Leedon 2

Overview & Key Facts

Leedon 2 occupies a quietly privileged position in Singapore’s residential geography — a 72-unit freehold condominium at 2 Leedon Road in District 10, nestled in the GCB-adjacent enclave that runs south from Farrer Road toward Holland Village. Developed by Multi-City Holding (S) Pte Ltd and completed in 1997, the development predates the Holland Village MRT station, the opening of which in 2010 transformed this stretch of Leedon Road from a quietly prestigious but car-dependent address into one of the most transit-accessible pockets of prime residential Singapore. Today, Holland Village MRT (CC21, Circle Line) sits a mere 170 metres from the lobby — a walkability figure that most new-launch CCR condos launching at $3,000–3,500 psf simply cannot replicate.

The development rises 12 storeys as a single block, with 72 units spanning 2-bedroom and 3-bedroom configurations ranging from approximately 775 sqft to 1,249 sqft. By the standards of its 1997 vintage, these are moderately proportioned apartments: generous enough by contemporary micro-unit standards, though compact relative to the 1,500–2,000 sqft apartments that the same era produced further up the Buona Vista and Clementi corridors. The buyer profile has historically skewed toward expatriates and returning Singaporeans who prize the Holland Village lifestyle — the street-level energy of Lorong Mambong, the independent cafes, the weekend market — over the facility arms races of Orchard-belt mega-developments. Singapore Expats community reviews consistently give the development an 8/10 overall, citing the near-private pool experience and the exceptional address-to-price ratio for freehold in the CCR.

With only 9 transactions recorded over the past year at a median of S$1.88 million (average S$2.13 million) and an average PSF of S$2,128, Leedon 2 trades at a meaningful discount to its immediate competitors — Skye at Holland at S$2,945 psf, Leedon Green at S$2,784 psf, and Hyll on Holland at S$2,648 psf — all of which are newer developments on shorter leases or at significantly higher quantum. The freehold title, the MRT proximity, and the understated Leedon Road address position this as a capital-preservation and lifestyle play for buyers who value location permanency over resort-scale amenity breadth.

Location & Connectivity

The locational proposition of Leedon 2 is anchored by one extraordinary fact: Holland Village MRT station (CC21, Circle Line) is 170 metres from the building — approximately a two-minute walk. In a city-state where “within 10 minutes walk” is a marketing claim frequently stretched past 800 metres, Leedon 2’s MRT proximity is genuine and measurable. The Circle Line connects Holland Village northward to Farrer Road, Botanic Gardens, and Caldecott (interchange with the Thomson–East Coast Line), and southward to Buona Vista (interchange with the East–West Line), one-north, and Harbour Front — providing a two-seat access to virtually every major employment node in Singapore without ever touching the EWL/NSL crowding at peak hour. The Circle Line’s planned extension to close the loop via Jurong will further enhance connectivity for residents in the coming years.

For drivers, the address is similarly well-served. Holland Road provides a direct western access to the Ayer Rajah Expressway (AYE), placing the CBD within 15 minutes outside peak hours. Orchard Road is reachable via a straight run up Holland Road in 10 minutes. The Holland Village bus interchange on Lorong Mambong adds a substantial bus network overlay, connecting to Clementi, Queenstown, Bishan, and the Jurong corridor. The dual access — MRT for commuting, road for errands — means Leedon 2 functions effectively as a car-optional residence, which is genuinely rare for a CCR address at this price point.

Street-level amenities are exceptional in the 500-metre radius. Holland Village itself is the defining neighbourhood asset: Lorong Mambong’s hawker stalls and restaurants, the Cold Storage supermarket at Holland Road Shopping Centre, the weekend street market, and the density of cafes and independent retail that defines the expat-favoured enclave character. Cold Storage and Grand Hyatt Holland Road provide luxury grocery options. For recreational greenery, the Bukit Timah Nature Reserve trail network and the Holland Green park connector are within cycling distance, connecting Leedon Road to the wider Rail Corridor. St James Church and Kindergarten sit at the doorstep of Leedon 2, lending the immediate street a distinctive, unhurried character unusual in the CCR.

Schools & Education

Facilities

Leedon 2 is a 1997-vintage boutique condominium, not a resort-facility mega-development — and the facilities inventory reflects that positioning honestly. The development offers a swimming pool, jacuzzi, playground, covered carpark, and 24-hour security. Residents on Singapore Expats forums consistently note the pool’s near-private character: with 72 units and limited transient traffic, the pool is rarely crowded, and evening swims are described as a “quiet retreat” unusual for a condominium so close to a busy MRT station. The trade-off is clear: there is no gymnasium, no tennis court, no BBQ pavilion, no function room — residents who require those amenities will need to look at Leedon Green or D’Leedon, both of which offer full resort-scale facilities at considerably higher PSF.

“The pool is almost private — I have swum here many evenings without another soul in the water. For a place 150 metres from a major MRT station, the quiet is remarkable. Holland Village is at the doorstep but the development itself feels like a retreat.”

— Resident review via Singapore Expats Condo Directory

The 24-hour security and covered carpark are genuine quality-of-life positives: in a boutique development of 72 units, security is attentive and personalised rather than the anonymous lobbying of a 500+ unit complex. The management has maintained the building’s external presentation well — Singapore Expats notes the development “still projects a modernistic and sophisticated image due to meticulous maintenance and refurbishing initiatives by the management.” Buyers upgrading from a newer-but-larger development may notice the absence of a modern gymnasium; proximity to the ActiveSG Holland Village Sports Centre (600m) and the fitness trail at Holland Green park partly fills this gap.

Unit Sizes & Layout

Leedon 2’s 72 units are distributed across 2-bedroom and 3-bedroom configurations, occupying a single 12-storey block. Unit sizes run from approximately 775 sqft (smaller 2-bedrooms) to 1,249 sqft (larger 3-bedroom units), with the typical 3-bedroom ranging 1,100–1,300 sqft and 2-bedrooms at 775–900 sqft. By the standards of 1997-era CCR construction, these are usable, proportionate layouts — bedrooms are genuinely room-sized rather than the near-study-room proportions that new micro-unit developments in the $2,800+ psf range have normalised. The 1997 vintage does mean lower ceilings, narrower kitchen galleys, and bathrooms specified to the tastes of a different era; buyers should budget S$80,000–150,000 for a comprehensive interior refresh, more for a full layout reconfiguration. The upside is that Leedon 2’s freehold title means renovation investment carries no lease-decay risk — the calculus is fundamentally different from renovating a 99-year leasehold unit with 72 years remaining.

The single-block configuration means every unit addresses a consistent orientation pattern. Higher floors command clear sightlines over the Leedon Road tree canopy toward Holland Village and the low-rise GCB belt to the north — a rare openness that the taller competing developments at Leedon Green and D’Leedon have partially obstructed. Units on the lower floors benefit from the dense mature tree buffer along Leedon Road, which provides shade and visual privacy, though some natural light trade-off applies. Given the AYE accessibility from Holland Road, units facing southwest should be assessed for highway noise on higher floors during peak hours.

Pricing & Market Position

Based on 9 recorded transactions, sale prices range from $1,550,000 to $2,500,000, averaging $2,005,333 (~$2,128 psf).

Rents range from $2,650 to $6,200 per month across 142 rental transactions. Current rental yield sits at approximately 2.6%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 24.6% (from $1,810 to $2,255 psf).

Neighbourhood Comparison

The Leedon Road corridor offers a rare density of freehold CCR alternatives, making Leedon 2’s positioning unusually clear to calibrate. Leedon Green ($2,784 psf, freehold, 2022 TOP, 638 units) is the most direct comparison: it offers resort-scale facilities (3 pools, gymnasium, tennis courts, function rooms), contemporary finishes, and the liquidity of a large-development, but at a 30% PSF premium and 0.7km from Farrer Road MRT — meaningfully further than Leedon 2’s 170m to Holland Village MRT. D’Leedon ($1,855 psf, 99-year leasehold, 2014 TOP, 1,703 units) is cheaper on PSF and offers the Zaha Hadid-designed resort campus, but the leasehold structure and scale make it a structurally different proposition for long-horizon buyers. Hyll on Holland ($2,648 psf, freehold, 2025 projected TOP, 319 units) occupies the upper-market niche: brand-new, boutique CCR freehold with modern finishes, at a $520 psf premium over Leedon 2.

The trade-off analysis distils to a single question: how much is genuine MRT proximity and freehold land title worth versus modern facilities and finishes? Leedon 2 answers that question at $2,128 psf; Leedon Green answers it at $2,784 psf; Hyll on Holland at $2,648 psf. For a 3-bedroom buyer, the Leedon 2 path requires a S$120,000–150,000 renovation investment but saves $700,000–900,000 in entry cost versus new-launch competition — a differential that is difficult to justify on amenity grounds alone when the underlying MRT proximity and freehold land title at Leedon 2 are demonstrably superior. PLB Insights’ D’Leedon review articulates the wider corridor investment thesis well: the Leedon Road micro-market benefits from a tight supply of freehold land in the GCB belt, making the vintage-discount on Leedon 2 a structural rather than permanent feature.

ShiokNest Scores

Our proprietary scoring system evaluates LEEDON 2 across multiple dimensions.

What Residents Say

“Very good location, opposite Holland MRT and Holland Village — everything you need is at the doorstep. The pool is quiet and feels almost private compared to bigger condos. Nice location for someone who wants the CCR lifestyle without the CCR price.”

— Resident review via Singapore Expats

“We’ve lived here five years now and the Holland Village buzz is genuinely part of daily life — Saturday morning market, the hawkers on Lorong Mambong, Cold Storage for the weekly shop. The building is older but well maintained. Facilities are simple but we use the pool regularly and never queue for it.”

— Resident review via 99.co

“The unit layouts show their age — the kitchen is narrow and the bathroom fixtures needed replacing when we moved in. But after a full renovation the apartment is excellent. And nowhere else in D10 can you walk two minutes to the MRT and still be this close to nature — Farrer Road park connector is right there.”

— Resident review via PropertyGuru

Across review platforms the consistent pattern is clear: residents rate the location as exceptional (Holland Village, MRT proximity, park connectors) and the facility set as basic but sufficient for their lifestyle. The main friction point is the 1997-era interior specification in un-renovated units. Tenant turnover for expatriate renters is somewhat elevated — the Holland Village neighbourhood draws short-term expat assignments, which means rental income can be reliable but tenants may not renew beyond 2 years. Owner-occupiers who have renovated their units consistently rate the development 8/10 or above and show long average tenure.

Strengths & Weaknesses

Verdict

Leedon 2 is one of Singapore’s most compelling freehold value propositions in the CCR — not because it offers the newest facilities or the most impressive lobby, but because it combines two attributes that cannot easily be replicated by newer development: freehold title at 170 metres from a Circle Line interchange and a transacted PSF ($2,128) that sits 25–40% below comparable-vintage and newer freehold competition along the same corridor. For buyers with a 10-year-plus holding horizon, this gap is the signal: the market is applying a vintage discount to a 1997 building that, once renovated, delivers a functionally equivalent address and commute at materially lower quantum.

The weaknesses are real and require clear-eyed evaluation. The 2.55% gross yield is low for an investment property — adequate to partially offset carrying costs but insufficient as a standalone income play. The facility set (pool, jacuzzi, playground, security) will disappoint buyers accustomed to the gymnasium, tennis courts, and multiple pools of modern CCR developments like Leedon Green or Skye at Holland. The 1997-vintage interiors in un-renovated units require meaningful reinvestment. And the small-development character of a 72-unit block means MCST reserves and maintenance fee governance depend heavily on a small owner community — potential buyers should request and review the MCST annual financial statements. An en-bloc score of 57/100 is worth flagging: a 72-unit freehold site in the Leedon Road GCB corridor has meaningful collective sale potential if development baseline conditions align, which represents both upside optionality and tenancy uncertainty for long-term renters.

The competitive framing against Leedon Green ($2,784 psf, freehold, 2022 TOP, resort facilities) and Skye at Holland ($2,945 psf, freehold, 2028 projected TOP) is stark but clarifying. Those developments offer modern finishes, significantly larger facility suites, and larger unit counts for liquidity — but at a $600–800 psf premium that, on a typical 3-bedroom unit, represents $700,000–$900,000 in additional outlay. Leedon 2 makes the most sense for buyers who weight MRT convenience and freehold land value over facilities headcount, and who are comfortable with a S$100,000+ renovation investment to bring the interior to contemporary standard. The tight competition and the location is simply too good for this to remain permanently overlooked.