Leedon Residence sits on a generous Freehold parcel off Leedon Heights, a quiet residential pocket on the Farrer Road shoulder of District 10 that has long been one of Singapore’s most coveted prime-residential addresses. Completed in 2015 by GuocoLand as one of its flagship Singapore launches, the 381-unit development pairs low-rise blocks with landscaped grounds in a manner that consciously echoes the surrounding Good Class Bungalow (GCB) belt rather than the typical high-rise CCR tower. The site’s Freehold tenure, the scale of its land area, and its embedding inside the Holland–Farrer Road school catchment are the three structural pillars that URA caveat data shows continue to anchor pricing well above the District 10 leasehold median.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Holland–Bukit Timah–Farrer Road triangle is the spine of prime District 10 and one of the few CCR sub-markets where Freehold landed stock, GCBs and large-format condominiums sit side by side. Leedon Residence is a four-minute walk from Farrer Road MRT on the Circle Line, which links directly to Holland Village MRT one stop away and to the Buona Vista and Bishan interchanges in under fifteen minutes. Empress Market and the Holland Village F&B belt provide daily-needs amenity, while the Botanic Gardens and Dempsey Hill sit a short drive away. Crucially for family buyers, the address falls inside the one-kilometre priority radius for Nanyang Primary School under MOE’s P1 framework, with Raffles Girls’ Primary, Hwa Chong Institution and the wider Bukit Timah school belt all in the broader catchment — a halo that has historically supported both resale liquidity and rental demand from expatriate families on school-driven postings.
We track 61 sales and 418 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEEDON RESIDENCE dashboard.
- Average sale price: $6,861,262 across 61 transactions
- Estimated gross rental yield: 2.4%
- District 10 PSF ranking: Premium tier (top 19%)
- Freehold tenure · CCR · D10 · 381 units
About LEEDON RESIDENCE
LEEDON RESIDENCE is a freehold condominium, located at LEEDON HEIGHTS in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by LEEDON RESIDENCE DEVELOPMENT PTE LTD, comprising 381 residential units, completed in 2015.
As a freehold property, LEEDON RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEEDON RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 13 | $2,680 psf | $2,798,462 |
| 5+ BR | 48 | $2,595 psf | $7,961,604 |
Sales Market Overview
LEEDON RESIDENCE has recorded 61 sale transactions with an average transaction price of $6,861,262, ranging from $2,680,000 to $16,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $2,374 psf | $7,095,526 | — |
| 2022 | 7 | $2,612 psf | $4,748,571 | ↑ 10.0% |
| 2023 | 5 | $2,737 psf | $6,626,000 | ↑ 4.8% |
| 2024 | 11 | $2,706 psf | $6,215,455 | ↓ 1.1% |
| 2025 | 11 | $2,722 psf | $7,513,636 | ↑ 0.6% |
| 2026 | 8 | $2,826 psf | $8,291,500 | ↑ 3.8% |
LEEDON RESIDENCE ranks in the top 19% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, LEEDON RESIDENCE trades 6.8% above the segment benchmark.
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Rental Market Overview
LEEDON RESIDENCE has recorded 418 rental transactions with monthly rents averaging $13,611/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 82 | $6,537/mo | $4,500/mo | $20,000/mo |
| 3 BR | 176 | $12,616/mo | $6,800/mo | $19,500/mo |
| 4 BR | 140 | $17,200/mo | $7,500/mo | $27,000/mo |
| 5+ BR | 20 | $26,253/mo | $16,500/mo | $35,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 71 | $9,929/mo |
| 2022 | 87 | $12,960/mo |
| 2023 | 68 | $14,793/mo |
| 2024 | 89 | $14,871/mo |
| 2025 | 78 | $14,486/mo |
| 2026 | 25 | $15,908/mo |
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Investment Analysis
Based on average rents and sale prices, LEEDON RESIDENCE delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows LEEDON RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEEDON RESIDENCE
- Holland Village MRT
- Farrer Road MRT
- Commonwealth MRT
- Tan Kah Kee MRT
- Raffles Girls'
- Swiss School Singapore
- Hollandse School
Nearby MRT Stations
LEEDON RESIDENCE is 700m from Holland Village MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 700m |
| Farrer Road | CC20 | Circle Line | 730m |
| Commonwealth | EW20 | East-West Line | 1.3 km |
| Tan Kah Kee | DT8 | Downtown Line | 1.5 km |
Nearby Schools
There are 16 schools within 2 km of LEEDON RESIDENCE.
| School | Type | Distance |
|---|---|---|
| Raffles Girls' Primary School | Primary | 1.1 km |
| Swiss School Singapore | International | 1.1 km |
| Hollandse School | International | 1.3 km |
| German European School Singapore | International | 1.3 km |
| Lycee Francais de Singapour | International | 1.3 km |
| Commonwealth Secondary School | Secondary | 1.3 km |
| National Junior College | Secondary | 1.6 km |
| National Junior College | Jc | 1.6 km |
| Hwa Chong Institution | Secondary | 1.6 km |
| Hwa Chong Institution (JC) | Jc | 1.6 km |
| Hwa Chong International School | International | 1.7 km |
| Tanglin Trust School | International | 1.7 km |
- Freehold tenure in core District 10 — a structurally scarce attribute on a large land parcel in the Holland–Farrer Road belt; see how the project benchmarks on the District 10 overview and against neighbouring leasehold stock via side-by-side comparison.
- Nanyang Primary 1km halo — the address falls inside the priority radius for one of Singapore’s most over-subscribed primary schools, with RGS and the Hwa Chong cluster in the wider catchment, a halo effect visible in the district price heatmap.
- Circle Line access at Farrer Road MRT — roughly a four-minute walk, with Holland Village MRT one stop away, giving residents direct rail access to Buona Vista, one-north and the Bishan interchange without surfacing onto Holland Road traffic.
- GuocoLand flagship execution — low-rise blocks, generous landscaping and large-format unit mixes designed to read more like a GCB-adjacent estate than a typical CCR tower, with build quality reflecting the developer’s prime-segment positioning.
- Embedded in a prime-residential micro-market — surrounded by GCB plots and established Freehold condominiums; model entry on the mortgage calculator and total acquisition cost via the stamp duty calculator.
- ABSD on foreign buyers — non-citizen purchasers face a 60% ABSD layer under the current IRAS framework, which materially compresses the buyer pool at this address given the quantum involved.
- Yield compression typical of prime CCR Freehold — gross rental yields here are structurally lower than OCR equivalents, a pattern visible across the URA quarterly rental indices; investors should stress-test using the cash flow calculator before assuming positive carry.
- TDSR + quantum sensitivity — the price point at Leedon Residence typically pushes borrowers close to the MAS 55% TDSR ceiling, so income documentation and rate buffers matter more here than in the mid-market.
- School-halo concentration risk — a meaningful slice of demand is anchored to the Nanyang Primary 1km radius; any future MOE policy change to the priority framework could re-rate the school-driven premium component of pricing.
Leedon Residence is built for the long-hold owner-occupier rather than the yield-hunting landlord. The natural buyer is the Singaporean or PR family with primary-school-aged children targeting the Nanyang Primary 1km catchment, willing to underwrite a Freehold prime-CCR quantum in exchange for a multi-decade hold inside one of the country’s most established residential belts. Multi-generational households drawn to the low-rise, GCB-adjacent feel and the generous unit sizes form a second natural cohort, as do empty-nesters downsizing from landed homes in the Holland or Bukit Timah area who want to stay inside the same postcode. Pure investors should go in with eyes open: the yield will not compete with a comparable OCR leasehold project, and the ABSD math makes the foreigner exit channel narrow at resale. The buyer for whom this works best is the one underwriting Freehold scarcity, school-zone halo and a long holding period rather than near-term cash flow.
Leedon Residence is a textbook prime-CCR Freehold — a GuocoLand flagship sitting on a generous parcel inside the Holland–Farrer Road school belt, with Circle Line access on its doorstep and a GCB-adjacent low-rise format that ages more gracefully than the typical glass-tower vintage of the same era. The price you pay reflects every one of those structural advantages, and the yield you collect reflects them too, so the math only works if your horizon is measured in decades and your underwriting weights school halo, tenure and address quality over cash flow. For Singaporean family upgraders chasing the Nanyang Primary catchment, and for legacy investors comfortable with a long hold inside one of the country’s most defensible prime postcodes, it remains one of the more compelling Freehold options in District 10. Short-horizon flippers and pure-yield investors should look elsewhere.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 61 transactions analysed
- Rental data: 418 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for LEEDON RESIDENCE
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