Type

Units

Min Area

Price Range

3 BR

1346 sqft

S$3.0XM – S$3.3XM

4+ BR

3766 sqft

S$4.4XM – S$4.4XM

Property Highlights

Spacious 1,421 sqft three-bedroom, three-bathroom residence in prestigious d'Leedon development
Excellent connectivity: just 370 metres (4 minutes' walk) to Farrer Road MRT Station on the Circle Line
Prime Leedon Heights address in one of Singapore's most sought-after residential enclaves
Asking price of S$3,350,000 reflects strong capital appreciation potential in this blue-chip location
Well-suited to both owner-occupiers and astute investors seeking exposure to the District 10 premium market

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Ref: 500155526

d'Leedon at Leedon Heights: A Premium Residential Sanctuary Near Farrer Road

Situated at 13 Leedon Heights, this three-bedroom, three-bathroom condominium within the d'Leedon development presents a compelling opportunity for discerning buyers seeking luxury living in one of Singapore's most coveted residential districts. With an internal area of 1,421 square feet, the unit offers generous proportions and thoughtful spatial planning characteristic of the development's reputation for quality construction and design finesse.

The asking price of S$3,350,000 positions this property within the upper-middle segment of the District 10 market, reflecting both the inherent prestige of the Leedon Heights address and the structural advantages afforded by proximity to essential transport infrastructure. The development itself, known locally as d'Leedon, has established itself as a flagship residential community, drawing a mix of established families, expatriate professionals, and investment-savvy purchasers who recognise the enduring appeal of this neighbourhood.

Transport Connectivity and Strategic Location

One of the most compelling features of this property is its exceptional proximity to Farrer Road MRT Station on the Circle Line. Situated merely 370 metres away—a comfortable four-minute walk—the unit enjoys direct access to one of Singapore's most modern rapid transit corridors. This accessibility fundamentally reshapes the property's utility for daily commuters, reducing journey times to business districts, educational institutions, and leisure destinations across the island.

The Circle Line itself has catalysed significant economic activity and residential demand along its route since its opening, and Farrer Road Station serves as a crucial interchange point for residents navigating Singapore's transport ecosystem. For professionals working in the central business district, Marina Bay, or other major employment hubs, the station's connectivity eliminates the friction of lengthy commutes, directly enhancing quality of life and work-life balance considerations that increasingly drive residential purchasing decisions in Singapore's competitive property market.

The d'Leedon Development: Design, Amenities, and Community Character

The d'Leedon development represents a contemporary interpretation of luxury condominium living, blending architectural sophistication with resident-focused amenities that cater to the expectations of Singapore's most demanding homeowners. The three-bedroom configuration with three full bathrooms ensures that family members and guests enjoy private facilities, reducing the friction inherent in shared facilities and supporting the property's appeal as a primary residence for established families or successful professionals.

The 1,421 square foot area provides ample room for flexible space utilisation, whether as dedicated home office facilities, guest accommodation, or entertainment spaces. This scale transcends the cramped confines of smaller units while remaining more practical and economical to maintain than sprawling penthouses or sprawling landed properties, positioning it as an intelligent compromise for buyers seeking substance without excess.

Investment Potential and Capital Appreciation Dynamics

From an investment perspective, properties within the d'Leedon development have demonstrated consistent capital appreciation over medium to long-term holding periods, underpinned by the neighbourhood's institutional desirability and limited supply of premium residential stock at comparable price points. The Circle Line's presence has only reinforced this trajectory, as transport-proximate properties systematically outperform more isolated alternatives in competitive markets.

The District 10 address commands a persistent premium within Singapore's residential landscape, reflecting historical scarcity, established amenity networks, and the cachet associated with neighbourhoods favoured by Singapore's established business elite and senior expatriate community. This demographic consistency has historically provided underlying support for valuations during market corrections, unlike peripheral developments that face sharper sentiment-driven swings.

Buyers considering this property as an investment vehicle should recognise that the current asking price of S$3,350,000 reflects a per-square-foot valuation consistent with recent transactions in comparable developments within the immediate vicinity. Market conditions have remained relatively stable in District 10, with strong underlying demand from both owner-occupiers and investors seeking diversified real estate exposure in Singapore's residential sector.

Financing Considerations and Purchase Economics

At an asking price of S$3,350,000, this property falls within the upper-middle band of the Singapore residential market, and purchasers should carefully consider their total debt servicing capacity and financing headroom. Most financial institutions will require a minimum 25 per cent cash downpayment for residential properties, necessitating initial capital deployment of approximately S$837,500, with the remaining amount potentially funded through mortgage facilities.

For second-property purchasers, the Additional Buyer's Stamp Duty (ABSD) regime will apply, adding approximately S$100,000 to S$125,000 to the total acquisition cost, depending on citizenship status and the timing of previous property disposals. Owner-occupiers purchasing their first residential property in Singapore will benefit from exemption from ABSD, materially improving the economics of purchase and enhancing effective returns on invested capital.

Total Debt Servicing Ratio (TDSR) considerations remain relevant at this price point, with lending institutions typically requiring that monthly mortgage obligations, combined with other debt servicing commitments, do not exceed 60 per cent of gross monthly income. Prospective purchasers should stress-test their financing arrangements against potential interest rate increases, given the current macroeconomic environment and central bank policy trajectories across major developed economies.

Comparative Market Analysis and Competitive Positioning

Recent transaction data from comparable developments within District 10 suggests that the S$3,350,000 asking price represents a competitive entry point for properties of this size, configuration, and amenity provision. Developments such as The Pinnacle@Duxton, Gilstead Court, and other premium residential communities in the immediate vicinity have seen comparable units transacting at price points within a narrow band, indicating relatively efficient market pricing and limited opportunity for significant bargain hunting.

The three-bedroom, three-bathroom configuration itself remains one of the most liquid segments within the Singapore residential market, supported by consistent demand from upgraders transitioning from smaller apartments and families seeking their primary residential base. This liquidity translates into faster exit opportunities for investors and reduced uncertainty regarding future resale prospects, a material consideration for buyers with medium-term investment horizons.

Suitability for Diverse Buyer Profiles

For high-net-worth individuals and established families, this property offers an opportunity to establish a primary residence in one of Singapore's most prestigious addresses without overcommitting capital to the stratospheric price points associated with truly exceptional trophy properties. The three-bedroom configuration and generous square footage provide comfortable living for families with school-age children whilst remaining sufficiently compact to avoid excessive maintenance burdens.

First-time property purchasers with substantial financial resources may find this property somewhat elevated in terms of entry price, though the stability of the District 10 market and the tangible benefits of MRT proximity offer meaningful reassurance regarding capital preservation. Young professionals and upgraders transitioning from smaller starter apartments will appreciate the spaciousness and amenity offering, positioning this unit as an intelligent step-up purchase that serves as a comfortable long-term home.

Investor purchasers should note that three-bedroom units in District 10 command relatively stable rental yields, typically ranging from 2.5 to 3.5 per cent depending on specific location attributes and market dynamics. The MRT proximity enhances the tenant pool, supporting consistent occupancy rates and reducing void periods that otherwise diminish investment returns. Sophisticated investors may view this property as a component within a diversified portfolio of Singapore residential assets, particularly if seeking exposure to the premium end of the market.

Future Supply Dynamics and District Development Trajectory

The supply pipeline within District 10 remains relatively constrained, with limited land available for substantial new residential development given the area's mature character and significant incumbent institutional and private land holdings. This supply inelasticity historically supports price stability and gradual appreciation, particularly for properties located adjacent to rapid transit nodes that concentrate population and economic activity.

Future Government Land Sales (GLS) exercises in adjacent districts may introduce competing supply, though the premium positioning of District 10 itself typically insulates the area from direct competition with new launch developments in less established neighbourhoods. The Farrer Road MRT Station's continued evolution as a mobility node, potentially enhanced through future transit-oriented development initiatives, may further reinforce the desirability of properties within walking distance of the station.

Conclusion

The three-bedroom unit at d'Leedon, 13 Leedon Heights, represents a substantive residential offering positioned at a competitive price point within one of Singapore's most enduring premium locations. The combination of generous internal space, proximity to transport infrastructure, and alignment with established community character creates a compelling proposition for both owner-occupiers and investment-motivated purchasers. The S$3,350,000 asking price reflects market fundamentals rather than speculative froth, offering purchasing certainty in an otherwise volatile global property market environment.

Frequently Asked Questions

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

Based on current market dynamics within District 10, three-bedroom units of comparable size and amenity provision typically generate gross rental yields between 2.5 and 3.5 per cent per annum. For this property at S$3,350,000, this translates to annual rental income in the region of S$83,750 to S$117,250, depending on precise seasonal demand patterns and tenant quality. The proximity to Farrer Road MRT Station supports above-average tenant retention and occupancy rates relative to more peripherally-located alternatives, effectively boosting net yield performance after accounting for void periods and maintenance costs. Investors should note that yields at this price point tend to trail residential properties in transitional or emerging districts, reflecting the premium paid for location stability and institutional buyer demand in established neighbourhoods.

How does the asking price compare to recent per-square-foot transactions in the surrounding District 10 area?

The asking price of S$3,350,000 for 1,421 square feet equates to approximately S$2,357 per square foot, a valuation broadly consistent with recent arm's-length transactions in comparable District 10 developments completed within the past 12 months. Properties within the immediate vicinity—including Gilstead Court, The Pinnacle@Duxton, and other premium residential communities—have recorded similar per-square-foot pricing, indicating efficient market pricing rather than speculative over-valuation. The three-bedroom, three-bathroom configuration commands a modest premium relative to smaller two-bedroom units in the same cluster, reflecting the structural scarcity of well-proportioned family-sized apartments in this prestigious location. Buyers should seek independent valuation advice from licensed property valuers to confirm alignment with their specific investment thresholds and risk tolerance profiles.

What are the ABSD implications for a second-property buyer purchasing this unit at S$3.35 million?

Second-property purchasers will incur Additional Buyer's Stamp Duty (ABSD) at rates that depend on citizenship status and the interval elapsed since disposal of previous residential property interests. For Singapore Citizens purchasing a second residential property, ABSD is levied at 5 per cent of the purchase price, amounting to approximately S$167,500 on this transaction. Permanent Residents face a 10 per cent ABSD rate, equating to roughly S$335,000 additional duty, whilst foreign nationals encounter a 15 per cent charge totalling approximately S$502,500. When combined with standard Stamp Duty (which applies to all purchasers), total acquisition costs for second-property buyers may exceed S$200,000 beyond the asking price itself. These substantial duty implications materially affect the return-on-investment calculation for investor purchasers, and should factor prominently into financing feasibility analysis and investment decision-making frameworks.

Is lease decay a concern for this property, and how might it impact long-term resale value?

The d'Leedon development operates on a standard 99-year leasehold tenure common to most Singapore private residential developments, with the lease having been granted in the early 2000s at original launch. This means the property currently retains approximately 80+ years of lease tenure remaining, which presents no material concern for medium-term purchasers (10–20 year holding periods) or primary resident occupiers. However, for long-term investors or purchasers with 30+ year investment horizons, the inexorable decay of lease tenure below the 60-year threshold does begin to materially constrain resale value and marketability to institutional buyers and conservative purchasers. Financial institutions typically become more cautious in lending against properties with leases below 60 years, effectively reducing the buyer pool and compressing achievable selling prices. Whilst the current lease tenure poses no immediate concern, sophisticated investors should factor future lease extension costs and potential resale friction into multi-decade capital appreciation projections.

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

Transport accessibility has emerged as one of the primary determinants of residential property value and appreciation trajectory in Singapore's market, and Farrer Road MRT Station's position on the Circle Line provides exceptional strategic advantage. The 370-metre walking distance—approximately 4 minutes on foot—positions this property within the optimal 'walkable catchment' where commuters view the MRT as a genuine alternative to private vehicle ownership, directly reducing transport costs and enhancing lifestyle utility. Properties located within 400 metres of MRT stations have historically appreciated faster than more distant alternatives, particularly in established districts where limited new supply constraints redevelopment. The Circle Line's continued expansion and evolution as a major mobility corridor, combined with Government plans for transit-oriented development initiatives, suggests sustained demand growth for properties in this proximity band. This transport advantage has proven resilient across market cycles, providing underlying support for valuations even during periods of broader residential market softness, and substantially enlarging the potential tenant and buyer pools for this unit.

Is this property suitable for first-time home buyers, or better suited to upgraders and investors?

At S$3,350,000, this property represents a premium entry point that exceeds the typical first-time buyer budget profile in Singapore, which conventionally clusters around S$800,000 to S$1,500,000 for new apartments in accessible locations. However, first-time purchasers with substantial financial resources and inherited wealth may view this unit as an attractive primary residence, given its spacious configuration, established neighbourhood character, and proximity to excellent public services and educational institutions in District 10. The property is most naturally suited to upgraders transitioning from smaller two-bedroom starter apartments, particularly families with school-age children seeking additional space and the cachet associated with established residential enclaves. Investment-motivated purchasers will appreciate the relative liquidity of three-bedroom units, the stability of rental demand in this location, and the institutional-quality underlying asset characteristics, though the modest yield profile suggests this is appropriate for long-term wealth preservation rather than aggressive return-seeking. Owner-occupiers able to afford the acquisition price will typically derive greater value from this property than investor purchasers, given the quality-of-life benefits and the relatively compressed yield environment at this price tier.

What are the TDSR implications and financing headroom considerations at this S$3.35 million price point?

At S$3,350,000, financing this property requires meaningful capital adequacy, with most lending institutions requiring a 25 per cent downpayment (approximately S$837,500) to secure mortgage facilities for the remaining S$2,512,500. Using standard mortgage term assumptions (25 years at 4.5 per cent prevailing rates), monthly mortgage obligations would approximate S$12,700–S$13,500 depending on the specific lender and prevailing interest rate environment. Under the TDSR framework, total monthly debt servicing (inclusive of the mortgage plus any other outstanding consumer loans, credit cards, or personal obligations) must not exceed 60 per cent of gross monthly income, implying a minimum required gross monthly income of approximately S$21,000–S$23,000 to support this acquisition. Purchasers should stress-test this calculation against potential interest rate movements of +200 basis points (to 6.5 per cent), which would increase monthly servicing costs materially and reduce available TDSR headroom. High-net-worth individuals and those with diversified income sources will typically navigate this price tier with limited friction, whilst salaried professionals should carefully assess their income stability and remaining debt servicing capacity before committing to this financial commitment.

How does this property compare to nearby competing developments within District 10?

Within the immediate competitive set, properties at d'Leedon compete directly with developments such as Gilstead Court, The Pinnacle@Duxton, and residences within the Leedon Park cluster, which offer similar three-bedroom configurations at broadly comparable price points (S$3,200,000 to S$3,600,000 depending on size, floor level, and view orientation). The d'Leedon development distinguishes itself through contemporary architectural styling, well-maintained common areas, and a reputation for responsive management, though competitive properties may offer superior view orientations or more extensive amenity packages depending on specific unit configurations. Gilstead Court, located nearby, carries greater institutional recognition among certain buyer demographics and may command a modest pricing premium, whilst The Pinnacle@Duxton's iconic twin-tower architecture appeals to purchasers prioritising landmark status and associated prestige. For price-conscious buyers prioritising value extraction, d'Leedon offers competitive positioning without the 'trophy property' premium attached to more iconic or architecturally celebrated alternatives. All competing developments share the District 10 location advantages and MRT proximity, effectively placing the decision on individual aesthetics, management quality, and specific unit attributes rather than neighbourhood fundamentals.

Are there specific unit stacks or floor levels offering better value or investment characteristics?

Within three-bedroom apartment configurations, mid-to-high floor levels (typically floors 10–15) commonly command modest price premiums of 3–5 per cent relative to lower floors, reflecting preferences for enhanced views, reduced noise penetration, and reduced pedestrian surveillance. However, ground and low-level units (floors 2–5) frequently offer superior value propositions for investors focused on rental yield optimisation, given that tenants (particularly families with young children) often prefer ground-level access for convenience and safety considerations. Units facing common gardens or landscaped areas typically achieve higher rental demand and occupancy rates, suggesting potential value advantage over street-facing alternatives despite possible premium pricing. For this specific property without detailed floor plan information, potential purchasers should prioritise units on the quieter side of the development (avoiding major road frontage), with unobstructed views and afternoon sun exposure, whilst remaining indifferent to ultra-premium floor levels where the pricing premium typically exceeds the incremental utility delivered. Corner units occasionally offer superior space planning and improved natural lighting, commanding modest premiums that may be justified for owner-occupiers but less compelling for investor purchasers focused on yield metrics.

What is the outlook for future supply in District 10, and how might this affect long-term appreciation potential?

District 10 presents one of Singapore's most supply-constrained residential neighbourhoods, with limited land available for new development owing to the area's mature character, established residential fabric, and significant portions held in institutional or long-term ownership. The Government's current land release strategy focuses supply towards emerging growth districts and transit nodes beyond District 10, suggesting minimal new competitive supply will directly impact this neighbourhood in the foreseeable 5–10 year horizon. Recent Government Land Sales exercises have deliberately steered residential supply towards districts such as Tampines, Woodlands, and outer fringe locations, effectively reducing pressure on established premium areas and supporting price stability within District 10. The mature nature of this district, combined with its reputation as a preferred residential base for established families and senior professionals, creates structural demand resilience that should underpin gradual appreciation even as Singapore's overall population growth moderates. However, buyers should recognise that the absence of new supply also implies limited potential for dramatic appreciation, with value growth likely to track inflation and income growth rates rather than delivering exceptional capital gains associated with emerging or transitional neighbourhoods undergoing transformational development.

d'Leedon 3BR Condo, $3.35M | Farrer Road, 4min MRT