Leedon Green Review: A freehold condo with a prestigious address that doesn’t shortchange on facilities or luxury

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Background

Launched early last year, Leedon Green is the former Tulip Garden, which underwent an en bloc sale back in 2018. Sold for $906.9 million, at 20.4 per cent higher than the asking price, it was (and still is) one of the larger en bloc sales in Singapore.

This project is jointly developed by MCL Land and Yanlord Land. Yanlord’s still relatively new to the property scene in Singapore, with Leedon Green its first residential project here. The property developer is a well established one though, with a substantial list of property projects in China. It is also making inroads on our sunny shores, taking residential project Dairy Farm Residences under its belt ever since they formally took over United Engineers, the developer for Dairy Farm Residences, in February 2020.

MCL’s a more familiar name here, which should go some way to assure buyers. Their extensive portfolio of residential projects include Parc Esta, Margaret Ville and Ripple Bay.

Image courtesy of MCL Land

Leedon Green’s Surroundings

The highly covetable District 10 area code is all you need to be associated with prestige and affluence. But that’s not all the area has to offer. This district is also home to the Botanic Gardens, a foodie haven and is where several expat enclaves, including Holland Village and Dempsey Hill, is clustered.

And as if the area cannot get any more moneyed, the site where Leedon Green is also neighbours a stretch of condominiums (including the high profile D’Leedon) as well as a good class bungalow area. It ought to be tranquil, except this upcoming development also sits at a busy road junction and the start of Farrer Road, an arterial road known for its bottlenecks and is the furthest thing from quiet.

Tulip Garden used to have the main entrance along Farrer Road, which created quite a bit of a congestion at the time. So the developers have decided to move the main entrances to the smaller inner roads for Leedon Green, located along Leedon Heights and Holland Road.

If you are exiting from Holland Road, there won’t be a need to bypass Farrer Road, which means getting to places like Dempsey Hill, Orchard Road and Tanjong Pagar can be a relatively quick drive, so that’s convenient.

The area might pose a bit of a headache if you need to drive or take the bus through Farrer Road during peak hours (traffic after peak hours isn’t so bad), or if you are going for a unit that faces Farrer Road for that matter, but the dual entrances at the smaller roads do help things a bit.

Leedon Green is also a short drive to Bukit Timah Road (discounting traffic), which is lined with a number of popular schools, a big bonus if you have school-going children.

For those that don’t drive, there’s Farrer Road MRT on the Circle Line within an 8-min walking distance. The station’s also really well connected.

If you look at the MRT map, Farrer Road station’s one stop to the Downtown Line, two stops to the East-West and Thomson-East Coast Lines, and four stops to the North-South Line.

It’s also a couple of stops to Buona Vista and one-north, which contain a number of office clusters and business parks, and four stops to Kent Ridge, where the National University of Singapore and the National University Hospital is. Rent potential’s looking decent, although the stiff competition from nearby condominiums does put a damper on things.

The Circle Line is also expected to “close” its loop in 2025 with the addition of three new stations, so getting to the downtown core of Singapore wouldn’t be such a drag.

In terms of amenities, the Empress Market and Food Centre, which sits next to Farrer Road MRT, is the only one within a reasonable walking distance (two of the three pedestrian side entrances for the condo are along Farrer Road). But you do get a variety of affordable hawker fare there.

Otherwise, take a short drive to Holland Village, Cluny Court/Serene Centre or Dempsey Hill if you are looking for cafe and restaurant options. If you are familiar with these areas, they tend to be quite expat-centric, so expect prices on the higher side as well.

Expect increased vibrancy in the Holland Village area come 2022, when the commercial zone of mixed-use development One Holland Village is completed. Besides retail and F&B offerings (Guardian, Ippudo, Starbucks, Din Tai Fung to name a few), it will also feature indie movie theatre The Projector as well as non-profit arts and culture organisation The Rice Company. By 2024, the area will also house serviced apartments. 

Image courtesy of Far East Organisation

In terms of supermarkets, the nearest ones are at Cluny Court (CS Fresh) and Coronation Shopping Plaza (NTUC). Not within walking distance I’m afraid, but large and reasonable selection of groceries over there.

No big malls in the immediate vicinity, although Star Vista at Buona Vista is less than a 10-min drive away with lots of food options, big supermarkets and specialty stores.

Facilities and Interior Design within Leedon Green

If we are being honest, there aren’t much to be said about Leedon Green’s architecture. From the 3D model in the showroom, it features a nondescript, modern style facade that we’ve seen in a number of condominiums before. Thankfully the landscaping redeems it. With timber surfaces and undulating terrains punctured by pockets of relaxing nodes in the landscaping, there is some effort to create a sort of relaxing resort vibe.

The substantial land space, which is quite rare in Singapore, does mean the residential towers aren’t too squeezed together so that’s something to cheer about. You can also expect the on-site facilities and amenities to be considerable.

There are three main pools for instance, interspersed between the buildings across the landscape. The biggest one, the Grand Pool, has towers 28, 30 and 38 overlooking it. If you are looking for a lap pool, that one’s situated between towers 32 and 35. The play pool is between towers 30, 32 and 36. At the southern most of the site, you also get an aqua fitness pool and a jacuzzi/water lounge area that will help provide much respite from the heat.

There’s also a single tennis court located at the far north of the site. The good thing is that it’s some distance away from the residential buildings so it won’t pose too much of a noise problem.

Other facilities within Leedon Green include a gym, bbq pits, teppanyaki grills, and themed pavilions with alfresco dining and spa beds. We also like the green buffer in front of towers 26 and 28, which can go some way in mitigating traffic noise. There will be a concierge service on site, although it remains to be seen what services it will offer.

As a resident at Leedon Green, you will get to book facilities online and monitor crowd levels at the various facilities in real-time so you can decide if you want to head down to use them. Plenty convenient.

Units will come fitted with appliances and fixtures from European brands like V-ZUG and Hansgrohe. And to help reduce the impact of traffic noise, some units will be provided with acoustic blinds.

For a touch of luxury, master bathrooms are clad in marble, extending to the common bathrooms in 3-bedroom units and larger. The built-in wardrobe in the master bedrooms will also come with a dehumidifier, essential with Singapore’s humidity levels.

As with most condominium developments nowadays, you can expect smart features to be included. With Leedon Green, you get a home security camera with day to night capabilities, a biometric digital lock and the ability to control your air-conditioning remotely. Some units will also come with a smart mirror—just like having Iron Man’s JARVIS on your wall.

Stack and Unit Analysis for Leedon Green

If you are looking for a quieter stack away from traffic noise, the stacks at 26, 36 and 38 are the obvious choices since they are away from Farrer Road. And it’s clear to see that everyone else also think so, seeing as some of the stacks (Stack 2, 52 and 53) at residential towers 26 and 38 are completely sold out.

If you are picking a unit at the other three residential towers, go for a unit that looks inwards towards the facilities and landscaping. That would also help with the traffic noise.

For parents planning to send your kids to Nanyang Primary School, take note: all residential towers, save for 32 and 34, are within a 1-km radius to the school.

The hot afternoon sun, which comes from the north-west and south-west directions in Singapore, can also feel quite harsh in certain stacks. You’ll want to avoid those stacks, especially ones that aren’t shaded by neighbouring blocks.

These stacks are likely to be cooler, without having to bear the brunt of the afternoon sun:

Tower 26: 01, 07, 08
Tower 28: 09, 10, 12, 13, 14, 15, 16 
Tower 30: 17, 18, 20, 21, 22
Tower 32: 27, 28, 29, 31 
Tower 34: 37, 38, 39 
Tower 38: 51, 52, 58
Tower 36: 43, 44, 50

If you are opting for a unit at tower 36, you may want to take note that stacks 45, 46, 47, 48 are facing the substation and bin centre, which is while nicely concealed under a landscaped feature, is likely to be subjected by some noise and the going ins and outs during refuse collection days.

Here’s an overview of the prices and the maintenance fees for the different unit types. We’ll also take a closer look at the floor plans.

Number of Bedrooms	Size	Pricing	Price PSF	Maintenance Fee per month
1-Bedroom	474 sqft – 603 sqft	From $1,299,300 to $1,561,200	$2,548 to $2,973	$240
1-Bedroom + Study	538 sqft – 678 sqft	From $1,407,700 to $1,753,800	$2,494 to $2,979	$240 to $288
2-Bedroom + 1 Bath	614 sqft – 786 sqft	From $1,649,600 to $1,973,000	$2,469 to $2,931	$288
2-Bedroom + 2 Baths	700 sqft – 818 sqft	From $1,871,600 to $2,197,400	$2,469 to $2,931	$288
2-Bedroom + 2 Baths	710 sqft – 840 sqft	From $1,793,000 to $2,148,200	$2,469 to $2,931	$288
2-Bedroom + Study	818 sqft – 926 sqft	From $2,042,900 to $2,503,600	$2,485 to $2,895	$288
3-Bedroom	958 sqft – 990 sqft	From $2,414,100 to $2,700,400	$2,519 to $2,818	$288
3-Bedroom Premium + Utility	1,044 sqft – 1,163 sqft	From $2,722,800 to $3,138,800	$2,541 to $2,877	$288
3-Bedroom Exclusive with Private Lift	1,356 sqft – 1,604 sqft	From $3,512,700 to $3,853,900	$2,577 to $2,842	$336
4-Bedroom Exclusive with Private Lift	1,496 sqft – 1,744 sqft	From $3,871,200 to $4,293,300	$2,461 to $2,845	$336
Garden Villa	2,400 sqft – 2,680	Sold Out	Sold Out	Sold Out

1-Bedroom / 1-Bedroom + Study

The 1-bedroom units are located at towers 32 and 34, mostly inner-looking stacks away from the main traffic. The 1-bedroom + study units are dispersed across all towers, and are mostly facing inwards, save for stacks 38 and 39 which face the main road towards the busy cross junction.

The 1-bedroom + study layouts come with the option of having the bathroom as an en-suite or a separate one. If you have guests over often, the separate bathroom (as shown above) would offer you a bit more privacy without your guests having to walk into your bedroom whenever they need to use the bathroom. This layout also allows you to convert the study into a walk-in closet. 

For those looking for a corner 1-bedroom unit, consider stack 31. The layout at this stack (see below) has the bathroom as an en-suite, which feels a bit more premium although inconvenient if you frequently host friends and family. 

2-Bedroom +1 Bath / 2-Bedroom + 2 Bath / 2-Bedroom + Study

If you are looking for a 2-bedder, stack 01’s (2-bedroom + 1 bath) a pretty good choice. It’s located at one of the quieter residential buildings at tower 26, is looking inwards and the nearest building is some distance away so you do get a bit of an unblocked view. Plus, no afternoon sun.

Some of the 2-bedroom + 2 bath units come with a slightly larger foyer (see above). We don’t really see it adding much value though. 

The 2-bedroom + study units are sizeable enough to turn that extra study as a bedroom with room for a single bed. Stack 52’s a great option, although that’s sold out. The next best option would be stack 23, which overlooks the play pool rather than Farrer Road. There is also some distance away from the next building so you do get a bit of breathing space in your window views. 

3-Bedroom / 3-Bedroom Premium / 3-Bedroom Exclusive

Unlike the smaller units, the 3-bedders come with a galley kitchen concept. We like the premium ones that feature an extra utility space, which is usually used as a helper’s bedroom. But if there isn’t a need for one, you can always use it as a laundry room, a walk-in pantry or a store room. Very decently sized space. Pick stack 07 at tower 26 if you are looking for a 3-bedroom premium + utility unit.

Then there are some units with a private lift, for that extra sense of extravagance. Besides the lift, you get other bonuses like double sinks in the master en-suite bathroom, a walk-in wardrobe and a wet-and-dry kitchen perfect for the host with the most. Also the living and dining area’s laid out in one large space, making it a lot more configurable.

4-Bedroom Exclusive

The 4-bedders are a popular size in Leedon Green, with stacks 02 and 53 completely sold out. All the 4-bedders come with private lifts and similar features to the 3-bedroom exclusive units save for an extra bedroom. Stack 57 is a good alternative if you need four bedrooms. It’s located at tower 38, and away from the facilities as well as the main road so noise will be minimised. Also, you are likely to be able to see a bit of the lush green buffer.

4-Bedroom Penthouse

If you are looking for even more space, some of the units on the 12th floor can also be combined together to form one colossal 4-bedroom penthouse unit. Two strata titles will be issued though, so yes, the Additional Buyer’s Stamp Duty (ABSD) will apply. Speak to us for more information!

Here’s a look at how the penthouse unit at #12-05 and #12-06 located at tower 26 will look like after combining the two units:

After combing the two units, you get a massive communal space and enough room to accommodate a 10-seater dining. You also get two en-suite bedrooms, four bathrooms, two balconies, a separate wet and dry kitchen, a utility/laundry area as well as a store room. Total unit size for this particular set-up is at 1,668 sqft.

A comparison with neighbouring condominiums

So this immediate area has also seen a few new launches. Freehold property Wilshire Residences, which we covered in a separate review you can see here, is located on the other side of Farrer Road. Average prices there are around $2,528 psf, in comparison with Leedon Green’s average prices of $2,798 psf. 

Then there’s also 15 Holland Hill and Hyll on Holland, both of which are freehold and located across the Holland Flyover. Prices for them average $3,046 psf and $2,418 psf respectively. 

Condominium	Average price psf	Tenure	No. of units
Leedon Green	$2,798	Freehold	638
Wilshire Residences	$2,528	Freehold	85
15 Holland Hill	$3,046	Freehold	59
Garden Villa	$2,418	Freehold	319

So Leedon Green’s sitting quite comfortably in the middle in terms of pricing. If you compare it with the cheaper condominiums, Wilshire Residences and Hyll on Holland, Leedon Green comes up on top in terms of how the buildings are positioned, the land size and the number of facilities. There’s definitely more breathing room between the blocks at Leedon Green. Unit sizes at both Wilshire Residences and Hyll on Holland are also a bit smaller.

But if we are going to talk about breathing room, 15 Holland Hill has plenty of it and its much higher price tag commensurates with this. Its other selling point is the large units available there. The 2-bedroom units for instance are at a very generous size of 1,292 square feet. It’s also located closer to Holland Village than Leedon Green is. But in terms of walking distance to MRT or the varied number of facilities on site, Leedon Green still trumps.

So when deciding whether to go for Leedon Green, you can ask yourself if you are looking for a more boutique style condominium with a more intimate setting but fewer amenities, or a larger development like Leedon Green that packs a punch in facilities and doesn’t shortchange on luxury.

The vicinity sees a high number of freehold condominiums, so you are likely going to face a lot of resale competition. That’s something to think about if you thinking of fast capital appreciation. There is a likelihood of a gradual price appreciation for Leedon Green if you look at D10’s trend. The eventual developments near Holland Village will also help boost prices a bit over time.

Source: Square Foot

This huge pool of freehold condos already here also presents another consideration: new launch or resale? Are you willing to pay a premium for a new launch development? Are Leedon Green’s facilities and qualities attractive enough for you?

Nearby D’ Leedon, with its 99-year lease, offers much lower prices (average prices are at $1,691 psf) which are definitely attractive if you are not looking at a long-term investment/long-term stay or if you are just looking to earn from rental income. But with D10’s prices likely to remain on an upwards trend and its associated prestige, having a freehold property in this area will definitely help you maintain the value of your property.