Type

Units

Min Area

Price Range

4 BR

1496 sqft

S$5.1M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$5.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1M on this acquisition.
Located 8 min (630 m) from CC20 Farrer Road MRT Station.

Price Trends & Rental Yield

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Leedon Green: Established Luxury in Singapore's Most Coveted Residential Corridor

Leedon Green stands as one of Singapore's premier residential addresses, located along Leedon Heights in the heart of the Bukit Timah district. This distinguished development has long commanded the attention of affluent homeowners, international investors, and families seeking a sophisticated lifestyle within close proximity to the city centre yet surrounded by verdant greenery and tranquility. The project's enduring appeal stems from its exceptional location, thoughtful architectural design, and the prestige associated with the Bukit Timah area itself—a neighbourhood that has consistently delivered strong capital growth and maintained its desirability across multiple property cycles.

The development comprises spacious units ranging across multiple configurations, accommodating everything from large three-bedroom residences to expansive four-bedroom and dual-key apartments. Unit layouts are thoughtfully conceived to maximise both living comfort and practical functionality, with generous floor plates that typically exceed 1,400 square feet. Each residence benefits from substantial living and dining areas, well-appointed kitchens, multiple en-suite bedrooms, and private outdoor terraces or balconies that capture natural light and views across the lush surroundings. The architectural philosophy emphasises openness and connection to greenery, a defining characteristic of premium developments in this enclave.

Strategic Location and Transport Connectivity

Leedon Green's position within the Bukit Timah corridor delivers exceptional convenience for residents commuting to the business district, Marina Bay, or anywhere across Singapore's transport network. Farrer Road MRT Station (CC20) lies just eight minutes' walk away, providing seamless connections to the Circle Line and enabling swift journeys throughout the island. This proximity to quality public transport significantly enhances the development's appeal to working professionals, executives, and families who prioritise accessibility without compromising on residential tranquility. The neighbourhood itself remains predominantly residential and low-density, preserving a sense of calm and exclusivity whilst remaining mere minutes from urban vitality.

Beyond the MRT, the area is exceptionally well-served by major arterial roads including Farrer Road and Holland Road, facilitating quick vehicular access to the Central Business District, Changi Airport, and all major residential and commercial zones. The neighbourhood's tree-lined streets, proximity to nature reserves, and established infrastructure make it particularly attractive to those seeking a balanced lifestyle—urban convenience paired with suburban serenity.

Architectural Design and Resident Amenities

The development embraces contemporary architectural principles whilst maintaining the sophistication expected of a premium address. Common facilities within Leedon Green are designed to cater to the lifestyle expectations of its discerning residents. These typically encompass a fully equipped fitness centre, swimming pool, landscaped gardens, and concierge services. The gated and secure nature of the development ensures privacy and peace of mind for residents, with 24-hour security personnel and controlled access points. Manicured communal spaces encourage resident interaction whilst maintaining the tranquility and exclusivity that define the Bukit Timah lifestyle.

Each residence has been crafted with attention to detail in terms of finishes and appointments. High ceilings, quality flooring, and modern kitchen and bathroom fittings are standard throughout the development. Many units feature orientations that maximise natural ventilation and light, reducing reliance on air conditioning and contributing to a more comfortable living environment during Singapore's tropical climate.

Investment Potential and Buyer Demographics

Leedon Green attracts a diverse buyer base encompassing owner-occupiers, upgraders moving from smaller properties, affluent families, and savvy investors recognising the development's strong fundamentals. High-net-worth individuals are drawn to the prestige of the address, the quality of finishes, and the neighbourhood's established reputation. First-time luxury homebuyers often view properties in this development as a gateway into Singapore's prime residential market, offering tangible value and long-term appreciation potential. International expatriates, particularly those on substantial remuneration packages, frequently gravitate towards established developments like Leedon Green owing to the quality of accommodation, reliable maintenance standards, and the neighbourhood's familiarity amongst the global business community.

For investors, the development offers compelling rental yields, particularly among units suited to corporate expatriate housing or multigenerational Asian families seeking premium suburban accommodation. The strong demand profile for rental properties in this precinct, combined with the quality of the built environment and the development's reputation, creates a stable and profitable investment scenario for those purchasing with an income-generation objective.

Pricing and Market Positioning

Current market offerings at Leedon Green reflect the premium positioning of the development, with units available from mid-to-high price points depending on configuration, floor level, and view orientation. The per-square-foot pricing aligns with comparable developments in the immediate Bukit Timah corridor, representing fair value for properties within this exceptionally sought-after neighbourhood. Recent transaction evidence within the locality demonstrates sustained demand and consistent price appreciation, supporting the investment credentials of ownership at Leedon Green.

Prospective buyers should be aware that as a second residential property acquisition, Additional Buyer's Stamp Duty (ABSD) at 20% applies to Singapore Citizens, representing a significant financial consideration in the purchase calculation. This duty is levied on the purchase price and must be factored into acquisition planning and financing arrangements. First-time homebuyers purchasing their primary residence benefit from ABSD exemption, making Leedon Green an accessible entry point into Singapore's premium residential market for this demographic.

Lease Tenure and Long-Term Ownership

Understanding the lease tenure of units at Leedon Green is essential for long-term ownership planning and eventual resale considerations. Properties within the development are held on established tenure frameworks common to premium residential Singapore. Buyers should verify individual unit lease details during the acquisition process, as lease duration influences long-term capital appreciation potential and financing terms offered by financial institutions. Lenders typically offer more extended financing periods for properties with substantial remaining lease tenure, whereas properties approaching shorter lease remainders may face financing constraints or reduced valuation multiples.

The Bukit Timah Advantage

The Bukit Timah district itself represents one of Singapore's most enduringly valuable residential precincts, characterised by low-density housing, mature landscaping, proximity to nature reserves, and a neighbourhood demographic skewed towards affluent, professionally accomplished residents. This stability has insulated properties in the area from extreme cyclical volatility, offering owners a degree of certainty regarding value retention and appreciation. The neighbourhood's constrained supply of new development projects—owing to land scarcity and conservation designations—further supports price resilience and capital growth potential for established developments like Leedon Green.

Leedon Green thus represents not merely a residential acquisition but an investment in one of Singapore's most coveted addresses, combining contemporary comfort, strategic location, established prestige, and compelling long-term ownership value.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at Leedon Green?

Rental yields at Leedon Green typically range between 2.5% and 3.5% gross per annum, depending on unit configuration, floor level, and prevailing market demand. Units larger than 1,400 square feet or configured as dual-key residences often command premium rents from corporate expatriates and multigenerational families, supporting yields at the higher end of this spectrum. The Bukit Timah location and proximity to Farrer Road MRT sustain consistent tenant demand, as international professionals and high-earning Singapore residents prioritise convenient access to transport and residential quality. Investors should account for management fees, maintenance contributions, and property tax when calculating net yield; these overheads typically consume 15-20% of gross rental income, resulting in net yields of 2.0-2.8% depending on individual circumstances.

How does the per-square-foot pricing at Leedon Green compare to recent transactions in the Bukit Timah area?

Recent transaction evidence in the Bukit Timah neighbourhood indicates per-square-foot pricing for established luxury developments ranging from S$1,200 to S$1,500 depending on property age, condition, and exact location within the precinct. Leedon Green, as an established and well-maintained development with strong amenities and excellent MRT accessibility, typically trades within the mid-to-upper range of this spectrum. The per-square-foot metric reflects both the quality of finishes and the prestige of the address; comparable newer developments or those with newly renovated common facilities may command slightly higher prices, whilst older developments or those positioned in adjacent areas typically trade at lower per-square-foot levels. Prospective buyers should compare recent transacted properties of similar size, orientation, and floor level to establish fair value; agents and property data platforms provide transaction histories that support informed pricing assessment.

What are the Additional Buyer's Stamp Duty (ABSD) implications for Singapore Citizens purchasing at Leedon Green as a second property?

Singapore Citizens acquiring a second residential property at Leedon Green are liable for Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. For a property valued at S$5,000,000, ABSD would amount to S$1,000,000, representing a substantial acquisition cost that must be paid within 14 days of the Option to Purchase being exercised. This duty is separate from the standard Buyer's Stamp Duty and must be factored into financing arrangements and overall cash flow planning; many buyers arrange bridging finance to meet this obligation. First-time homebuyers purchasing their primary residence are exempt from ABSD, as are PR holders subject to different regulatory conditions. Strategic planning around property ownership—such as timing acquisitions around lease expiry of existing properties—can sometimes optimise ABSD liability, making professional advice essential before committing to purchase.

What lease tenure is typical at Leedon Green, and how does remaining lease duration affect resale value?

Established developments like Leedon Green typically feature lease tenures of 999 years, offering effectively perpetual ownership and eliminating decay risk that can undermine value in shorter-lease properties. Properties with 999-year leases command stable valuations and attract the widest pool of potential buyers and lenders, as financial institutions impose no loan restrictions based on remaining lease duration. For comparison, properties held on 99-year leases in Singapore tend to experience gradual value erosion as the lease matures, particularly once remaining tenure falls below 60 years; at this threshold, financing becomes constrained and buyer pools shrink markedly. Prospective purchasers should verify the exact lease tenure of their intended unit during the due diligence process, as this fundamentally influences long-term ownership economics and eventual resale marketability. A 999-year lease at Leedon Green essentially eliminates this consideration, providing buyers with full confidence in perpetual ownership and appreciation potential.

How does proximity to Farrer Road MRT Station affect property demand and long-term capital appreciation at Leedon Green?

Properties within walking distance of MRT stations, particularly those on established lines like the Circle Line (Farrer Road, CC20), command consistent premium valuations and experience more stable capital appreciation across property cycles. Leedon Green's eight-minute walk to Farrer Road MRT positions it among the most accessible premium residential developments in the Bukit Timah corridor, attracting working professionals, expatriates, and families who prioritise transport convenience. This accessibility enhances rental demand, as tenants seeking quality accommodation with minimal commute time actively seek properties in MRT-proximate locations; properties further from transport typically experience longer vacancy periods and softer rental bargaining power. Historical data demonstrates that developments within 10-15 minutes' walk of MRT stations outperform more distant peers during market slowdowns, as transport connectivity provides a fundamental floor to property value. Long-term capital appreciation at Leedon Green is supported by this transport advantage; incremental improvements to the Circle Line or adjacent transport corridors would further strengthen the investment case.

Which buyer profiles are best suited to purchasing at Leedon Green, and why?

Leedon Green attracts four principal buyer demographics, each motivated by distinct objectives. High-net-worth individuals and established executives view the development as a prestigious primary residence offering sophisticated accommodation and a neighbourhood commensurate with professional achievement; the quality of finishes and maintenance standards provide the lifestyle amenities expected at this price point. Upgraders moving from smaller properties or less central locations gravitate towards Leedon Green as a step-up in space, finishes, and neighbourhood prestige whilst remaining within established market segments; these buyers often have children and seek quality schools, recreational facilities, and a mature residential environment—all characteristics of Bukit Timah. Young professional couples and families in the early-to-middle stages of career progression view the development as an accessible entry point into Singapore's prime residential market, particularly if purchasing their first substantial property or upgrading from an HDB flat. Investors recognise strong rental fundamentals and capital appreciation potential, particularly for larger units or those configured for multigenerational occupancy; corporate expatriates consistently bid for quality accommodation in this precinct, supporting rental yields and income stability.

What are typical Total Debt Service Ratio (TDSR) and financing headroom considerations at current market prices?

Prospective buyers financing purchases at Leedon Green should anticipate Total Debt Service Ratio (TDSR) calculations based on loan amounts typically ranging from 60-75% of purchase price, depending on individual credit profiles, employment stability, and existing debt obligations. For a property priced at S$5,000,000 with a 70% loan-to-value ratio, the mortgage would amount to approximately S$3,500,000; at current interest rates around 3.5-4.0%, monthly mortgage servicing costs would approximate S$16,000-S$17,000. Banks typically impose a TDSR ceiling of 60%, meaning monthly income (after accounting for all debts and obligations) must exceed approximately S$27,000 to S$28,000 to qualify for financing. Buyers with existing obligations—car loans, credit card debt, or spousal liabilities—experience reduced TDSR headroom and may require larger down payments to satisfy lending criteria. Professional advisory guidance on financing and TDSR implications is essential; some buyers benefit from restructuring debt or timing acquisitions to optimise borrowing capacity. Larger down payments improve TDSR positioning but require substantial liquid reserves; many affluent buyers at this price point prioritise capital efficiency over maximum borrowing, preferring to retain liquidity for other investments or contingencies.

How does Leedon Green compare to competing developments in the Bukit Timah neighbourhood?

The Bukit Timah neighbourhood encompasses several established premium developments including Floravale, Leedon Park, and The Pinnacle@Duxton satellite developments; each offers distinct characteristics influencing buyer preference and relative value propositions. Leedon Green's primary competitive advantages centre on established reputation, consistent maintenance standards, mature landscape maturation, and the specific layout and configuration of its common facilities. Floravale, by contrast, offers newer construction and more contemporary design language but commands comparable or occasionally higher pricing, reflecting buyer preference for architectural modernity. Leedon Park occupies a similar quality bracket and neighbourhood position but features different unit configurations and amenity portfolios. Newer developments in adjacent areas such as Orchard Boulevard may offer cutting-edge facilities but sacrifice established reputation and the mature neighbourhood character that defines Bukit Timah. Buyers comparing these developments should evaluate specific priorities: if contemporary design and newest facilities are paramount, newer projects may appeal more; if established reputation, transport proximity, and proven capital appreciation are priorities, Leedon Green presents compelling value. Per-square-foot comparisons across developments should account for age, orientation, floor level, and individual unit condition, as these variables significantly influence relative valuation.

Are certain unit stacks or floor levels at Leedon Green better positioned for value retention and appreciation?

Floor level and unit stack positioning influence both owner satisfaction and long-term capital appreciation at Leedon Green, though the magnitude of impact varies depending on individual buyer preferences and external market conditions. Mid-to-upper floor units (typically levels 10-25) generally command premium valuations and stronger resale demand compared to lower floors, as they offer enhanced privacy, superior views, improved ventilation, and reduced traffic noise; these units experience more stable capital appreciation across market cycles. Units positioned on quieter stacks facing gardens, water features, or landscaped open space rather than roadways command rental premiums and owner satisfaction advantages, translating into faster sales velocities and stronger buyer competition at resale. Conversely, ground-level and lower-floor units, whilst sometimes offering garden access or direct landscaped views, can experience higher density pedestrian traffic, reduced natural ventilation, and marginal resale demand weakness. Investors focused on rental yield should prioritise mid-to-upper floor units with flexible layouts suitable for expatriate families or dual-key configurations; these command strongest tenant demand and justify premium rents. Owner-occupiers upgrading into Leedon Green may find lower-floor corner units or those with substantial outdoor space perfectly satisfactory for personal use despite marginal valuation implications at eventual resale.

What is the development pipeline for residential properties in Bukit Timah and surrounding areas, and how does this affect Leedon Green's medium-term outlook?

The Bukit Timah neighbourhood remains one of Singapore's most supply-constrained residential precincts, owing to limited available land parcels, conservation designations protecting mature landscapes and nature reserves, and planning policies favouring low-density development. New residential projects in Bukit Timah are exceptionally rare; most neighbourhood supply growth occurs through selective intensification of existing sites rather than entirely new developments. This structural undersupply supports strong capital appreciation fundamentals for established properties like Leedon Green, as limited competing supply ensures sustained demand from affluent buyers and investors. Adjacent areas such as Farrer Road and Holland Road feature marginally more development activity, but these precincts similarly experience constrained new supply owing to land scarcity and planning restrictions. Medium-term market outlook for Leedon Green remains positive, as the combination of established reputation, exceptional transport proximity, and neighbourhood undersupply creates conditions supporting steady capital appreciation. Buyers should view Leedon Green not as speculative acquisition but as long-term wealth preservation through a quality Singapore residential asset; the limited development pipeline ensures that supply-demand dynamics will continue supporting owner value for many years hence.

Condominium At 28 Leedon Heights — From S$5.1M