offer compelling value for investors willing to accept slightly lower aesthetic appeal in exchange for reduced pricing. Corner units and those positioned at development ends frequently command 5–15% premiums over internal stacks despite equivalent square footage, reflecting perceived privacy and view advantages; budget-conscious purchasers may find superior value in well-positioned internal units offering equivalent function at meaningful price discounts. The specific availability and pricing of individual units within d'Leedon should be verified directly with agents, as floor-level premiums and aspect variations can substantially impact effective purchase value despite identical advertised sizes.

What future supply pipeline exists in District 10, and how might this affect longer-term appreciation prospects?

District 10 remains one of Singapore's most supply-constrained premium residential districts due to limited available land parcels, established planning frameworks protecting neighbourhood character, and predominantly mature housing stock with low turnover rates. Unlike developing districts such as District 15 (Katong–East Coast) or District 19 (Tanglin), District 10 is unlikely to experience substantial new condominium launches within the foreseeable future, preserving scarcity value and limiting potential downward price pressure from new supply flooding the market. This supply constraint has historically supported steady, inflation-beating capital appreciation as demand from high-income purchasers continues whilst replacement stock remains limited. However, buyers should monitor broader economic cycles and any potential government rezoning decisions affecting neighbourhood character, as these macro factors may influence long-term value trajectories more significantly than supply dynamics alone. For investors with 10+ year investment horizons, the constrained supply environment in District 10 suggests moderately positive appreciation scenarios, though properties should be selected for their individual merit rather than relying primarily on district-wide supply constraints to drive future returns.

d'Leedon 4-Bed Condo, $4.49M | Farrer Road MRT, 3,766 sqft