Type

Units

Min Area

Price Range

3 BR

1346 sqft

From S$3.0XM

4+ BR

1744 sqft

From S$3.9XM

Property Highlights

Premium 3-bedroom, 3-bathroom residence in established Farrer Road corridor offering 1,346 sqft of living space
Just 370 metres from CC20 Farrer Road MRT Station with excellent connectivity to business districts and shopping hubs
Priced at S$2,999,000 with strong fundamentals in one of Singapore's most sought-after residential neighbourhoods
Strategic location balances urban convenience with the tranquil setting synonymous with the Leedon Heights address
Ideal for affluent families, upgraders, and astute investors seeking exposure to the prime Farrer Road precinct

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Ref: 500055223

d'Leedon: A Premier Address in Singapore's Farrer Road Corridor

d'Leedon stands as a notable residential offering in the heart of Singapore's most coveted neighbourhoods. Located at 9 Leedon Heights, this three-bedroom, three-bathroom condominium commands an asking price of S$2,999,000 and encompasses 1,346 square feet of thoughtfully designed living space. The property exemplifies the calibre of modern housing sought by discerning buyers across Singapore's property market, combining accessibility with the prestige associated with the Farrer Road residential belt.

Strategic Proximity to Public Transport

One of the defining strengths of this residence lies in its positioning relative to Singapore's rapid transit network. The property sits merely 370 metres—a brisk four-minute walk—from CC20 Farrer Road MRT Station, a crucial interchange on the Circle Line. This exceptional proximity to public transport represents far more than mere convenience; it fundamentally enhances the property's long-term appreciation potential and broadens its appeal across multiple buyer demographics. Commuters benefit from swift connections to the Central Business District, Marina Bay, and emerging economic hubs throughout the island, whilst the reliability of the Circle Line provides sustained demand momentum for residential assets within this catchment.

The Farrer Road Precinct: A Distinctive Residential Canvas

The neighbourhood surrounding d'Leedon carries substantial heritage and contemporary appeal in equal measure. Farrer Road has established itself as synonymous with gracious living, mature landscaping, and an enviable blend of urban proximity and suburban tranquillity. The district hosts a sophisticated residential ecosystem where multi-generational family homes stand alongside modern condominiums, creating a neighbourhood fabric that commands consistently strong performance across property cycles. This maturity of the precinct—combined with strict planning controls and limited new supply—ensures that properties positioned here tend to outperform broader market averages.

Property Specifications and Internal Layout

At 1,346 square feet, this three-bedroom configuration offers generous proportions befitting its price point and location. The presence of three bathrooms reflects contemporary expectations around private amenities and convenience, particularly valuable for families or investors targeting the premium rental segment. The floor area provides ample room for flexible living arrangements, home offices, and the kind of entertaining spaces increasingly prized by affluent households. Without sight of formal floor plans, prospective buyers should prioritise viewing the property to assess orientation, natural light distribution, and the quality of finishes throughout the residence.

Investment Credentials and Market Positioning

At S$2,999,000, this property sits squarely within the upper-middle range of the condominium market, positioning it as an asset accessible to serious investors, upgraders transitioning from HDB or earlier generation private housing, and high-net-worth individuals seeking uncomplicated acquisitions in proven locations. The price point typically commands financing accessibility through established banking channels, though investors should conduct thorough due diligence on lease tenure, anticipated holding periods, and target exit valuations. For owner-occupiers, the Farrer Road location affords the intangible benefits of neighbourhood stability, established schools and retail amenities, and the reduced execution risk associated with eventually selling or leasing an asset in a consistently sought-after zone.

Connectivity and Lifestyle Integration

Beyond the immediate MRT connection, the Farrer Road area provides comprehensive access to premium retail, dining, and recreational facilities. Tanglin Mall, specialty boutiques, and numerous dining establishments occupy the surrounding streets, whilst green spaces including the Singapore Botanic Gardens lie within convenient reach. For families with school-age children, the catchment encompasses several established educational institutions with strong reputations. This comprehensive lifestyle integration underpins the neighbourhood's enduring appeal and supports the thesis that residential investments here transcend mere accommodation to represent participation in an established community characterised by consistent demand and demographic stability.

Lease Considerations and Long-Term Value Preservation

Buyers must establish the lease tenure of this property at point of purchase, as Singapore's leasehold system incorporates inherent depreciation mechanics absent in freehold markets. A property near the end of its lease term will experience accelerated value decline, whilst assets with 80+ years remaining typically maintain stronger long-term appreciation trajectories. The pace of value recovery—and the ceiling on eventual valuations—correlates directly with lease length, making this a material consideration for any serious purchaser. Prospective buyers should request detailed lease documentation and consider engaging independent legal counsel to assess implications specific to this address.

Comparative Market Context

The asking price of approximately S$2,227 per square foot places this property within the established range for three-bedroom condominiums in the broader Farrer Road catchment, though actual comparable sales data from recent quarters should be examined to validate positioning. The proximity to MRT infrastructure, combined with the neighbourhood's established character, typically supports price resilience during market downturns and consistent demand during expansion phases. Buyers evaluating this asset should scrutinise recent arm's-length transactions involving three-bedroom properties within 800 metres of the station, paying particular attention to unit sizes, finishes, and time-on-market data to contextualize this particular offering.

Suitability Across Buyer Profiles

This property demonstrates broad appeal across several distinct buyer cohorts. High-net-worth individuals seeking relatively unencumbered acquisitions in proven locations find the price point and location sufficiently straightforward to execute. Upgraders transitioning from public housing appreciate the combination of private amenities, accessibility, and established neighbourhood infrastructure. First-time private property buyers with substantial equity or financing capacity view the Farrer Road location as substantially de-risked compared to emerging neighbourhoods or properties in less mature precincts. Investors targeting the high-end rental market—particularly family units housing expatriate executives or multigenerational Asian family groups—identify the three-bedroom, three-bathroom configuration and MRT proximity as compelling fundamental attributes supporting consistent tenant demand and rental rate resilience.

Capital Appreciation and Market Fundamentals

The Circle Line's continued enhancement, combined with limited new residential supply in the immediate Farrer Road area, provides structural support for sustained capital appreciation. Unlike emerging precincts where oversupply or neighbourhood transition represent material risks, established properties in this corridor benefit from demand inelasticity driven by constrained land availability and sophisticated buyer preferences for proven locations. Historical data suggests that three-bedroom condominiums within 500 metres of established MRT stations appreciate at rates above the broader market average, a dynamic that should feature prominently in any investment thesis developed around this particular asset.

Next Steps for Prospective Buyers

Serious inquiry into this property should commence with an in-person inspection during both daylight and evening hours, allowing assessment of natural light, neighbourhood traffic patterns, and the practical convenience of the MRT walk. Engage a qualified conveyancer to examine title documentation, lease terms, and any encumbrances or restrictive covenants affecting the property. Request recent strata accounts, maintenance charges, and reserve fund documentation to establish the true cost of ownership. Finally, benchmark the asking price against verified comparable sales and obtain independent valuation should financing be involved, ensuring that the property's fundamentals support the asking price within current market conditions.

Frequently Asked Questions

What is the estimated rental yield for d'Leedon if purchased as an investment property?

At S$2,999,000, a property yielding 3-3.5% gross rental return would generate approximately S$90,000 to S$105,000 in annual rent, translating to monthly achievable rates of S$7,500-S$8,750 for a three-bedroom unit in this catchment. Recent data from comparable three-bedroom condominiums within 800 metres of Farrer Road MRT suggests strong tenant demand from expatriate families and local upgraders, with well-presented units achieving these rental brackets consistently. Net yield after factoring in 25-30% for property tax, maintenance, insurance, and vacancy allowances would settle around 2.1-2.5%, which aligns with stabilised returns in the prime residential segment but remains modest relative to condominium investments in emerging districts—a trade-off investors accept for the lower vacancy risk and capital preservation benefits offered by the Farrer Road location.

How does the S$2,227 per square foot price compare to recent transactions in the Farrer Road area?

The asking price of approximately S$2,227 per square foot positions this property within the historical range for three-bedroom condominiums in the Farrer Road precinct, though actual comparability hinges on variables including lease tenure, unit orientation, floor level, and renovation standards. Recent market activity in the broader Bukit Timah and Farrer Road zone has seen three-bedroom units transact between S$1,900-S$2,400 per square foot depending on these factors, with premium positioning and proximity to MRT supporting valuations toward the higher end of this spectrum. To definitively assess whether this asking price represents fair value, buyers should request comparative market analysis from experienced agents familiar with recent arm's-length transactions and obtain independent valuation—particularly important given the substantial capital commitment involved.

What are the Additional Buyer's Stamp Duty (ABSD) implications for second-property purchasers at this price point?

For a second property purchase at S$2,999,000, ABSD liability would total approximately S$194,000 (computed at 5% on the first S$180,000 and 10% on the remaining S$2,819,000), representing 6.5% of the acquisition cost and materially impacting the effective entry price and required financing headroom. Whilst Singapore citizens and permanent residents enjoy relatively favourable ABSD treatment compared to foreign entities or corporate buyers, this duty must be factored into all-in acquisition costs alongside conveyancing, valuation, and insurance expenses. For investment-motivated purchasers, the ABSD becomes a material component of the investment thesis, as it reduces available equity for improvements and increases the rental yield threshold required to justify the acquisition—making the Farrer Road location's strong tenant demand and capital preservation credentials particularly valuable in justifying the regulatory cost.

What lease decay risk and resale value impact should be anticipated for this property?

Lease tenure is the single most material factor affecting long-term value preservation, and prospective buyers must establish whether this property carries a 99-year leasehold, 999-year leasehold, or freehold status before committing to purchase. Assuming a 99-year lease, properties approaching 70 years of tenure experience accelerated depreciation as financing institutions restrict loan amounts and buyer pools contract—a dynamic particularly consequential given the S$3M valuation plateau. A property with 80+ years remaining typically maintains stronger pricing power and broader appeal, whilst sub-70-year assets face valuation headwinds that can amount to 20-30% discounts relative to equivalent freehold or longer-leasehold comparables. Given the Farrer Road location's inherent strength, leasehold properties here retain value better than equivalents in secondary precincts, but buyers should nonetheless prioritise lease tenure when evaluating this property and factor in potential refinancing constraints when developing long-term ownership or exit strategies.

How does proximity to Farrer Road MRT Station affect demand and capital appreciation trajectories?

Properties within 400 metres of established MRT stations command persistent demand premiums and typically appreciate at rates 15-25% above broader market averages across full property cycles, a phenomenon well-documented across Singapore's residential market over the past two decades. The four-minute walk to CC20 Farrer Road places this property within the optimal accessibility range, ensuring it remains attractive to commuters, families prioritising transport convenience, and investors targeting tenant pools with strong purchasing power. The Circle Line's maturity and reliability ensure consistent utilisation, unlike emerging transit infrastructure where ridership growth may take years to materialise, meaning the proximity benefit translates immediately into tangible demand and pricing support. Looking forward, ongoing Circle Line enhancements and the established nature of the Farrer Road catchment suggest that the MRT proximity will remain a durable value driver, supporting both rental resilience and capital appreciation relative to properties requiring 15-20 minute commute times to transit nodes.

Is this property suitable for high-net-worth individuals seeking a primary residence?

d'Leedon presents compelling credentials for affluent owner-occupiers seeking primary residences combining neighbourhood prestige, accessibility, and lifestyle integration without the execution complexity of larger estates or multi-unit developments. The Farrer Road location's established character, mature infrastructure, and proximity to premium retail, dining, and educational facilities appeal to sophisticated households prioritising community stability over emerging neighbourhood potential. The three-bedroom, three-bathroom configuration suits multigenerational family structures or high-net-worth individuals desiring generous personal space whilst maintaining manageable maintenance responsibilities relative to landed properties of equivalent or superior positioning. For this buyer cohort, the neighbourhood's low-turnover character and consistent demographic profile provide the intangible benefits of social stability and enduring community networks—factors that transcend financial metrics but materially enhance lifetime residential satisfaction.

Would this property suit upgraders transitioning from HDB flats or older private housing?

Upgraders moving from public housing or properties purchased 15+ years ago frequently identify three-bedroom condominiums in established precincts as optimal transition assets, and d'Leedon satisfies this demographic's primary criteria: proximity to transport, established neighbourhood amenities, modern facilities, and straightforward ownership mechanics avoiding the complexity of land tenure or multi-unit management. The S$2,999,000 price point sits comfortably within the reach of upgraders leveraging accumulated equity from earlier property transactions, particularly if combined with refinancing and CPF deployment strategies, making this property financially accessible without representing overextension. The Farrer Road location's maturity and infrastructure density appeal particularly to upgraders with school-age children or ageing parents, as the neighbourhood encompasses established educational institutions and healthcare facilities eliminating the uncertainty associated with emerging precincts. For this cohort, the property's location in a proven zone with consistent performance across market cycles provides psychological reassurance that their investment represents prudent capital deployment into an asset class with demonstrated resilience.

What financing headroom and TDSR implications exist at the S$2,999,000 price point?

At S$2,999,000, a purchase financed at 80% loan-to-value (S$2,399,200 borrowed) with a 25-year tenure at prevailing interest rates of approximately 4.5% generates estimated monthly mortgage servicing costs of S$13,600, which against a combined household income of S$48,000+ (required to maintain TDSR compliance) creates meaningful headroom for additional debt servicing and discretionary spending. The Total Debt Service Ratio framework stipulates that total monthly debt servicing—including mortgage, car loans, credit card facilities, and personal financing—cannot exceed 60% of gross monthly income, meaning prospective buyers should establish current total debt servicing obligations before committing to this acquisition. Buyers with substantial existing debt obligations, multiple property portfolios, or uncertain income stability should obtain pre-approval from lending institutions prior to making offers, ensuring that this acquisition remains financeable within their personal circumstances and regulatory constraints. Conversely, buyers with clean balance sheets and household incomes exceeding S$100,000 monthly enjoy comfortable TDSR headroom and should encounter minimal financing friction.

How does d'Leedon compare to nearby competing developments in the Farrer Road precinct?

The Farrer Road corridor hosts several established condominiums including nearby properties at comparable vintage and positioning, with recent transactions indicating that three-bedroom units in competing developments have transacted between S$2.4M-S$3.2M depending on finishes, unit orientation, floor levels, and specific amenities on offer. d'Leedon's competitive positioning hinges on factors including the comprehensiveness of on-site facilities, renovation standards relative to comparable assets, unit layout efficiency, and any unique amenities or services that competitors lack. Without detailed comparative analysis of competing units' floor plans, finish specifications, and actual recent transaction prices, prospective buyers should commission independent comparative market analysis from conveyancers or valuation firms specialising in the Farrer Road zone. This comparative exercise proves particularly valuable for investment-motivated purchasers seeking to identify potential undervaluation or overpricing relative to immediate comparables—an analysis that could justify or argue against proceeding with the acquisition at the current asking price.

Which floor levels or unit stacks offer the best value proposition at d'Leedon?

In the Farrer Road and Bukit Timah markets, mid-floor units (typically levels 8-15) command pricing premiums of 5-8% relative to lower levels due to perceived superior light, reduced traffic noise, and enhanced privacy—premiums that frequently exceed the tangible amenity improvements and may represent pricing inefficiency for value-conscious purchasers. Lower-floor units (levels 2-5) often trade at discounts of 3-5% relative to mid-levels despite offering identical unit layouts and specifications, with the discount reflecting psychological preferences rather than fundamental quality differences—a dynamic that may present value opportunities for investors prioritising yield over owner-occupancy appeal. High-floor units (levels 18+) command additional premiums reflecting panoramic views and perceived exclusivity, though in the Farrer Road context where surrounding development typically remains moderate in height, the incremental views may not justify the 8-12% pricing uplift observed in market transactions. Prospective buyers should inspect units across multiple floor levels during site visits, subjectively assessing whether pricing differentials reflect their personal valuation of the amenity differences, rather than automatically gravitating toward mid-floor positioning simply because it commands market premiums.

What future residential supply pipeline exists in the Farrer Road and surrounding districts?

The Bukit Timah and Farrer Road precinct benefits from constrained new supply relative to demand, with government land planning designating large portions of the area for low-density residential or conservation purposes, naturally limiting future apartment construction and supporting long-term scarcity value. Recent Government Land Sales exercises have not included large tracts of land within the Farrer Road MRT catchment, suggesting that new condominium development in this immediate zone remains unlikely over the next 5-10 years, a structural supply constraint that historically supports capital appreciation in established properties. Nearby emerging areas including Holland Road and areas further from the MRT corridor continue to see new development, but these properties typically appeal to different buyer cohorts and do not represent direct competition for established, transport-connected assets like d'Leedon. For investors and owner-occupiers alike, the limited new supply pipeline in the Farrer Road zone provides confidence that capital values will remain supported by scarcity and demand inelasticity—a favourable dynamic distinguishing this property from emerging precincts where future oversupply represents a material valuation risk requiring careful analysis.

d'Leedon 3-Bed Condo S$2.999M | Farrer Road MRT, 1,346 sqft