Type

Units

Min Area

Price Range

2 BR

840 sqft

S$2M

4 BR

1744 sqft

S$5.1M

Property Highlights

Condo development with 3 units currently available.
Prices currently range from S$2M to S$5.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$396K on this acquisition.
Located 8 min (630 m) from CC20 Farrer Road MRT Station.

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Leedon Green: Contemporary Living in the Heart of Holland-Bukit Timah

Leedon Green stands as a residential development positioned within one of Singapore's most sought-after and mature neighbourhoods. Located at 28 Leedon Heights, the project benefits from its placement in the Holland-Bukit Timah precinct, an area long recognised for its stability, established infrastructure, and cosmopolitan appeal. The development represents an opportunity for discerning buyers seeking a balance between accessibility, lifestyle, and investment fundamentals in a neighbourhood that has consistently demonstrated resilience across property cycles.

The proximity to Farrer Road MRT Station (CC20) at just 630 metres—approximately an 8-minute walk—provides significant connectivity advantage. This positioning connects residents directly to the Circle Line network, offering seamless access to the central business district, complementary retail zones, and broader Singapore without reliance on private transport. For working professionals and families who commute regularly, this accessibility translates to tangible savings in time and transport costs, a factor that increasingly influences buyer decision-making in the premium residential segment.

Location, Amenities and Neighbourhood Character

The Holland-Bukit Timah corridor is characterised by a mature ecosystem of schools, independent dining establishments, specialist retailers, and recreational facilities that cater to both families and affluent lifestyle-focused demographics. This established infrastructure has taken decades to develop organically, and represents an asset that newly launched greenfield projects cannot easily replicate. Buyers at Leedon Green inherit access to a neighbourhood where community infrastructure—from primary and secondary schools to medical facilities—is already embedded and operational.

The development's setting within this established enclave distinguishes it from newer launches in emerging areas, where amenities infrastructure often relies on future announcements and phased openings. Residents benefit immediately from proximity to independent cafes, specialty retailers, and dining venues that define the Holland Village experience, as well as the quieter residential character that characterises the broader Bukit Timah zone. For families with school-aged children, the concentration of established educational institutions within the immediate vicinity represents a material advantage.

Unit Mix and Configuration

Leedon Green offers a curated selection of residential configurations designed to serve diverse buyer profiles and household compositions. The units feature contemporary finishes and thoughtfully planned layouts that maximise utility and natural light. Floor areas are optimised for efficient urban living, with designs that avoid excessive circulation space whilst maintaining the functional separation expected in modern metropolitan residences. The development's relatively contained footprint contributes to a sense of exclusivity and lower overall density compared to larger-scale residential projects.

Current offerings across the development present a range of entry points, with units available from approximately S$1.98 million. This pricing reflects the development's quality positioning, established location, and the premium associated with mature neighbourhood settings where supply remains constrained. Prospective buyers evaluating units across different floor levels and orientations will find variation in natural light exposure, view characteristics, and perceived privacy—factors that influence both personal preference and long-term resale appeal.

Investment Fundamentals and Market Position

The Leedon Green development appeals to multiple buyer constituencies, each with distinct investment rationales. For owner-occupiers seeking primary residences or upgraders looking to move within a preferred neighbourhood, the development offers immediate lifestyle benefits and the psychological comfort of purchasing within a proven, established area. For investor-focused buyers evaluating long-term asset accumulation, the Holland-Bukit Timah location presents a defensive positioning characterised by consistent demand, transparent comparable transaction history, and limited new supply competing for the same buyer base.

The neighbourhood's maturity means that capital appreciation historically correlates more closely with inflation and land value rather than speculative sentiment or development cycle dynamics. This structural characteristic appeals to investors with longer investment horizons who prioritise stability and income-generating potential over headline-grabbing price appreciation. The balance of owner-occupiers and investors within established mature precincts typically supports both rental demand and secondary market liquidity, reducing concentration risk inherent in developments located in emerging or speculative zones.

Tenure and Long-Term Value Preservation

Units at Leedon Green are offered on leasehold tenure, a structure that remains prevalent in Singapore's premium condominium segment. The remaining lease term represents a material consideration for all purchasers, particularly those planning extended holding periods or considering the development as part of a multi-generational wealth strategy. Leasehold properties with substantial unexpired tenure (typically 80 years or above at point of purchase) demonstrate resilience in resale valuations, though buyers should factor in long-term lease decay implications and the timing of future lease extension considerations.

The establishment of the development within an already-mature neighbourhood supports the case for lease extension eligibility when such matters eventually arise. Governmental policy frameworks in Singapore have historically supported lease extensions for properties in stable residential zones with proven owner-occupier demand, reducing the structural risk that might otherwise attach to leasehold holdings. Prospective purchasers evaluating multi-decade holding horizons should seek specific tenure details and lease expiry timelines as part of their acquisition analysis.

Market Comparison and Competitive Positioning

The residential market in Holland-Bukit Timah encompasses several established developments and both newer projects launched in recent years. Leedon Green's positioning relative to these competing options reflects both its location specifics and its configuration philosophy. Comparable developments in the immediate vicinity typically command similar price points per square foot, though variation emerges based on amenities breadth, unit size distribution, and specific MRT proximity metrics. Buyers evaluating Leedon Green alongside alternative options in the same district should assess not only headline pricing but also spatial efficiency, natural light characteristics, and the precise walking distance to transport nodes.

The maturity of the neighbourhood means that several competing developments have deeper transaction histories, allowing sophisticated buyers to construct statistically robust comparable analyses. This transparency in comparable data supports market efficiency and reduces information asymmetry between buyers and sellers. For investors seeking to model rental yield and capital appreciation scenarios, the availability of historical transactional data across the Holland-Bukit Timah precinct provides a quantitative foundation for return projections.

Forward-Looking Considerations

The broader Bukit Timah and Holland-Bukit Timah zone has been identified in long-term urban planning frameworks as an area where significant intensification and infrastructure enhancement may occur over coming decades. However, the established character and conservation guidelines that protect much of this neighbourhood suggest that wholesale redevelopment remains unlikely in the immediate to medium term. For buyers seeking a balance between accessible location and neighbourhood stability, this combination of urban convenience with residential tranquility represents a distinctive positioning within Singapore's property market.

Prospective purchasers should monitor broader district planning announcements, any future MRT network augmentations, and the trajectory of comparable property values within the precinct. The long-term health of the neighbourhood—particularly in attracting quality retailers, dining establishments, and lifestyle-focused services—remains a material factor in sustaining both rental demand and capital value across the 20 to 30-year ownership horizons that characterise prudent residential property investment.

Frequently Asked Questions

What rental yield might I realistically expect if I purchase a unit at Leedon Green as an investment property?

Leedon Green's positioning within the mature Holland-Bukit Timah neighbourhood supports solid rental fundamentals, with comparable units in the area historically achieving gross rental yields in the region of 2.5% to 3.2% depending on unit configuration and lease terms negotiated. The established neighbourhood appeal, MRT accessibility, and proximity to schools and lifestyle amenities sustain consistent expatriate and local renter demand, particularly for larger units suited to families and multi-year lease arrangements. Investors should model specific yields based on current comparable rental listings for units of similar size and floor level within the immediate precinct, as variations in orientation and amenity access can meaningfully influence achievable rental rates. Long-term yield expectations should also factor in the gradual compression of gross yields as property values appreciate faster than rental rate increases, a pattern evident across Singapore's established residential zones over the past decade.

How does the price per square foot at Leedon Green compare to recent comparable transactions in the Holland-Bukit Timah precinct?

Current pricing at Leedon Green reflects valuations broadly consistent with recent arm's-length transactions across comparable units in the Holland-Bukit Timah zone, typically ranging from S$2,300 to S$2,600 per square foot depending on unit size, floor level, and specific orientation. Smaller units (under 900 square feet) often command premium per-square-foot pricing relative to larger floor plates, a phenomenon driven by the concentration of young professionals and upgraders seeking efficient primary residences within the neighbourhood. The development's contemporary finishes and efficient spatial planning support pricing at the upper end of the range for comparable neighbouring developments, whilst buyers should validate specific per-square-foot metrics against recent transactions for units of identical configuration and similar floor levels. Historical transaction data across the precinct demonstrates relative price stability with modest capital appreciation of 2% to 4% annually over recent cycles, supporting the neighbourhood's characterisation as a stable rather than speculative investment zone.

What is the Additional Buyer's Stamp Duty impact if I am a Singapore Citizen purchasing a second residential property at Leedon Green?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) calculated at 20% of the purchase price, a material cost that must be factored into overall acquisition planning. For a unit at Leedon Green priced at S$1.98 million, this would equate to approximately S$396,000 in ABSD payable at point of completion, substantially increasing the total cost of acquisition beyond the headline unit price. This duty applies in addition to standard conveyancing stamp duty and legal fees, and represents a significant consideration for upgraders relocating from existing properties or investors adding to diversified property portfolios. Prospective purchasers should engage legal advisors to confirm their exact ABSD position based on residency status and prior property ownership history, as the interaction between citizenship, residency, and number of properties held creates nuanced scenarios where specific professional guidance is essential. The ABSD burden means that true acquisition cost for most citizen investors materially exceeds the listed unit price, and this should be prominently weighted in yield calculations and overall investment return modelling.

What is the lease decay risk associated with leasehold tenure at Leedon Green, and how might it affect long-term resale value?

Leasehold properties experience gradual decline in nominal value as the lease expiry date approaches, a phenomenon that accelerates materially when remaining tenure falls below 60 years and becomes acute below 30 years, at which point financing becomes increasingly restricted and buyer demand significantly contracts. The Holland-Bukit Timah neighbourhood's designation as a stable residential precinct with strong owner-occupier demand historically supports relatively favourable lease extension outcomes when collective enfranchisement or individual extension mechanisms are activated, mitigating some lease decay concerns compared to properties in less-established zones. Purchasers acquiring at Leedon Green with remaining tenure substantially above 80 years should factor in that lease extension decision points are likely 30 to 40 years distant, allowing extended holding periods before urgent action becomes necessary. However, investors modelling 15 to 20-year holding horizons should assess the quantum of anticipated lease decay over that period and factor the cost of lease extension (typically ranging from 5% to 12% of property value in the Holland-Bukit Timah area) into long-term capital appreciation projections. The empirical track record of lease extensions in this established neighbourhood suggests relatively straightforward extension processes, though policy changes could alter this calculus and should be monitored over time.

How does proximity to Farrer Road MRT Station (CC20) influence buyer demand and capital appreciation potential for Leedon Green?

The 630-metre separation from Farrer Road MRT represents one of Leedon Green's most material value drivers, as the property sits within the optimal walking radius that meaningfully influences buyer preferences and resale demand curves. Empirical research on Singapore residential property values demonstrates consistent price premiums (typically 5% to 8%) for properties within 400 to 500 metres of MRT stations relative to otherwise comparable units further distant, a premium that partially dissipates but remains perceptible at the 630-metre distance of Leedon Green. The Circle Line connectivity provides direct access to the CBD and complementary lifestyle zones without interchange, a factor that sustains strong demand from working professionals and reduces long-term obsolescence risk compared to properties dependent on ageing public transport infrastructure or private vehicle mobility. Future potential enhancements to the Circle Line or integration with planned transport network augmentations in the broader Bukit Timah zone could further reinforce accessibility premiums and support capital appreciation. The established pattern of accessibility-driven valuation premiums in Singapore's property market supports the view that Leedon Green's MRT proximity represents a durable asset characteristic likely to sustain value over multi-decade ownership horizons.

Which buyer profiles are best suited to Leedon Green, and how do different investor types evaluate the development?

Leedon Green appeals primarily to three distinct buyer constituencies, each with differentiated investment rationales: owner-occupier families upgrading within a preferred neighbourhood who prioritise lifestyle amenities and school proximity; expatriate households seeking established residential neighbourhoods with proven community infrastructure and lifestyle services; and seasoned investors seeking stable, income-generating assets in mature zones where speculative volatility is minimised. High-net-worth individuals evaluating the development typically emphasise the established neighbourhood character, MRT accessibility without requiring private vehicle mobility, and the psychological comfort associated with purchasing in a zone with transparent comparable transaction history and deep market liquidity. First-time buyers and upgraders from HDB backgrounds find the condominium offering particularly compelling when evaluating the stepped transition from public to private housing, with contemporary finishes and facilities providing familiarity with higher-specification living standards. Investment-focused purchasers evaluate Leedon Green through lenses of inflation-hedging potential, rental yield stability, and capital preservation rather than headline appreciation, with the neighbourhood's maturity providing comfort that downside risk is contained within relatively narrow bands. The balance of owner-occupier and investor demand within the development supports dual-sided market liquidity, reducing concentration risk that might otherwise emerge in developments skewed heavily toward either investor or owner-occupier cohorts.

What financing headroom and TDSR implications should I consider when evaluating purchase feasibility at Leedon Green?

Prospective purchasers financing at typical price points within the development (S$1.98 million to S$2.5 million) should model loan-to-value ratios of approximately 75% to 80% assuming standard 35-year tenures, requiring initial capital commitment in the region of S$400,000 to S$500,000 including ABSD and conveyancing costs for owner-occupiers, or S$600,000 to S$700,000 including the 20% ABSD burden for citizen investor-purchasers. Total Debt Service Ratio (TDSR) constraints cap total monthly debt servicing at 60% of gross monthly income, a constraint that typically requires gross monthly household income of approximately S$15,000 to S$18,000 to comfortably service mortgage obligations on a S$2 million unit financed at typical terms. The Holland-Bukit Timah neighbourhood's appeal to relatively affluent demographics generally aligns with household income profiles capable of satisfying these lending criteria, though purchasers nearing TDSR boundaries should factor in the potential for interest rate movements and consult lending specialists to confirm exact serviceability positions. Investors evaluating properties as investment assets should model rental income against mortgage servicing costs, understanding that the 2.5% to 3.2% gross yields typical in the neighbourhood may provide insufficient cash-on-cash returns after debt servicing, necessitating view of the acquisition as longer-term capital appreciation and inflation hedging rather than high-yielding income-generation. First-time home buyers require particular attention to affordability stress-testing, as the development's price point positions it substantially above HDB wealth narratives and demands careful household budget analysis.

How does Leedon Green compare to competing developments in proximity, and what features differentiate it in the marketplace?

The Holland-Bukit Timah precinct encompasses several established developments ranging from older converted blocks (often offering larger floor plates at relatively modest per-square-foot pricing) to newer launches positioned at premium valuations. Leedon Green's competitive positioning reflects its contemporary specification and efficient unit configurations, appealing particularly to buyers prioritising newer finishes and manageable maintenance profiles over maximum spatial allocation. Developments immediately proximate to Leedon Green—including Farrera Court and Regent Green—typically offer comparable price points and location characteristics, though variations emerge in amenity comprehensiveness, unit size distribution, and specific architectural design philosophies. When evaluating Leedon Green against competing options, buyers should assess not only headline pricing but also the age of competing developments' building systems (older properties may face imminent major upgrading costs), the trajectory of comparable valuations, and the demographic profile of existing resident bases (which influences rental demand if investor-focused). The relative scarcity of new supply in the Holland-Bukit Timah zone means that Leedon Green benefits from reduced direct new competitive pressure, supporting pricing stability and long-term asset value defence. Sophisticated purchasers should construct detailed comparable analyses covering recent transaction prices, achieved rental rates, and facility quality across multiple developments, as the concentrated nature of the neighbourhood means transaction volumes remain modest and outlier deals can skew average valuation metrics.

Which floor levels or unit stacks at Leedon Green offer the best perceived value relative to location-adjusted pricing?

Unit stack value analysis across residential developments typically identifies that mid-level floors (generally levels 8 to 15 in a 20+ storey building) offer optimal balance between privacy, view characteristics, and servicing costs, whilst commanding lower per-square-foot premiums than the most elevated levels. At Leedon Green, units positioned on intermediate floors facing quieter street frontage rather than main thoroughfares often achieve strong capital preservation and rental demand profiles without the premium pricing commanded by high-level units with unobstructed views toward the city or botanical features. Lower-level units (levels 2 to 4) generally suffer modest pricing discounts reflecting reduced privacy and view characteristics, though these may represent acquisition opportunities for investors prioritising yield over capital appreciation, as the rental demand profile is less differentiated by floor level than in speculative or newly-launched developments. The specific building configuration at Leedon Green determines the exact stack characteristics (corner units, end units, and units with balcony exposure typically command premiums of 5% to 12% relative to internal units of identical size), and prospective purchasers should physically inspect units across representative floor levels to assess light quality, privacy perception, and outdoor space characteristics. The mature neighbourhood setting means that mid-level units with outlooks toward established greenery and established streetscapes may offer superior aesthetic appeal and psychological well-being compared to maximally elevated units in densifying precincts, and this lifestyle consideration should be weighted alongside pure valuation metrics.

What is the future supply pipeline in the Bukit Timah and Holland-Bukit Timah districts, and how might new developments affect Leedon Green values?

The Bukit Timah and Holland-Bukit Timah zones remain relatively protected from wholesale new development through planning conservation frameworks and the establishment of resident communities resistant to large-scale intensification. Current planning horizons suggest minimal significant new supply emerging within immediate proximal zones to Leedon Green over the next 5 to 7 years, a structural supply constraint that supports relatively stable valuation environments and defends against the value dilution that new competing supply can generate. The Government's broader long-term planning frameworks indicate potential for selected intensification in the broader Bukit Timah region, though such changes would likely be implemented through phased master-planning processes extending across 15 to 20-year timelines rather than disruptive development clusters. Prospective purchasers should monitor any Government Land Sales announcements affecting land parcels within 1 to 2 kilometres of Leedon Green, as larger-scale new developments in proximal areas could theoretically fragment demand pools and exert pricing pressure on established properties. However, the established residential character and school densification in the neighbourhood create structural barriers to large-scale commercial or higher-intensity residential conversion, reducing the likelihood of wholesale supply pipeline shifts that would substantially compete for the owner-occupier and investor demographics purchasing at Leedon Green. Long-term investors should approach valuation projections with conservative assumptions about future supply impacts, but recognise that the maturity and protection of the broader neighbourhood reduces downside supply risk compared to greenfield or transition precincts.

[For Sale] Leedon Green — From S$2M