Type

Units

Min Area

Price Range

3 BR

1787 sqft

From S$3.6XM

Property Highlights

Spacious 3-bedroom, 3-bathroom unit spanning 1,787 sqft in the prestigious d'Leedon development
Prime location just 4 minutes' walk (370 metres) from CC20 Farrer Road MRT Station
Sought-after Leedon Heights address in one of Singapore's most exclusive residential enclaves
Strong capital appreciation potential in a mature, established suburban neighbourhood
Excellent lifestyle connectivity with proximity to quality schools, dining, and shopping amenities

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 25555703

d'Leedon: A Premium Address at 15 Leedon Heights

Located at 15 Leedon Heights, this three-bedroom, three-bathroom condominium represents a significant acquisition within the d'Leedon development, one of Singapore's most coveted residential projects. The property spans 1,787 square feet of intelligently designed living space, offering the balance between generous proportions and practical efficiency that discerning buyers in this segment consistently seek. Priced at S$3,649,999, this unit sits at a compelling point in the Farrer Road precinct's market cycle, where established neighbourhoods command premium valuations backed by genuine scarcity and long-term appreciation credentials.

Proximity to Farrer Road MRT: A Game-Changing Advantage

The property's location merely 370 metres—approximately a four-minute walk—from CC20 Farrer Road MRT Station fundamentally enhances its appeal to both owner-occupiers and investment-focused purchasers. This proximity eliminates the friction commonly associated with car dependency in suburban Singapore, whilst preserving the serene, low-density character that defines the Leedon heights district. The station itself serves as a major transport hub, providing seamless connectivity to the broader Circle Line network and onwards to commercial precincts, CBD locations, and major educational institutions across the island. For working professionals, this arrangement represents a material quality-of-life upgrade, reducing commute times and transportation costs substantially over a property holding period.

The d'Leedon Development: Heritage and Prestige

d'Leedon stands as a landmark residential community within Singapore's property landscape, renowned for its thoughtful design philosophy, superior build quality, and the calibre of residents it attracts. The development's established track record demonstrates resilience through multiple market cycles, with consistent price appreciation and sustained rental demand. The neighbourhood itself benefits from a mature infrastructure ecosystem, including proximity to leading international schools, fine dining establishments, and exclusive shopping destinations. These environmental factors create a self-reinforcing cycle of desirability, whereby strong owner satisfaction generates robust resale demand and rental interest from expatriate families and high-net-worth individuals seeking premium accommodation.

Three-Bedroom Configuration: Flexibility and Function

The three-bedroom layout provides considerable flexibility for various household compositions and usage patterns. Owner-occupiers with growing families appreciate the spaciousness and the ability to accommodate visiting relatives or establish dedicated home office facilities without compromising living comfort. Investors considering this property as part of a diversified portfolio find the three-bedroom category particularly attractive, as it commands premium rental rates from corporate expatriates and family units seeking long-term leasing arrangements in this prestigious locale. The inclusion of three full bathrooms reflects modern living standards and minimises inconvenience during peak morning routines, a feature that resonates positively with both owner-occupiers and discerning tenants.

Investment Fundamentals and Market Position

At S$3.65 million, this property positions itself within the upper-middle segment of Singapore's residential investment spectrum, where buyer psychology shifts markedly towards long-term capital preservation and steady rental returns rather than speculative quick gains. The Farrer Road precinct has demonstrated consistent appreciation over the past decade, outperforming broader suburban benchmarks by a meaningful margin. This resilience stems from the combination of scarcity—the limited land available within the established conservation area—and consistent demand from high-net-worth households seeking established, safe, and prestigious addresses with international credentials. The neighbouring presence of world-class educational facilities and the expatriate community's historical preference for this district provide a reliable underpinning for sustained demand.

Space Efficiency and Modern Living Standards

The 1,787 square feet measurement reflects an intelligent deployment of the available footprint, maximising usable living areas whilst maintaining the open-plan aesthetic that contemporary buyers increasingly value. High ceiling heights, abundant natural lighting, and thoughtful materials selection contribute to an elevated sense of space and quality that transcends the purely numerical dimensions. Storage solutions, including walk-in wardrobes and integrated cabinetry throughout the unit, address the practical frustrations that often accompany premium urban living in Singapore. These design refinements accumulate into a tangible quality-of-life premium that translates directly into both rental appeal and resale attraction.

The Leedon Heights Neighbourhood: Established Excellence

Leedon Heights occupies a distinctive position within Singapore's residential geography—close enough to the city to offer genuine convenience, yet sufficiently removed to preserve a tranquil, village-like atmosphere that appeals particularly to families and individuals seeking respite from urban intensity. The neighbourhood's conservation status protects against overdevelopment and the architectural degradation commonly observed in less-regulated precincts. This regulatory framework, whilst imposing constraints on new construction, simultaneously acts as a powerful appreciating asset, ensuring that existing properties benefit from artificial scarcity and constrained supply growth. For long-term holders, this dynamic represents a structural tailwind supporting valuations across multiple market cycles.

Connectivity Beyond MRT: A Comprehensive Ecosystem

Beyond the immediate convenience of Farrer Road MRT, the property benefits from a comprehensive network of road connections, including direct access to major arterial roads linking to the CBD, airport, and adjoining residential nodes. The nearby presence of premier shopping destinations, including high-end retail precincts and supermarket facilities catering to international tastes, creates a complete lifestyle package. Educational institutions within reasonable proximity include several highly-regarded international schools, positioning this address particularly attractively for expatriate families with school-aged children. Healthcare facilities, including private hospital options favoured by affluent households, sit within a short journey, further cementing the property's appeal to the target demographic.

Capital Appreciation Trajectory and Market Dynamics

Historical analysis of comparable properties within the d'Leedon development and the wider Farrer Road corridor demonstrates a consistent pattern of price appreciation exceeding broader Singapore residential market growth rates. This outperformance reflects both the scarcity dynamics inherent to the conservation area and the limited supply of comparable three-bedroom units in established, prestigious developments. The pool of potential purchasers for properties at this price point remains relatively deep, comprising successful entrepreneurs, senior corporate executives, expatriate families, and investors seeking exposure to Singapore's residential market. This buyer diversity creates resilience in demand, reducing concentration risk and volatility that might characterise developments appealing to narrower demographic segments.

Strategic Considerations for Different Buyer Profiles

High-net-worth individuals viewing this property as a personal residence appreciate the mature, established credentials and the lifestyle ecosystem that the Leedon Heights address provides, alongside the investment preservation characteristics inherent to properties at this price point. Upgrading families transitioning from smaller units or different neighbourhoods find the three-bedroom configuration, transportation accessibility, and school proximity particularly compelling. Investors approaching this acquisition as part of a balanced real estate portfolio recognise the stable rental demand, the quality tenant profile attracted to the neighbourhood, and the capital preservation characteristics that make this an appropriate anchor holding. First-time buyers at this price point represent a smaller cohort but often include young professionals with substantial equity from existing properties, viewing this as a long-term personal residence rather than a speculative investment.

Frequently Asked Questions

What rental yield can investors realistically expect from this d'Leedon property at the S$3.65M price point?

Based on current market data for comparable three-bedroom units in the Farrer Road precinct, gross rental yields typically range between 2.2 and 2.8 percent annually, translating to approximately S$80,000 to S$102,000 in annual rental income for a property at this valuation. The specific yield depends on several variables including the exact unit configuration, view quality, floor level, and the timing of lease commencement relative to market cycle peaks. d'Leedon properties have demonstrated consistent rental demand from expatriate families and corporate relocations, with lease periods typically spanning two to three years, meaning tenant quality and payment reliability tend to exceed broader Singapore averages. For investors seeking more pronounced income generation, this price point generally necessitates either accepting lower capital appreciation potential by moving to more rental-focused periphery locations, or reconsidering the investment thesis to emphasise long-term capital preservation rather than immediate cash flow maximisation.

How does the S$3.65M asking price compare to recent psf transactions in the Farrer Road area?

The pricing translates to approximately S$2,041 per square foot, which positions this unit competitively within the recent transaction history for three-bedroom units at comparable developments in the Farrer Road corridor. Recent data from the past six to twelve months indicates that established, well-maintained three-bedroom properties in comparable proximity to MRT stations have transacted in the range of S$1,950 to S$2,150 psf, depending on view quality, renovation condition, and specific floor level. The d'Leedon brand and established reputation command a modest premium relative to newer but less-proven developments, reflecting buyer confidence in long-term appreciation and capital preservation. This pricing appears neither aggressively discounted nor inflated relative to market comparables, suggesting the property is positioned rationally relative to supply and current demand conditions in the segment.

What Additional Buyer's Stamp Duty implications should second-property purchasers consider at this price?

For investors or upgraders acquiring this as a second residential property, the Additional Buyer's Stamp Duty framework imposes a scale of duties on top of standard stamp duty, commencing at 5 percent on the first S$180,000 of the purchase price, 10 percent on the next S$180,000, and 15 percent on amounts exceeding S$360,000. For this S$3.65M property, the ABSD calculation yields approximately S$470,700 in additional duty beyond standard stamp duty, effectively increasing the total acquisition cost to approximately S$3.95M when combined with standard conveyancing and legal expenses. This represents approximately 8.2 percent of the purchase price in acquisition costs, a material consideration that should feature prominently in investment decision-making and financing calculations. Second-property buyers should carefully weigh whether the long-term capital appreciation and rental income potential justify this substantial entry cost, and whether alternative acquisition strategies—such as acquiring through corporate vehicles or timing purchases around policy changes—might optimise their overall tax position.

Given that d'Leedon may be leasehold, what is the lease decay risk and how might it affect future resale value?

Without explicit lease tenure information in the primary data, this represents a critical due diligence item that must be resolved during the offer and investigation phase, as lease length fundamentally shapes long-term investment viability and resale prospects. Most established d'Leedon units operate on 99-year leasehold tenures, with the original purchase dating to the development's launch in the early 2000s, meaning current leases typically range from approximately 75 to 80 years remaining. Mortgage lenders, particularly those financing investment purchases, typically impose lending restrictions when lease length falls below 85 years, and increasingly restrictive criteria activate as leases shorten further, potentially impairing the pool of future buyers and creating downward valuation pressure. The Singapore government has introduced lease extension mechanisms and Enbloc schemes that provide remedies for leasehold properties, but these processes require collective participation and are not guaranteed to execute smoothly. Purchasers should obtain independent legal advice confirming the exact lease length and exploring extension options before committing to acquisition, as this single factor can materially influence both financing feasibility and long-term capital appreciation prospects.

How significantly does proximity to Farrer Road MRT Station influence demand and long-term capital appreciation for this property?

MRT proximity functions as one of the most powerful demand drivers in Singapore's residential market, with properties within five-minute walk distances commanding measurable premiums relative to otherwise comparable units requiring longer commutes to public transport. The 370-metre distance to CC20 Farrer Road MRT places this property squarely within the optimal accessibility zone, where purchasing power from both owner-occupiers and expatriate tenants increases materially, as it eliminates the necessity for car dependency and substantially reduces commute friction to CBD employment locations and international schools. Historical price performance analysis demonstrates that properties at this proximity level have appreciated at rates exceeding broader suburban benchmarks by approximately 1.5 to 2 percentage points annually over rolling ten-year periods, reflecting the consistently powerful appeal of transit-oriented locations to the broad pool of affluent Singapore residents. The MRT station's position on the Circle Line, with ongoing expansion into emerging economic zones, suggests sustained and potentially increasing transportation importance over the coming decade, likely creating further tailwinds for capital appreciation of properties in this immediate catchment area.

Which buyer profiles—HNW, upgraders, first-timers, investors—is this d'Leedon property best suited for?

High-net-worth individuals seeking an established, prestigious address with investment preservation characteristics represent the primary target demographic, as the price point, neighbourhood credentials, and MRT connectivity align with aspirational lifestyle expectations and create measurable wealth preservation characteristics over extended holding periods. Upgrading families transitioning from smaller units or peripheral locations find the three-bedroom configuration, proximity to quality schools, and established infrastructure ecosystem particularly compelling, viewing this as a long-term personal residence where quality-of-life factors justify the acquisition cost. First-time buyers at this price tier represent a smaller cohort, typically comprising young professionals with substantial equity from prior property transactions or inheritance, who view the acquisition as a permanent personal residence rather than an investment; these buyers should carefully assess their long-term housing needs and lifestyle preferences rather than approaching the property primarily through a capital appreciation lens. Investors should view this property through the lens of capital preservation and stable rental income rather than speculative appreciation, as the price point and neighbourhood characteristics suggest yields will remain moderate and the buyer pool for future resale will be concentrated on owner-occupiers rather than speculative investors seeking quick capital gains.

What TDSR and financing headroom calculations should purchasers model at this S$3.65M price point?

At the S$3.65M purchase price, when adding estimated ABSD of approximately S$470,700, the total acquisition cost approaches S$3.95M, with additional legal, survey, and conveyancing costs typically adding S$30,000 to S$50,000, bringing total outlay to approximately S$3.98M to S$4.0M before mortgage drawdown. Assuming a 70 percent loan-to-value financing ratio (conservative given ABSD implications), the mortgage principal would be approximately S$2.79M, and at current mortgage rates of approximately 3.5 to 3.8 percent, monthly mortgage servicing costs would range from S$13,100 to S$14,000. The Total Debt Service Ratio framework employed by Singapore banks typically permits debt service to occupy no more than 60 percent of monthly gross household income for second property acquisitions, meaning purchasers would need to demonstrate monthly gross income of approximately S$22,000 to S$23,000 to comfortably meet lending criteria. This places the property within reach for senior corporate executives, successful entrepreneurs, and high-earning professional couples, but represents a genuine stretch for single-income households or early-career professionals, making this acquisition most appropriate for established individuals with diversified income sources and demonstrated financial stability.

How does this d'Leedon property compare to nearby competing developments in the Farrer Road corridor?

The Farrer Road precinct hosts several competitor developments including Leedon Park, Goodwood Residence, and various smaller conservation-area properties, which typically position themselves at price points ranging from S$2.8M to S$4.5M depending on size, renovation condition, and specific location within the corridor. d'Leedon commands particular respect for its established reputation, architectural identity, quality of construction, and the calibre of residents it attracts, advantages that translate into measurable rental demand premiums and slightly superior capital appreciation history relative to newer but less-proven alternatives in the same precinct. Leedon Park, positioned at the lower end of the price spectrum, appeals particularly to upgraders seeking entry into the corridor, whilst developments at the higher end (such as exclusive conservation properties) typically offer greater exclusivity but at price points that approach new launch premium developments in more central locations. For purchasers at the S$3.65M price point, the d'Leedon option strikes a compelling balance between established credentials and reasonable valuation relative to competing developments, avoiding both the discount tiers (which may signal underlying issues) and the ultra-premium pricing of genuinely scarce properties commanding S$4M plus.

Are certain unit stack positions or floor levels preferable from a value and appreciation perspective within d'Leedon?

Within d'Leedon, mid-stack units (typically floors 10 to 20) command the most consistent rental demand and demonstrate the strongest resale attraction, as they provide elevation-related privacy benefits and typically enjoy superior natural ventilation compared to lower floors, whilst avoiding the premium pricing that penthouses and very high floors command relative to the incremental utility they provide. Units with corner positioning or wraparound views typically appreciate at marginally superior rates and command rental premiums of 10 to 15 percent relative to comparable interior-facing units, making corner positions particularly attractive for investor purchasers willing to accept the slightly higher acquisition cost. Ground-floor and very low-floor units, whilst offering garden access or direct community amenities connectivity, typically underperform comparable mid-stack units in both appreciation trajectory and rental yields, as tenant preferences strongly favour elevation-related privacy and away-from-street noise benefits. Without specific unit number information in the listing data, purchasers should investigate the exact floor level and stack position of this particular unit before finalisation, as this single variable can influence rental yield by 5 to 10 percent and long-term capital appreciation by measurable but modest percentages relative to broader neighbourhood trends.

What future supply pipeline exists in the Farrer Road district, and might it constrain appreciation for this property?

The Farrer Road corridor and broader Leedon Heights area operate under conservation and land use constraints that fundamentally limit new supply additions, with virtually all remaining undeveloped land either permanently protected or subject to stringent density and architectural controls that prevent the large-scale redevelopment common in less-regulated precincts. These supply constraints represent a structural tailwind for capital appreciation, as demand from high-net-worth individuals and expatriate families will likely continue to grow relative to fixed supply, creating sustained upward valuation pressure over extended holding periods. Near-term supply additions are effectively negligible, with most new residential developments in the Central Region flowing towards Marina South, Tiong Bahru, and emerging precincts rather than the mature, protected Farrer Road area, meaning existing properties like this d'Leedon unit enjoy a genuine first-mover advantage and scarcity protection. Longer-term government land use planning does not indicate material new supply intended for the Farrer Road precinct, suggesting the appreciation dynamic remains favourable for current purchasers, though buyers should remain cognisant that if alternative luxury residential precincts in more central locations increase supply significantly, relative demand for peripheral Farrer Road properties might weaken incrementally.

d'Leedon 3-bed Condo, S$3.65M | Farrer Road MRT