Leedon Green

Overview & Key Facts

Leedon Green is a 638-unit freehold condominium at Leedon Heights in District 10, developed by Asia Radiant Pte Ltd — the joint venture entity formed by MCL Land and Yanlord Land Group. The development sits on the site of the former Tulip Garden, a 49,011 sqm freehold land parcel that the JV acquired for $906.9 million in 2018, one of the largest collective-sale transactions of that cycle. With Temporary Occupation Permit (TOP) achieved in 2024, Leedon Green is a completed, fully operational freehold luxury development in one of Singapore’s most coveted residential enclaves.

The address is unambiguously premium. Leedon Heights is within the Leedon–Belmont Good Class Bungalow (GCB) zone — a low-density conservation precinct that by URA planning rules cannot accommodate high-density development, and where the concentration of GCBs and landed homes anchors the neighbourhood character at the very top of Singapore’s residential hierarchy. The surrounding streets — Leedon Road, Leedon Park, Belmont Road, Holland Road — represent some of the most expensive residential land in Singapore. Leedon Green is, effectively, the only large-scale condominium development that can realistically be built in this zone — a supply scarcity that underpins its long-term value proposition as a freehold title in an irreplaceable location.

At an average transacted PSF of $2,784 on a freehold title in District 10, Leedon Green represents premium but not speculative pricing. The $2,784 PSF figure reflects the GCB-enclave setting, the freehold tenure, the Singapore Botanic Gardens proximity, and the depth of the two-developer JV — MCL Land’s Singapore residential execution credibility combined with Yanlord’s high-end Chinese-market luxury specification. The 638-unit scale, across seven blocks of 12 storeys, provides sufficient critical mass to support the full-suite resort-style facilities programme while retaining a mid-density residential character consistent with the GCB neighbourhood setting.

The average rent of $4,682 per month implies a gross yield of approximately 2.5% — modest, as is characteristic of freehold District 10 product where the investment thesis is tenure permanence and capital appreciation rather than yield generation. For owner-occupiers, Leedon Green offers something rarer: genuine landed-enclave privacy in a condominium format, with the full suite of resort facilities, freehold title, and the Botanic Gardens–Dempsey Hill–Holland Village lifestyle catchment at the doorstep.

Location & Connectivity

Leedon Green occupies a site on Leedon Heights — a quiet, tree-lined residential road within the Leedon–Belmont GCB zone in District 10. The address sits between Holland Road to the north and Farrer Road to the south, positioning residents within reach of two Circle Line MRT stations: Farrer Road MRT (CC20) approximately 10 minutes on foot and Holland Village MRT (CC21) approximately 12–14 minutes on foot or a short bus ride. Both stations are on the Circle Line (CCL), providing seamless access to Botanic Gardens (CC19), Buona Vista (interchange to EWL), Dhoby Ghaut (interchange to NSL/NEL), and onwards to Marina Bay and the CBD.

The neighbourhood context is distinguished even by District 10 standards. The Leedon–Belmont precinct is flanked on multiple sides by GCB clusters — the single most exclusive residential land designation in Singapore — giving Leedon Green a low-density, green, and exceptionally quiet residential setting that is structurally protected from future intensification by URA planning controls. The Singapore Botanic Gardens UNESCO World Heritage Site is approximately 1.5 km away, accessible on foot or by a single MRT stop to Botanic Gardens (CC19). The Leedon Park conservation bungalow area and the Leedon Road cluster of landed homes create a streetscape character that is closer to a landed residential enclave than a typical condominium address.

The lifestyle geography is among the finest in Singapore for residents who value curated dining, nature, and cultural amenity over CBD-adjacent convenience. Dempsey Hill — Singapore’s premier lifestyle and dining enclave within a green colonial bungalow setting — is approximately 10 minutes by car or a pleasant 20-minute walk through the Botanic Gardens green corridor. Holland Village with its curated restaurants, cafes, and the Holland Piazza retail cluster is accessible within 12–15 minutes on foot or a single bus stop. Rochester Park, the Rail Corridor, and the Buona Vista science park cluster are within comfortable driving distance.

For families, the school catchment is exceptional. Nanyang Primary School and Raffles Girls’ Primary School are within the 2 km priority registration radius — two of Singapore’s most oversubscribed and academically regarded primary schools. Hwa Chong Institution (secondary and junior college), Nanyang Girls’ High School, and Henry Park Primary School are all within the broader District 10 school cluster. Good World International School provides an international curriculum option. The combination of elite local and accessible international schooling places Leedon Green firmly within the target demographic of high-net-worth families for whom school proximity is a primary location filter.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Leedon Green’s facilities programme is conceived as a resort living experience on a 49,011 sqm (approximately 3-hectare) freehold site — a land area generous enough to deliver the full range of recreational and lifestyle amenities without the spatial compression that constrains smaller condominium sites. The 638-unit count across seven blocks means the facilities-to-unit ratio is among the most favourable of any District 10 development in recent years, with adequate space to separate distinct amenity zones without crowding.

The water facilities are the centrepiece of the facilities deck. A 50-metre lap pool provides serious swimming capability; dip pool pods and a leisure pool offer recreational options for families and casual swimmers; a jacuzzi completes the aquatic programme. Sky decks at the upper residential levels provide elevated lounging and social spaces with greenery views across the GCB enclave — a feature that is distinctive to Leedon Green among District 10 developments of comparable vintage. The ground-level landscape programme integrates water features, tropical planting, and garden walkways throughout the development footprint, reinforcing the resort-living concept.

The active recreation provision includes a tennis court, gymnasium, and BBQ pavilions. The function and dining rooms support private events and community programming within the development. The 7-block layout across the expansive site means ground-floor garden villas have access to private terrace spaces — a landed-equivalent outdoor experience that is a structural differentiator versus the typical stacked-condominium ground-floor unit. The concierge service adds a hotel-standard operational layer to the residential experience.

The private lift lobby provision for larger unit configurations (4-bedroom and garden villa formats) is a premium specification detail that signals the development’s positioning at the top of the Singapore condominium market. Private lobbies ensure that 3- and 4-bedroom family buyers have a distinct arrival and departure experience — a standard expected at $2,784 PSF and one that is not universally delivered. The imported marble flooring and top-line appliance packages across the unit specifications complete a facilities and finish proposition that is internally consistent with the premium freehold D10 pricing.

Unit Sizes & Layout

Leedon Green’s 638 units span seven residential blocks of 12 storeys each, with a unit mix that ranges from compact 1-bedroom configurations at the entry level to generously proportioned garden villas that rival landed property in both size and outdoor provision. The unit mix was clearly conceived to serve both investor buyers at the smaller end and genuine luxury owner-occupiers at the larger end, with the 3- and 4-bedroom configurations constituting the heart of the development’s product proposition.

The size range is notably broad for a Singapore condominium. 1-bedroom units start from 474 sqft — compact and efficient, well-suited to investment or pied-à-terre use. 2-bedroom units range from 614 to 804 sqft. The 3-bedroom range (958–1,604 sqft, with several sub-configurations) is the most diverse and likely the most popular tier for owner-occupier families. 4-bedroom with utility units (1,496–1,744 sqft) serve larger families. The garden villas (2,400–2,680 sqft) are the most distinctive format — full-sized units with private terraces that deliver a qualitatively different outdoor living experience to any other unit type in the development.

The specification is consistent with a joint venture between two premium residential developers. Imported marble flooring, private lift lobbies for larger configurations, quality sanitary ware, and top-line kitchen appliances are the headline specification features. The architectural design — by DCA Architects — applies a clean contemporary vocabulary with generous window openings and a green-integrated facade that responds to the GCB enclave setting. The 12-storey block height is consistent with the surrounding low-rise residential character and avoids the visual bulk that taller towers would impose on a GCB-adjacent site.

Freehold tenure adds a structural dimension to the unit value proposition that is not merely a marketing claim. For buyers with long investment horizons — or those planning to pass the property to the next generation — the permanent ownership status of a freehold title in a GCB-adjacent District 10 location is a qualitatively different asset from a 99-year leasehold equivalent, regardless of the remaining lease duration. The freehold premium at Leedon Green is real: it is embedded in the land cost, the $906.9 million collective sale price, and the $2,784 average PSF — but it is also earned by a location and planning context that makes this a genuinely irreplaceable Singapore residential asset.

Pricing & Market Position

Across 575 recorded transactions (all-time), sale prices range from $1,218,000 to $5,200,000, averaging $2,240,747.

Over the last 12 months, transactions averaged $2,931 psf.

Rents range from $3,000 to $18,400 per month across 612 rental transactions. Current rental yield sits at approximately 2.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at LEEDON GREEN typically rent harder per dollar of purchase price:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 11.7% (from $2,658 to $2,968 psf).

Neighbourhood Comparison

The most structurally comparable completed development within the immediate Leedon–Holland Road corridor is Leedon Residence (GuocoLand, 381 units, freehold, 2015 TOP) on Leedon Road. Leedon Residence is a pure luxury freehold condominium on a similarly GCB-adjacent site, delivered by GuocoLand at a smaller scale than Leedon Green. Recent resale transactions at Leedon Residence have averaged approximately $2,500–$2,700 PSF — a modest PSF discount to Leedon Green, reflecting the older vintage (2015 vs 2024 TOP) and the smaller site scale. The Leedon Residence trajectory is the most relevant historical datapoint for Leedon Green’s medium-term capital appreciation expectations: freehold D10 GCB-adjacent product has consistently maintained its PSF premium over the broader CCR market through multiple cycles.

D’Leedon (CapitaLand, 1,715 units, 99-year leasehold, 2014 TOP) on Leedon Road represents the leasehold alternative in the same corridor. At approximately 1,715 units D’Leedon is a much larger development with a correspondingly different community character; its 99-year leasehold tenure (approximately 87 years remaining) is a structural distinction that places it in a materially different buyer segment from Leedon Green’s freehold offering. Recent D’Leedon resale transactions average approximately $2,100–$2,300 PSF — a PSF discount of approximately $400–$700 versus Leedon Green that reflects the tenure gap, the vintage, and the scale difference. This comparison illustrates the freehold premium that Leedon Green commands in a market where tenure matters for long-horizon buyers.

Further afield, One Holland Village Residences (Far East Organisation, mixed-tenure, 2023 TOP) at Holland Village MRT delivers a contrasting product type: an integrated mixed-use development adjacent to Holland Village MRT, combining retail, serviced residences, and residential units. One Holland Village Residences has transacted at approximately $2,800–$3,200 PSF in recent years for its freehold residential component — a PSF premium over Leedon Green that reflects the direct MRT integration and the Holland Village lifestyle adjacency rather than any GCB-enclave premium. Buyers choosing between the two must weigh MRT-integrated mixed-use lifestyle (One Holland Village) against GCB enclave quiet and tenure-permanent freehold land (Leedon Green).

At $2,784 PSF freehold on a 49,011 sqm site in a GCB-adjacent District 10 location with 2024 TOP and full-suite resort facilities, Leedon Green is competitively positioned relative to its direct comparables. It commands a modest premium over Leedon Residence (older vintage, smaller scale) and a meaningful premium over D’Leedon (leasehold, larger scale, older). It trades at a modest discount to One Holland Village Residences’ freehold component (MRT-integrated premium) while offering a categorically different living environment. For freehold-focused D10 buyers, Leedon Green sits at a defensible price point within the landscape of its true comparable set.

ShiokNest Scores

Our proprietary scoring system evaluates LEEDON GREEN across multiple dimensions.

What Residents Say

“We chose Leedon Green because of the GCB address and freehold status. There is nothing like this on the market at this price point — a full condominium with 50m pool and tennis court, on a site surrounded by Good Class Bungalows, freehold, and walking distance to the Botanic Gardens. It is as close to landed living as you can get in a condominium.”

— Owner review via PropertyGuru

“My children are in Nanyang Primary within the 1km priority zone. We were deciding between Leedon Green and a semi-detached in Leedon Park — the price gap was significant. The garden villa here gives us a private terrace, 2,500 sqft, and the same school catchment. It was an easy decision.”

— Owner review via 99.co

“As a tenant, the neighbourhood is extraordinary. Completely quiet at night, surrounded by greenery, and Dempsey Hill is a 10-minute drive. Holland Village for morning coffee. This is a very different Singapore from the downtown towers. Highly recommended for anyone who prioritises quality of life over MRT proximity.”

— Tenant review via EdgeProp

“The yield is modest at 2.5% but we are holding for the long term. Freehold District 10, GCB-adjacent, Botanic Gardens corridor — this is land that Singapore simply will not make more of. We are not here for rental income; we are here for permanent freehold ownership in one of the tightest supply corridors in the country.”

— Investor comment via SRX

The feedback profile at Leedon Green clusters around three consistent themes: the GCB enclave setting as a lifestyle differentiator from other District 10 condominiums, the freehold title as a long-term wealth preservation instrument, and the school catchment as a primary family buyer driver. Investor buyers consistently cite land scarcity and tenure permanence as the core thesis. The development attracts a high-net-worth Singapore family demographic alongside sophisticated long-term investors who understand that freehold GCB-adjacent land in District 10 is a structurally scarce asset regardless of short-term price cycle movements.

Strengths & Weaknesses

Verdict

Leedon Green’s investment case rests on the convergence of three scarcity factors: freehold tenure in a market where most new launches are 99-year leasehold, District 10 GCB-adjacent land that is structurally protected from density intensification, and a 49,011 sqm site scale that cannot be replicated in a planning zone governed by landed-density controls. None of these three attributes is replicable by a developer writing a cheque — they are the product of a specific site, a specific planning designation, and a tenure structure that by definition can only exist once per parcel. This combination is the structural argument for Leedon Green that transcends any individual market cycle.

The financial parameters are honest about what this is and is not. At $2,784 PSF and 2.5% gross yield, Leedon Green is not a yield investment. The rental income at $4,682 per month provides partial but not complete coverage of financing costs for most leveraged buyers at the average price level. Buyers evaluating Leedon Green primarily through a yield lens will be underwhelmed; buyers who understand that this is a tenure-and-land-scarcity thesis — with yield as a byproduct rather than the primary return driver — will find the proposition structurally compelling.

Leedon Green is the right answer for high-net-worth buyers — owner-occupiers and long-term investors alike — who want permanent freehold ownership of a GCB-enclave District 10 address, with full resort facilities, elite school proximity, and a lifestyle catchment spanning the Botanic Gardens, Dempsey Hill, and Holland Village corridors. It is not designed for buyers who prioritise MRT proximity or yield; it is designed for buyers who understand that freehold land in Singapore’s most protected residential enclave is a finite and irreplaceable asset.

For families, the school catchment is perhaps the single most compelling non-financial argument. Nanyang Primary and Raffles Girls’ Primary within the 2 km priority registration radius, Hwa Chong Institution and Nanyang Girls’ High within the broader district cluster, and Good World International School as a curriculum alternative — this combination of elite local and accessible international schooling places Leedon Green at the intersection of the two dominant high-net-worth family buyer profiles in Singapore’s residential market.

The 10-minute walk to Farrer Road MRT (CC20) and 12–14-minute walk to Holland Village MRT (CC21) means MRT connectivity is available, if not as immediate as a directly integrated development. For a GCB-enclave address, a 10-minute walk to a Circle Line station that connects seamlessly to Botanic Gardens, Buona Vista, and Dhoby Ghaut is an entirely adequate transit proposition — and the distance itself is part of what preserves the neighbourhood’s quiet, low-density character. Residents who require sub-5-minute MRT access should consider One Holland Village Residences or other CCL-integrated developments; residents who value the enclave over the interchange will find the transit distance a minor and acceptable trade-off for one of the finest residential addresses in Singapore.