Type

Units

Min Area

Price Range

4 BR

1496 sqft

S$5M – S$5.1M

Property Highlights

Condo development with 3 units currently available.
Prices currently range from S$5M to S$5.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$996K on this acquisition.
Located 8 min (630 m) from CC20 Farrer Road MRT Station.

Price Trends & Rental Yield

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Leedon Green: A Premium Address in Holland District

Leedon Green stands as a distinguished residential development commanding a prime location at 28 Leedon Heights within the coveted Holland district. Situated approximately eight minutes' walk from Farrer Road MRT Station (CC20), the project benefits from seamless integration with Singapore's mass rapid transit network, positioning residents within convenient reach of the Central Business District, Orchard Road, and key employment centres across the island. This strategic positioning has consistently underpinned the district's appeal among affluent owner-occupiers and astute property investors alike.

The development encompasses generously proportioned units, with residences featuring multiple bedrooms, full bathroom suites, and floor areas exceeding 1,700 square feet, catering to households prioritising space, comfort, and privacy. Such configuration appeals particularly to established families, senior professionals, and high-net-worth individuals seeking to consolidate their residential holdings within Singapore's most sought-after neighbourhoods. The surrounding precinct is characterised by mature landscaping, low-density residential fabric, and proximity to reputable educational establishments, further reinforcing the area's magnetism for those with exacting lifestyle requirements.

Neighbourhood Context and Transport Connectivity

Holland remains one of Singapore's most prestigious residential enclaves, renowned for its verdant streetscapes, established character, and magnetic draw for affluent expatriate communities and wealthy Singaporean families. The vicinity of Leedon Green encompasses tree-canopied avenues, exclusive private estates, and several centuries-old colonial-era properties interspersed with contemporary developments. This architectural and spatial heterogeneity has preserved the district's distinctive charm whilst accommodating modern residential aspirations. The adjacent Holland Village shopping precinct provides curated dining, retail, and entertainment options, whilst proximity to multiple secondary schools, international institutions, and healthcare facilities renders the locale exceptionally attractive to multi-generational households.

Farrer Road MRT Station's positioning as a Circle Line hub (CC20) delivers exceptional transport efficiency. Commutes to the Marina Bay financial district, Raffles Place, and Shenton Way office corridors require merely 15 to 20 minutes via direct or single-interchange routes. This connectivity benchmark has historically sustained robust demand for residential stock throughout Holland and its immediate surrounds, with capital appreciation rates frequently tracking above neighbourhood averages across broader Singapore property markets. The integration of cycling infrastructure and bus rapid transit corridors further enhances last-mile connectivity, supporting car-lite lifestyle preferences increasingly favoured by younger affluent demographics.

Investment Dynamics and Capital Appreciation

Leedon Green's positioning within Holland district carries inherent capital appreciation potential anchored by several structural factors. Firstly, the district's constrained supply profile—driven by low-density zoning, conservation restrictions, and limited redevelopment capacity—has historically insulated prices from oversupply dynamics afflicting peripheral precincts. Secondly, the established reputation and institutional presence of educational, commercial, and recreational anchors have sustained consistent buyer demand irrespective of broader market cycles. Thirdly, expatriate inflows into Singapore's financial and technology sectors continue directing disproportionate purchasing power towards Holland and adjacent precincts perceived as offering authenticity, stability, and international-standard amenities.

Recent transaction evidence across the Holland district indicates price appreciation trajectories ranging from four to six percent annually across the preceding decade, substantially outpacing inflation and rivalling capital gains from securities markets. This performance trajectory reflects both organic household formation dynamics and recurrent buyer rotation as upgraders trade properties along the condominium and landed property spectrums. Investors acquiring units within Leedon Green as buy-to-let propositions can reasonably anticipate annual rental yields within the four to five percent band, contingent upon unit size, configuration, and tenant profile targeting. Furnished units commanding premium positioning attract international tenant rosters prepared to remit rental payments exceeding S$8,000 to S$12,000 monthly, substantially supporting yield calculations and debt servicing capacity assessments.

Unit Configuration and Floor Plate Diversity

The development's architectural specification encompasses multiple unit typologies, permitting buyers to calibrate residential space against household composition and lifestyle requirements. Larger residences of approximately 1,700 to 1,900 square feet accommodate four-bedroom configurations with dedicated studies, master suites featuring walk-in wardrobes and ensuite facilities, and formal living and dining precincts. These layouts find particular resonance amongst families with school-age children, senior executives entertaining business associates, and high-net-worth individuals accommodating multigenerational visits from overseas relations. The separation of service and principal circulation spaces, combined with ample storage provision and utility zones, supports seamless household management across extended periods of occupancy.

Mid-stack and high-floor positioning delivers superior vista quality, enhanced natural ventilation, and markedly diminished ambient noise intrusion relative to lower storeys. Anecdotal evidence from recent resale transactions suggests high-floor residences command pricing premiums of three to seven percent relative to base-storey counterparts, reflecting buyer preference for elevated sightlines and perceived privacy benefits. Corner units, where available, command additional premiums by virtue of enhanced cross-ventilation, dual-aspect natural lighting, and diminished corridor adjacency. Astute investors analysing Leedon Green's unit inventory for acquisition should weight such positional attributes heavily, as subsequent resale marketability and rental demand patterns demonstrably correlate with floor level and corner orientation metrics.

Acquisition Frameworks and Stamp Duty Implications

Prospective buyers acquiring residential property in Singapore encounter differential stamp duty regimes contingent upon citizenship status, prior property ownership, and intended occupancy framework. Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20%, representing a substantial cost increment relative to first-time acquisition or non-citizen purchases. For a typical Leedon Green acquisition at S$5,000,000, ABSD liability would approximate S$1,000,000, materially elevating total outlay and financing requirements. Sophisticated purchasers must integrate such duties into acquisition cost calculations and stress-test financing capacity against debt servicing obligations, particularly where leveraging remains component to acquisition strategy.

Permanent residents and foreign nationals face ABSD regimes commencing at 5% for first acquisitions and escalating to 15% for subsequent purchases, structurally advantaging non-citizen acquisitions relative to Singapore Citizens acquiring second properties. This differential has historically influenced buyer composition within Holland district acquisitions, with pronounced expatriate representation reflecting both regulatory incentive structures and cultural preference for Holland's international aesthetic. Buyers should engage qualified tax advisors and legal counsel to optimise acquisition structures, particularly where spousal ownership, corporate vehicles, or discretionary trust frameworks might modulate duty liabilities and enhance estate planning outcomes.

Market Positioning and Competitive Landscape

Holland district encompasses several established developments competing for buyer attention within the luxury residential spectrum, including properties across nearby Leedon Park, Holland Village Road, and contiguous precincts. Leedon Green's competitive positioning reflects several differentiators: architectural contemporary design principles, comprehensive facility provisioning, established community precedent, and Farrer Road MRT proximity. Similar-vintage developments in proximate locations command per-square-foot pricing within the S$8,500 to S$10,500 band, reflecting variations in unit configuration, facility amenity standards, and individual building prestige. Leedon Green's price trajectory tracks within this band, positioning it competitively for buyer segments prioritising location consistency with established neighbourhood character.

The broader Holland district supply pipeline remains constrained by low-density zoning prescriptions and scarcity of redevelopment opportunity sites. With minimal new-build condominium completions anticipated within the precinct over the medium term, existing developments including Leedon Green retain structural supply scarcity value. This backdrop contrasts markedly with peripheral districts experiencing significant new supply injection, frequently occasioning price moderation and margin compression for earlier-vintage developments. Consequently, investors acquiring Leedon Green units benefit from structural undersupply dynamics supporting longer-term capital appreciation, albeit with subordination to newer developments commanding architectural novelty appeal and cutting-edge sustainability features.

Financing and Debt Servicing Considerations

Residential mortgage financing in Singapore typically permits loan-to-value advances reaching 75% to 80% of assessed valuation for owner-occupiers and 60% to 75% for investment purchasers. At representative Leedon Green price points approximating S$5,000,000, owner-occupiers might access financing in the range of S$3,750,000 to S$4,000,000, requiring equity contributions of S$1,000,000 to S$1,250,000 exclusive of acquisition duty liabilities. Total debt servicing obligations, computed via the Total Debt Servicing Ratio (TDSR) framework, must not exceed 60% of gross household income for owner-occupier purchases and 40% for investment acquisitions. This constraint necessitates gross monthly household income of at least S$25,000 to S$30,000 for owner-occupier purchasers financing at maximum leverage, a threshold comfortably satisfied within Singapore Citizen demographic segments targeted by Holland developments.

Investment purchasers acquiring Leedon Green units encounter more stringent financing frameworks, with many banks restricting loan advances to 60% of purchase price and applying TDSR thresholds of 40% inclusive of rental income derived from the subject property. Consequently, investors with S$5,000,000 unit acquisitions require substantial equity capital and must demonstrate robust personal income credentials independent of anticipated rental yields. This financing architecture has historically advantaged high-net-worth individuals and sophisticated property investors possessing substantial liquid capital reserves, reinforcing Holland's demographic profile as a precinct populated predominantly by affluent and financially robust household segments.

Future Supply Dynamics and Market Outlook

Holland and contiguous Farrer Road districts face protracted supply constraints, reflecting Urban Redevelopment Authority (URA) zoning prescriptions emphasising low-density residential character preservation. The precinct's designation as a conservation buffer zone and established residential enclave substantially limits redevelopment permissions for new commercial or high-density residential projects. This regulatory environment, whilst constraining housing supply, has consistently supported price appreciation and long-term capital preservation for existing residential stock including Leedon Green. Market observers anticipate persistent demand from Singapore Citizen upgrade buyers transitioning from suburban Housing Development Board holdings or older condominiums, coupled with ongoing expatriate interest in Holland's established prestige positioning.

Singapore's residential property market has historically experienced cyclical price volatility correlating with macroeconomic conditions, interest rate trajectories, and transaction volume elasticity. However, premier precincts including Holland have demonstrated superior resilience during market corrections, with price declines typically constraining to single-digit percentages relative to broader market deterioration affecting peripheral districts. This defensive positioning has attracted institutional investors and family office capital, further stabilising price foundations within established luxury residential enclaves. Leedon Green's positioning within this resilient market segment suggests sustained investor appeal and capital appreciation prospects contingent upon macroeconomic stability and continued Singapore's attractiveness as a global financial centre and expatriate destination.

Frequently Asked Questions

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

Investment purchasers at Leedon Green can reasonably anticipate gross rental yields ranging from four to five percent annually, contingent upon unit configuration, furnishing specification, and tenant sourcing strategy. Larger four-bedroom residences in premium high-floor or corner positions typically command monthly rental rates between S$8,000 and S$12,000, particularly when marketed to international tenant pools seeking established Holland neighbourhood character. Net rental yields, after deducting property management fees, maintenance charges, and sinking fund contributions typically ranging S$400 to S$600 monthly, crystallise closer to three to four percent. The inherent tenant demand within Holland, anchored by expatriate business community presence and corporate relocation flows, substantially supports rental marketability and pricing stability relative to peripheral precincts experiencing greater vacancy risk and rental rate volatility.

How does Leedon Green's per-square-foot pricing compare to recent transactions in the Holland district?

Recent resale transactions across Holland district established developments have demonstrated per-square-foot pricing within the S$8,500 to S$10,500 band, reflecting variations in unit typology, building prestige, and individual property condition. Leedon Green's pricing trajectory aligns with this comparative band, positioning competitively within the established neighbourhood supply landscape. Transactions for similar four-bedroom residences exceeding 1,700 square feet have generally crystallised between S$8,700 and S$9,800 per square foot, with premium positioning attaching to high-floor residences, corner orientations, and buildings offering contemporary architectural aesthetics. Price variance across Holland developments is substantially compressed relative to broader Singapore property markets, reflecting the precinct's institutional prestige and constrained supply profile wherein new competitive entries remain limited by zoning restrictions and redevelopment scarcity.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen purchasing a second residential property?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at a rate of 20%, representing a substantial cost increment requiring integration into total acquisition planning. For a representative Leedon Green acquisition at S$5,000,000, ABSD liability would approximate S$1,000,000, elevating total outlay materially above the purchase price and necessitating corresponding equity capital provision. Beyond the ABSD component, purchasers encounter standard Buyer's Stamp Duty calculated on a progressive scale, legal and conveyancing fees typically ranging S$2,000 to S$3,500, and property evaluation fees. Total acquisition costs thus escalate to approximately 22% to 24% above purchase price, requiring sophisticated financial planning and stress-testing of mortgage servicing capacity. Purchasers should engage qualified tax advisors to explore potential mitigation strategies such as spousal ownership structures or discretionary trust arrangements that might modulate duty liabilities, though such strategies warrant careful legal scrutiny.

What lease decay risk and resale value impact should I anticipate for this development?

Leedon Green is held under a 999-year leasehold tenure, substantially mitigating traditional lease decay concerns afflicting properties approaching 99-year lease expiration thresholds. Properties with leasehold tenures exceeding 900 years retain valuation profiles virtually equivalent to freehold counterparts, as the lease duration substantially exceeds prudent mortgage amortisation periods and typical owner occupancy horizons. Consequently, buyers acquiring Leedon Green need not factor lease expiration risk into longer-term capital preservation calculations, with resale marketability and financibility remaining robust across foreseeable ownership timeframes. The 999-year lease tenure represents a material advantage relative to earlier-vintage developments originally completed with 99-year leases, particularly for purchasers contemplating multi-decade holding periods or intergenerational wealth transfer strategies. However, buyers should verify lease tenure documentation with legal counsel prior to purchase completion, ensuring absolute clarity on tenure parameters and any potential enfranchisement rights or lease extension provisions.

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

Farrer Road MRT Station's positioning as a Circle Line interchange hub (CC20) materially enhances demand for Leedon Green residences by enabling rapid transit connectivity to central business districts, key employment corridors, and leisure precincts. Commute times to Marina Bay, Raffles Place, and CBD office concentrations typically crystallise within 15 to 20 minutes via direct or single-interchange routing, substantially enhancing appeal for working professionals and corporate assignees. Empirical evidence from residential transaction analysis consistently demonstrates MRT proximity premiums ranging from five to eight percent relative to properties further than 15 minutes' walk distance, reflecting buyer willingness to remit price premiums in exchange for transport convenience and reduced vehicular dependency. Over extended timeframes, precincts commanding such connectivity premiums have historically experienced above-average capital appreciation trajectories, as MRT network expansion and commute optimisation increasingly influence residential location preferences. Farrer Road's position within this premium connectivity band substantially underpins Leedon Green's structural investment appeal and long-term price appreciation prospects.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to Leedon Green?

Leedon Green predominantly targets affluent upgrader segments transitioning from older condominiums or Housing Development Board properties, high-net-worth individuals consolidating residential holdings within premium precincts, and sophisticated property investors targeting defensive market positioning. The development's spacious unit configurations, established neighbourhood reputation, and Farrer Road MRT connectivity appeal particularly to established families and senior executives seeking multi-bedroom residences with comprehensive amenity provisioning. First-time buyer segments generally encounter barrier to entry via both acquisition cost thresholds exceeding S$4,500,000 and ABSD duty implications for properties acquired beyond publicly-funded Housing Development Board transitional pathways. Conversely, investment purchasers favour Leedon Green's combination of predictable rental demand anchored by expatriate tenant sourcing capacity, established neighbourhood reputation supporting long-term tenant retention, and capital stability underpinned by supply constraints. High-net-worth individuals sourcing diversified asset allocations across real estate, equities, and alternative investments frequently acquire Leedon Green residences as long-term capital preservation vehicles rather than optimisation instruments, valuing prestige positioning and portfolio diversification benefits alongside yield considerations.

What TDSR (Total Debt Servicing Ratio) headroom exists at typical Leedon Green price points?

Owner-occupier purchasers at Leedon Green are subject to TDSR constraints limiting total debt servicing obligations to 60% of gross monthly household income. For a representative S$5,000,000 property acquisition financed at 75% loan-to-value (S$3,750,000), assuming 3.5% interest rates and 25-year amortisation, monthly mortgage servicing crystallises approximately S$18,750. Consequently, owner-occupiers must demonstrate gross monthly household income exceeding S$31,250 to satisfy TDSR thresholds, a criterion readily satisfied within Singapore Citizen demographic segments targeted by Holland developments. Investment purchasers encounter more stringent frameworks, with TDSR thresholds limited to 40% of gross income inclusive of subject property rental income. At S$10,000 monthly rental receipts, investors would require gross household income exceeding S$47,500 to satisfy TDSR parameters at 75% leverage, substantially constraining investment purchaser accessibility. However, investors with substantial liquid capital undertaking purchases with 50% equity contributions encounter markedly superior financing flexibility, accessing leverage adequate to capital preservation objectives whilst maintaining conservative debt servicing profiles.

How does Leedon Green compare to competing nearby developments in terms of pricing and positioning?

Holland district encompasses several established developments including properties across Leedon Park, Holland Village Road, and contiguous Farrer Road precincts, collectively competing for buyer attention within the luxury residential spectrum. Recent comparable transactions across these competing developments have demonstrated price formation within narrow bands of S$8,500 to S$10,200 per square foot, reflecting the precinct's institutional pricing discipline and constrained supply dynamics minimising arbitrage opportunities. Leedon Green's positioning within this competitive band reflects its architectural contemporary design principles, comprehensive facility provisioning, and established community precedent, though individual developments differentiate across amenity provision, management standards, and community reputation metrics. Competing developments completed within the preceding two decades typically command modest pricing premiums relative to Leedon Green, reflecting architectural novelty appeal and cutting-edge sustainability certifications. However, Leedon Green's established prestige reputation and mature community fabric frequently sustain equivalent or superior rental demand relative to newer competitive entries, supporting investment yield calculations and tenant sourcing certainty particularly attractive to conservative investor segments.

Which unit stack or floor levels offer superior value proposition at Leedon Green?

Mid-stack and high-floor residences at Leedon Green consistently command premium pricing relative to lower-storey counterparts, with empirical evidence suggesting three to seven percent valuation increments for floors exceeding the eighth level. High-floor positioning delivers substantially enhanced vista quality, superior cross-ventilation, and markedly diminished ambient noise intrusion relative to lower storeys, particularly where properties face major thoroughfares or adjacent commercial precincts. Anecdotal resale transaction evidence from comparable Holland developments suggests high-floor premiums are particularly pronounced for four-bedroom residences exceeding 1,700 square feet, where amenity value optimisation substantively influences buyer preference rankings. Corner units, where available within desired floor plates, command additional premiums of two to four percent attributable to enhanced cross-ventilation, dual-aspect natural lighting, and diminished corridor adjacency. Astute purchasers prioritising value optimisation should analyse floor level pricing schedules with particular attention to mid-stack positioning (floors 8-15 approximately), which frequently delivers material cost savings relative to top-tier residences whilst retaining substantial vista and ventilation benefits. Conversely, investors targeting rental marketability should weight high-floor corner positioning heavily, as subsequent tenant sourcing demand patterns demonstrably correlate with floor level and orientation metrics.

What future supply pipeline exists in the Holland and Farrer Road districts that might impact Leedon Green's long-term appreciation?

Holland and contiguous Farrer Road districts face protracted supply constraints reflecting Urban Redevelopment Authority zoning prescriptions emphasising low-density residential character preservation and conservation buffer zone designations. The precinct's regulatory environment substantially limits redevelopment permissions for new commercial or high-density residential projects, with most available land parcels designated for landed property development rather than condominium intensification. Current development pipeline forecasts anticipate minimal new condominium completions within Holland proper over the medium to long-term horizon, with the majority of prospective supply concentrated within peripheral districts including Clementi, Bukit Timah, and Sixth Avenue precincts. This supply constraint backdrop substantially underpins Leedon Green's structural scarcity value and long-term capital appreciation prospects, particularly as demand continues gravitating towards premium precincts offering transport connectivity and established neighbourhood prestige. Market observers anticipate persistent demand from Singapore Citizen upgrade buyers and expatriate tenant sourcing flows to sustain price appreciation trajectories within established luxury residential enclaves, with Leedon Green's positioning within this supply-constrained segment suggesting resilience to broader market corrections and cyclical volatility affecting peripheral developments experiencing material new supply injection.

Condominium At 28 Leedon Heights — From S$5M