Leedon Residence
Overview & Key Facts
Leedon Residence occupies an expansive 522,326 sqft (48,525 sqm) freehold site along Leedon Heights in District 10 — the heart of Singapore’s most established private residential enclave. Developed by Leedon Residence Development Pte Ltd, a subsidiary of GuocoLand Group, and designed by the award-winning SCDA Architects, the project was completed in 2015 as an ultra-luxury development of just 381 units spread across eleven 12-storey towers. The site earned a BCA Green Mark GoldPlus Award for its energy-efficient design — a distinction that reflects the quality of architectural intent behind the project.
GuocoLand is one of Singapore’s most established developers, listed on the SGX since 1978, with a portfolio spanning Wallich Residence at Tanjong Pagar Centre, Martin Modern, and Midtown Modern. Their brief for Leedon Residence was unambiguous: create a development where space itself is the luxury. With only 381 units on over half a million square feet of land, the density is strikingly low — for perspective, the neighbouring D’Leedon packs 1,715 units on 838,000 sqft, and the newer Leedon Green fits 638 units on 297,000 sqft. The difference in breathing room is not merely a marketing claim; it is physically obvious the moment you walk the grounds.
Unit sizes are generous by modern standards, ranging from 1,044 sqft for a 2-bedroom to 5,285 sqft for a garden suite. The buyer profile — 56% Singaporean, 21% PR, 20% foreign — reflects its positioning as an owner-occupier’s residence rather than an investor’s play. This is a development built for people who want to live in it, surrounded by a 200-metre nature trail, Good Class Bungalows, and the kind of quiet that money buys in District 10.
Location & Connectivity
Leedon Residence sits in one of Singapore’s most coveted residential pockets, bordered by the Leedon Park Good Class Bungalow (GCB) enclave to the south and west. This is not an abstract locational advantage — it means the development is not hemmed in by high-rise neighbours, and the surrounding low-density character is structurally protected by URA zoning. The views from upper floors look out over a canopy of mature trees and landed rooftops rather than concrete walls, a rarity in land-scarce Singapore.
Two Circle Line MRT stations serve the development: Holland Village MRT is approximately 700 metres away, and Farrer Road MRT sits roughly 730 metres to the east. Both are walkable in 8–10 minutes along tree-lined streets, placing Leedon Residence in the fortunate position of being dual-MRT accessible without being directly on a main road. From Farrer Road, one stop reaches Botanic Gardens interchange (Downtown Line), making the CBD reachable in under 25 minutes by train. For drivers, the AYE is minutes away via Holland Road, and Orchard Road is a 5-minute drive.
Holland Village — a neighbourhood that needs no introduction — provides the lifestyle anchor. Cafés, restaurants, independent boutiques, and the Holland Road Shopping Centre sit within a short walk. For larger retail needs, Star Vista at Buona Vista is one stop away. Raffles Girls’ Primary School is 1.08 km away, placing it within the sought-after 1–2 km priority enrolment band. The area is also known for its cluster of international schools, including the United World College and Tanglin Trust, drawing the expatriate families that form part of the rental demand base.
Schools & Education
| 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 |
Facilities
The facilities at Leedon Residence reflect its ultra-luxury positioning, but more importantly, they reflect the sheer amount of land the development sits on. The centrepiece is a 50-metre lap pool set within landscaped grounds that include a separate leisure pool, children’s wading pool, pool cabana, floating pavilion, and reflective pool. Beyond water features, the development offers tennis courts, a well-equipped gymnasium, a 200-metre forest walk nature trail, tree grove, outdoor lounge areas, water wall features, BBQ pavilions, a clubhouse with function rooms, and children’s play areas. The grounds are maintained by a team of five full-time gardeners, and it shows — the landscaping is consistently described by residents as immaculate.
“Amazing Quality and Simply Beautiful Facilities! The greenery and trees are immaculately maintained and the colours just integrate nicely together. Much better than D’Leedon.”
— Owner review via PropertyGuru
The concierge service is a genuine differentiator — not a token reception desk but a managed hospitality operation that handles deliveries, guest management, and day-to-day coordination. The clubhouse pantry provides complimentary coffee and a communal gathering space, a small touch that fosters community in a development that could easily feel impersonal at its scale. The practical caveat is cost: maintenance fees range from $492 to $1,312 per month depending on unit size, reflecting the expense of keeping half a million square feet of grounds at luxury-grade standards. For the target buyer, this is the cost of the lifestyle; for investors running yield calculations, it is a line item that directly compresses returns.
Unit Sizes & Layout
Leedon Residence offers an unusually wide range of configurations: 2, 3, 4, and 5-bedroom apartments, plus 3, 4, and 5-bedroom garden suites at ground level, 3 and 4-bedroom sky suites with double-height living spaces, and two penthouse configurations. Unit sizes start at 1,044 sqft for a 2-bedroom and extend to 5,285 sqft for a 4-bedroom garden suite. By modern District 10 standards, where new launches regularly push 2-bedrooms below 700 sqft, these are generously proportioned homes that recall an era when luxury meant space rather than brand collaboration and designer fittings.
SCDA Architects’ design philosophy emphasises clean lines, natural materials, and the interplay between interior and exterior space. Floor-to-ceiling windows are standard throughout, and the ground-floor garden suites come with private enclosed gardens that blur the boundary between indoor living and the surrounding landscape. The sky suites feature double-height ceilings in the living areas — a genuine architectural feature rather than a marketing gimmick. Finishes across all units include marble flooring, timber-panelled walls, and integrated kitchen appliances from premium European brands.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 13 | $2,680 | $2,798,462 |
| 5 BR | 48 | $2,595 | $7,961,604 |
Pricing & Market Position
Based on 61 recorded transactions, sale prices range from $2,680,000 to $16,300,000, averaging $6,861,262 (~$2,772 psf).
Rents range from $4,500 to $35,000 per month across 418 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19% (from $2,374 to $2,826 psf).
Neighbourhood Comparison
The most direct comparison is with Leedon Green, the newer freehold development just up the road. Leedon Green averages $2,784 PSF — only marginally above Leedon Residence’s $2,750 — but offers newer finishes, a 2023 TOP, and a more contemporary design. However, Leedon Green packs 638 units onto a significantly smaller site (297,000 sqft vs 522,000 sqft), resulting in a denser environment with less of the parkland feel that defines Leedon Residence. For buyers who prioritise space and mature landscaping over newness, Leedon Residence retains a clear edge. D’Leedon ($1,854 PSF) offers Zaha Hadid architecture and dramatic 36-storey towers at a substantial discount, but its 99-year leasehold tenure (from 2010) is the critical differentiator — for freehold-seeking buyers, the $900 PSF premium for Leedon Residence buys permanent ownership. Skye at Holland ($2,945 PSF) and Hyll on Holland ($2,648 PSF) are smaller boutique freehold options nearby, but neither matches Leedon Residence’s land-to-unit ratio.
The investment calculus at this price tier is fundamentally different from mass-market condos. Leedon Residence’s $6.9M average quantum means most buyers are deploying significant capital for a lifestyle asset rather than seeking percentage returns. The 2.61% gross yield and 30% profitability score confirm this: you are unlikely to make money flipping Leedon Residence, and the rental yield will not excite a spreadsheet-driven investor. What you get instead is freehold tenure with no lease decay, a GCB-adjacent address in the heart of District 10, and a physical environment with space ratios that new developments simply do not offer. The PSF trend ($2,612 → $2,737 → $2,706 → $2,722 → $2,804) shows slow, steady capital preservation rather than growth — which, for a $7M freehold home in Singapore’s prime district, is precisely what most owners are looking for.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LEEDON RESIDENCE | Freehold | 2015 | 381 | $2,772 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates LEEDON RESIDENCE across multiple dimensions.
What Residents Say
“Luxury condo with concierge facilities, yet child-friendly, with lovely neighbours. The clubhouse pantry area provides residents with convenient amenities like coffee and a gathering space.”
— Owner review via PropertyGuru
“The greenery and trees are immaculately maintained and the colours just integrate nicely together. It is a rare find for its size in the trendy Holland Village area.”
— Resident review via EdgeProp
“Constant ongoing construction and noise from neighbours in Leedon Residence. Some areas become slippery when it rains.”
— Resident review via Yelp
The overall pattern across review platforms is overwhelmingly positive, with a consistent theme: residents chose Leedon Residence for the space and they stay for the grounds. The concierge management team is frequently singled out for maintaining a smooth, hospitality-grade operation across the large compound. Families highlight the child-friendly environment, the nature trail for weekend walks, and the sense of community in a development that could easily feel anonymous. The recurring negatives centre on high maintenance fees (an unavoidable cost for this level of upkeep), occasional noise from renovation works in neighbouring units, and the fact that the sheer size of the grounds means a long walk from certain towers to the main pool or clubhouse. Several owners note that while finishes were high quality at completion, minor wear such as scuffed paint in common areas has appeared after a decade — a normal ageing issue but one that matters at this price point.
Strengths & Weaknesses
- Freehold tenure — no lease decay, permanent ownership security
- Exceptional land-to-unit ratio: 381 units on 522,326 sqft, one of the lowest densities in D10
- SCDA Architects design with BCA Green Mark GoldPlus certification
- Generously sized units from 1,044 sqft (2BR) to 5,285 sqft (garden suite)
- Dual MRT access — Holland Village and Farrer Road CCL both within 700–730m walking distance
- Adjacent to Leedon Park GCB enclave — views structurally protected by zoning
- Immaculately maintained grounds with 200m nature trail and full concierge service
- Holland Village lifestyle precinct within walking distance
- Strong expatriate rental demand supported by nearby international schools cluster
- GuocoLand developer pedigree with proven build quality
- Very high absolute quantum — average transaction price of $6.9M limits buyer pool
- Low profitability score (30/100) — capital preservation, not appreciation play
- Gross yield of 2.61% is below market average, compressed by high quantum and maintenance costs
- Maintenance fees from $492 to $1,312/month — premium required for luxury grounds upkeep
- Walkability score of 45/100 — GCB surroundings mean limited street-level amenities nearby
- Some units show age-related wear after a decade (completed 2015)
- Large compound means long walks from certain towers to main facilities
- En-bloc probability is very low (34/100) — large freehold sites rarely achieve consensus
- Occasional noise from renovation works reported by residents
Verdict
Leedon Residence occupies a distinctive position in Singapore’s luxury market: it is a freehold, ultra-low-density development in the heart of District 10 that prioritises space and liveability over flashy architecture or branded residences. At an average PSF of approximately $2,750 and an average transaction price of $6.9 million, it is firmly in the ultra-luxury segment — and it needs to be evaluated as a capital preservation vehicle rather than an appreciation play. The profitability score of 30/100 is the honest reality: buyers at this price point are paying for lifestyle, tenure security, and address, not for outsized capital gains.
The honest weaknesses must be acknowledged. The 2.61% gross yield is below the market average, compressed by the high absolute quantum and maintenance costs that come with maintaining half a million square feet of grounds. Price appreciation has been modest — PSF has moved from approximately $2,612 to $2,804 over recent periods, a trajectory that barely outpaces inflation at this price tier. The walkability score of 45/100 reflects a genuine tension: the GCB enclave that provides the views and tranquillity also means the immediate surroundings are low-density residential with limited street-level amenities. You will need to walk to Holland Village for a coffee or drive to the supermarket. The investment score of 66/100 and en-bloc score of 34/100 confirm this is not a play for financial returns — freehold estates of this size rarely achieve unanimous en-bloc consent, and the land value per unit is already substantial.
Where Leedon Residence genuinely excels is in what it was designed for: a home. The space ratios are extraordinary by current standards, the freehold tenure provides permanent security, the SCDA architecture has aged well, and the Holland Village / Farrer Road location remains one of Singapore’s most desirable residential addresses. For buyers who can afford the $3–15 million entry and are seeking a long-term family home in a setting where their neighbours are Good Class Bungalows rather than condo towers, Leedon Residence delivers exactly what it promises. For yield-driven investors or buyers seeking capital appreciation, the numbers point clearly elsewhere — and pretending otherwise would be dishonest.