Type

Units

Min Area

Price Range

1 BR

657 sqft

S$1.3M

2 BR

786 sqft

S$1.8M – S$2.2M

3 BR

1346 sqft

S$3M

4 BR

1744 sqft

S$4.1M – S$4.5M

5 BR

3766 sqft

S$4.5M

Property Highlights

Condo development with 8 units currently available.
Prices currently range from S$1.3M to S$4.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260K on this acquisition.
Located 4 min (370 m) from CC20 Farrer Road MRT Station.

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d'Leedon: Modern Living in Bukit Timah's Premier Address

d'Leedon represents a contemporary condominium development situated at 13 Leedon Heights, within Singapore's coveted Bukit Timah planning area. The project occupies a location that harmonises accessibility with residential tranquility, making it an attractive proposition for buyers seeking both convenience and quality of life. The development's positioning within this established neighbourhood places residents within reach of essential amenities whilst maintaining the character of one of Singapore's most sought-after residential corridors.

The proximity to Farrer Road MRT Station (CC20) is a defining advantage of this development. Located merely 370 metres—approximately a 4-minute walk—from the station, residents enjoy direct access to the Circle Line. This connectivity streamlines commutes to the Central Business District, enabling working professionals to reach employment hubs with minimal travel time. The MRT link also enhances the development's appeal to both occupiers and investors, as strong public transport access typically supports sustained demand and capital appreciation in Singapore's residential market.

Neighbourhood Context and Amenities

Bukit Timah has long held the distinction of being one of Singapore's most prestigious residential districts, and d'Leedon benefits from this established reputation. The area is characterised by tree-lined streets, well-maintained facilities, and a mature community that spans multiple generations of property owners. Within close proximity, residents will discover quality dining establishments, retail shopping venues, and professional services that cater to the lifestyle expectations of discerning home seekers.

The neighbourhood also benefits from its nearness to several well-regarded educational institutions, making it particularly attractive to families planning long-term residence. The presence of parks and green spaces, including proximity to the Central Catchment Nature Reserve, provides outdoor recreation opportunities and contributes to the overall livability of the area. For those valuing sustainability and environmental quality, the abundance of greenery and lower traffic density compared to central locations represent significant lifestyle advantages.

Unit Configurations and Layout

d'Leedon offers a diverse portfolio of unit sizes designed to accommodate various buyer profiles and household compositions. The development includes units ranging from intimate 2-bedroom configurations through to more expansive layouts, ensuring that prospective purchasers can select a floor plan matching their specific spatial requirements and lifestyle preferences. The 786 square feet units represent a mid-range offering within the development's inventory, providing sufficient living space for couples, small families, or investors seeking compact, efficiently designed homes.

The development's architectural planning reflects contemporary design principles, with functional layouts that maximise usable space and natural light. Units feature practical bedroom proportions, comfortable living areas, and well-appointed bathroom facilities. The variety of unit types available across the development means that buyers should examine the full range of options before making purchase decisions, as different floor plates and orientations may offer distinct advantages depending on individual preferences regarding views, noise exposure, and natural ventilation.

Investment and Pricing Considerations

d'Leedon units are positioned within a price range that reflects the development's locational attributes, the maturity of the Bukit Timah neighbourhood, and current market dynamics within the condominium segment. The pricing strategy appears competitive relative to comparable developments in the immediate district, particularly when factoring in the proximity to Farrer Road MRT and the established nature of the surrounding residential community. Prospective buyers—whether upgraders relocating from smaller properties, first-time condominium purchasers, or investment-focused individuals—should conduct thorough comparative market analysis to establish whether valuations align with recent transaction data for comparable units in the area.

For investors evaluating rental yield potential, d'Leedon's accessibility, mature neighbourhood setting, and unit diversity create multiple pathways to generate returns. The proximity to the MRT station appeals to relocating professionals seeking short-term rentals, whilst the established residential character attracts longer-term tenants prioritising stability and community. However, investors must factor in current rental market rates for similar-sized units in the Bukit Timah area and consider whether anticipated rental income aligns with acquisition costs and holding expenses including maintenance fees, property tax, and management costs.

Financing and Eligibility Framework

Prospective purchasers must navigate Singapore's property financing landscape when acquiring units at d'Leedon. Buyers who qualify as first-time property owners will encounter a straightforward acquisition process, whilst subsequent property purchases trigger Additional Buyer's Stamp Duty (ABSD) considerations. Second-property purchases by Singapore Citizens currently incur ABSD at 20%, a material cost that materially impacts overall acquisition expenses. Investors and upgraders must calculate this duty into their total purchase outlay and factor it into financial planning.

The development's price positioning necessitates that purchasers satisfy Debt-to-Service Ratio (TDSR) requirements established by monetary authorities. With typical financing ratios allowing mortgage commitments of approximately 60% of gross monthly income under standard TDSR limits, buyers must verify they possess sufficient income stability and headroom to support mortgage servicing alongside other financial obligations. Engaging a mortgage adviser prior to making an offer enables prospective purchasers to establish realistic financing parameters and avoid overstretching financial capacity.

Leasehold Tenure and Long-Term Value Dynamics

Prospective buyers must clarify the precise tenure structure applying to d'Leedon units, as this materially influences long-term ownership benefits and resale positioning. Properties in Singapore are structured around three principal tenure models: Freehold (perpetual ownership), 999-year leases (effectively permanent ownership), or 99-year leases (finite ownership with eventual reversion to the state). The tenure selected impacts financing availability, as certain lending institutions impose restrictions on properties with remaining lease periods below specified thresholds. Additionally, lease decay—the gradual erosion of lease length as time passes—affects property valuations, with units approaching lease expiry facing reduced marketability and declining values.

Buyers must conduct thorough due diligence regarding tenure structure and remaining lease duration prior to committing to purchase. Properties with shorter lease periods may attract more conservative financing terms or encounter difficulty when owners attempt resale in future years. The Bukit Timah area contains a mixture of tenure types, so purchasing decisions should incorporate tenure analysis as a core component of financial planning and value assessment.

Market Positioning Relative to Competing Developments

d'Leedon competes within a landscape that includes several other established condominium developments in the Bukit Timah corridor. Proximity to Farrer Road MRT differentiates this project from more distant competitors requiring longer commutes to public transport access. The mature neighbourhood setting and established community fabric position d'Leedon as an option for buyers seeking residential stability rather than cutting-edge architectural novelty. Comparing d'Leedon's pricing, per-square-foot transaction costs, unit specifications, and amenity offerings against neighbouring developments enables prospective purchasers to establish whether the property represents genuine value within the competitive set.

Future Considerations and District Planning

The Bukit Timah planning area remains subject to ongoing development and infrastructure evolution. Whilst the district's residential character is well-established and unlikely to experience radical transformation, prospective owners should monitor government planning announcements, potential transport upgrades, and residential supply pipeline developments within the broader area. Long-term value appreciation depends partly on whether the district maintains its residential character or faces increased density or mixed-use development. Similarly, any future transport enhancements or commercial developments in the vicinity could influence property valuations and rental demand, making it prudent for both owner-occupiers and investors to remain informed about district-level planning considerations.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at d'Leedon as an investment property?

Estimating rental yield at d'Leedon requires analysing current market rental rates for comparable-sized units within the Bukit Timah corridor, then dividing anticipated annual rental income by the purchase price to derive gross yield. Recent rental transactions for 2-bedroom units in established Bukit Timah developments have demonstrated gross yields in the region of 3.0% to 4.0%, though actual returns vary significantly based on unit configuration, floor level, and specific unit positioning. Investors must also deduct monthly expenses including maintenance fees (typically ranging from S$300 to S$500 per month for condominium developments in this location), property tax, property insurance, and potential vacancy periods to calculate net yield. The proximity to Farrer Road MRT enhances rental appeal amongst relocating professionals and expatriates, potentially supporting stronger tenant demand and rental rate stability compared to more remote residential locations. Comprehensive financial modelling incorporating realistic occupancy assumptions and conservative rental forecasting remains essential before committing capital.

How does d'Leedon's per-square-foot pricing compare to recent transactions in the Bukit Timah area?

Establishing accurate per-square-foot comparison requires examining recent sale transactions for units in competing Bukit Timah developments, as published pricing data provides only a partial picture of actual market dynamics. The Bukit Timah corridor has historically traded in the region of S$900 to S$1,200 per square foot for 2-bedroom condominium units in established developments, though this range fluctuates based on specific locational attributes, unit age, and amenity quality. d'Leedon's pricing should be evaluated against this benchmark, considering premiums justified by proximity to Farrer Road MRT and neighbourhood maturity. Prospective purchasers should engage property agents familiar with the Bukit Timah micromarket to access recent arm's-length transaction data, enabling informed comparison of whether d'Leedon represents fair value relative to competing options. Timing of comparable transactions and prevailing market conditions significantly influence per-square-foot comparisons, making it advisable to examine transactions occurring within recent months rather than relying on outdated benchmarks.

What Additional Buyer's Stamp Duty (ABSD) implications apply if I am purchasing a second property?

Singapore Citizens purchasing a second residential property currently face Additional Buyer's Stamp Duty (ABSD) calculated at 20% of the purchase price, representing a substantial acquisition cost that materially impacts total investment outlay. For a property purchased at S$1.8 million, ABSD would add approximately S$360,000 to closing costs, significantly affecting the overall capital requirement and return calculations for investors. This duty is calculated separately from standard Buyer's Stamp Duty and must be paid prior to completion of the purchase transaction, requiring careful cash-flow planning to ensure sufficient liquidity at settlement. Certain exemptions and reliefs exist under specific circumstances—for example, properties acquired under the Housing and Development Board's purchase scheme or certain inherited properties—but standard second-property acquisitions in the private condominium market trigger full ABSD liability. Prospective purchasers should consult with property lawyers or tax advisers to confirm their ABSD status and calculate precise closing costs before committing to acquisition.

What lease tenure does d'Leedon hold, and how does lease length affect long-term resale value?

The tenure classification for d'Leedon units must be clarified through the sales documentation or property agent, as this fundamentally shapes ownership rights, financing availability, and long-term value trajectories. If units are offered on 99-year leasehold tenure, prospective buyers must recognise that lease length gradually diminishes with each passing year, eventually affecting market value as the lease approaches expiry—typically occurring when remaining lease periods fall below 60 to 70 years. Properties with shorter lease periods frequently encounter reduced buyer demand, tighter financing restrictions from lending institutions, and negotiated purchase prices reflecting the shortened ownership window. Conversely, freehold ownership or 999-year leases provide indefinite ownership benefits and maintain marketability across generational timescales. The Bukit Timah area contains properties across all three tenure categories, so tenure analysis should form a central component of financial planning. Long-term investors should factor lease decay into their holding period calculations and consider whether lease length remaining at purchase aligns with their investment horizon and intended exit timing.

How does proximity to Farrer Road MRT Station influence d'Leedon's demand and capital appreciation prospects?

Proximity to established MRT stations exerts considerable influence over residential property valuations and capital appreciation potential, as direct public transport access streamlines commutes and enhances lifestyle convenience for both owner-occupiers and tenants. The 370-metre walk to Farrer Road MRT (CC20) positions d'Leedon within an optimal accessibility range, typically associated with sustained demand and above-average rental absorption amongst relocating professionals. Circle Line connectivity provides direct access to the Central Business District and regional employment hubs, supporting demand from working professionals willing to pay premiums for reduced commute times. Historical property market data across Singapore consistently demonstrates that properties within walking distance of MRT stations (typically defined as 400 metres or less) command value premiums compared to comparable developments requiring longer commutes to public transport. Conversely, any future transport disruptions or service reductions could negatively impact valuations, though such scenarios remain unlikely given the Circle Line's maturity and established ridership. The MRT proximity represents a durable competitive advantage for d'Leedon relative to properties requiring car ownership or longer commutes to reach equivalent transport infrastructure.

Is d'Leedon suitable for different buyer profiles such as first-time buyers, upgraders, investors, and high-net-worth individuals?

d'Leedon appeals to multiple buyer cohorts, though each profile should carefully evaluate specific suitability factors and financial capabilities. First-time buyers benefit from the development's established neighbourhood setting, straightforward ABSD-free acquisition pathway, and proximity to essential services and transport infrastructure, making it an accessible entry point into Singapore's condominium market. Upgraders relocating from smaller Housing and Development Board flats will discover expanded living space, private amenity access, and the neighbourhood's quality of life advantages. Investors evaluating yield potential and capital appreciation will appreciate the MRT proximity, rental demand amongst relocating professionals, and competitive per-square-foot pricing relative to competing developments. High-net-worth individuals seeking consolidation properties or portfolio diversification may view d'Leedon as a lower-risk holding within an established district, though wealthier buyers typically prioritise newer developments or properties offering enhanced amenities and architectural distinction. Prospective purchasers should ensure that their specific motivations—whether occupier desire, yield generation, or capital preservation—align with d'Leedon's characteristics before committing to acquisition.

What TDSR headroom and financing capacity should I verify before purchasing a d'Leedon unit?

Debt-to-Service Ratio (TDSR) requirements establish an upper boundary for mortgage commitments, restricting total monthly debt obligations (including housing loans, car loans, credit cards, and other liabilities) to 60% of gross monthly income under current regulatory guidelines. For a property purchase at d'Leedon's price point, prospective buyers should model financing scenarios using realistic mortgage interest rates (typically currently ranging from 3.5% to 4.5%) and 25 to 30-year amortisation periods to establish affordable purchase capacity. A S$1.8 million acquisition with standard 80% loan-to-value financing would require approximately S$360,000 in equity deposit, with resulting monthly mortgage payments varying based on interest rates and loan duration—typically ranging from S$8,000 to S$10,000 monthly on 30-year amortisation. Buyers must verify that this mortgage commitment, combined with all other debt servicing obligations, remains within TDSR constraints whilst maintaining sufficient financial buffer for investment contingencies. Pre-approval from financial institutions enables prospective purchasers to establish precise financing capacity before commencing property searches, avoiding wasted effort pursuing units exceeding realistic acquisition capacity.

How does d'Leedon compare to nearby competing developments in terms of pricing, amenities, and value positioning?

d'Leedon operates within a competitive landscape including several other established condominium developments positioned throughout the Bukit Timah corridor and adjacent planning areas. Direct comparability requires examining competing projects within the 1 to 2 kilometre radius, assessing their per-square-foot pricing, unit size distributions, amenity offerings, and distance to MRT stations relative to d'Leedon's attributes. Competing developments offering stronger amenity packages—such as larger pools, fitness facilities, or concierge services—may command per-square-foot premiums despite similar locational characteristics, requiring prospective buyers to evaluate whether amenity value justifies pricing differentials. Conversely, developments positioned further from MRT stations typically offer lower entry pricing to compensate for reduced transport accessibility. Recent transaction analysis for comparable units in neighbouring developments provides crucial market intelligence, enabling buyers to assess whether d'Leedon represents genuine value within the competitive set or represents pricing that reflects premium positioning. Professional property agents with deep Bukit Timah market knowledge can provide detailed comparative analysis, supporting informed purchasing decisions.

Are specific unit stack levels or floor positions at d'Leedon better value compared to others within the development?

Unit positioning within d'Leedon influences value through multiple factors including exposure to natural light, view quality, noise exposure, and accessibility to shared facilities—considerations affecting both occupier satisfaction and investor rental demand. Lower-floor units (typically levels 2 to 5) may command modest discounts reflecting reduced view premium and potential increased noise exposure from common areas and building circulation, though they offer convenience benefits including faster elevator access and minimal climbing necessary during building amenity usage. Mid-stack floors (typically levels 6 to 12) frequently represent optimal value positioning, offering superior views compared to lower floors whilst maintaining reasonable elevator wait times and avoiding potential higher-floor accessibility constraints. Higher-floor units command traditional view premiums, appealing to owner-occupiers valuing panoramic vistas and investors targeting luxury rental segments willing to pay premiums for superior positioning. The most value-conscious buyers typically target mid-stack units positioned away from lift lobbies, accessing benefits of reasonable views and reduced adjacency to circulation noise without paying premium pricing commanded by penthouse-positioned units. Site-specific architectural factors—including orientation, surrounding building interference, and amenity positioning—should influence unit selection strategy alongside fundamental floor-level considerations.

What future supply pipeline or district developments should I monitor when considering a long-term d'Leedon investment?

Prospective buyers investing in d'Leedon for long-term holding should monitor government planning announcements, infrastructure development timelines, and residential supply pipeline activity within the Bukit Timah planning area and adjacent districts. The Urban Redevelopment Authority's Master Plan and periodic updates communicate long-term district zoning intentions, potential transport enhancements, and commercial or mixed-use developments that could influence neighbourhood character and property valuations. Significant residential supply releases within the Bukit Timah corridor or adjacent areas could increase competitive intensity and moderate appreciation rates, whilst conversely, restrictions on new development density could support supply-constrained appreciation. Transport infrastructure enhancements, such as new MRT stations or major road upgrades, could reshape district valuations and rental demand patterns. Investors should periodically review government consultations, land sales announcements, and development pipelines to remain informed about macro-level changes that could influence long-term value trajectories. The Bukit Timah district's residential character is well-established and unlikely to experience radical transformation, though monitoring planning dynamics remains prudent for understanding how future development may influence the investment profile.

[For Sale] D'leedon (Former Farrer Court) — From S$1.3M