Leedon Green

Scale is the argument at Leedon Green. Freehold and beside a Good Class Bungalow cluster are things a few boutique neighbours can also claim, but 638 homes across ten formats is what produces a working resale market, with visible comparables and a buyer pool at every price point. The sections below trace that from the site’s purchase price through the ladder to the exit maths.

Leedon Green Prices: What the Tulip Garden Site Cost, and Where It Trades

The site is the former Tulip Garden, sold collectively on 12 April 2018 for S$906.9 million after four attempts, some 20.4% above the owners’ reserve of S$753 million. That works out to roughly S$1,790 psf per plot ratio with an estimated breakeven near S$2,400 psf. Four failed attempts before a sale is a reminder of how hard freehold land of this size is to prise loose in District 10, and nothing comparable has come to market since.

As of July 2026, the last sixty caveats cleared between $2,460 and $3,496 psf with a median around $2,959 psf. The twelve months to July ran fourteen caveats in a $2,619 to $3,496 band at a $2,878 median. The spread is wide because the formats are wide: a 474 sqft one-bedder and a 1,744 sqft private-lift four-bedder do not trade on the same psf.

Structure tells you more than the median does. Hyll on Holland is the compact freehold alternative, 319 units from 2024 just 260m away, while Leedon Residence brings 381 freehold homes from 2015 and D’Leedon 1,703 leasehold units from 2014 in the same subzone. Across the belt, Royalgreen marks the 285-unit freehold comparison from 2022 and Fourth Avenue Residences the 476-unit leasehold one, with Dunearn House adding 380 units for 2029. Leedon Green resale has sat below several of the enclave’s newer 99-year launches on comparable formats, which is the inversion buyers hunt for, and our 99-year versus freehold guide explains why it usually closes once the newer project hands over.

One note before you compare. Leedon Green was not assessed under the harmonised gross floor area rules, so its strata areas still include aircon ledges the newer rulebook excludes. Our Q2 2026 property market review tracks how the core has behaved this year, and the central region has been leading rather than lagging.

Choosing between formats here? Speak to us before you offer. We’ll price the villa, Exclusive and compact stacks against each other on the caveat record, honest advice, no pressure. WhatsApp us.

Leedon Green Floor Plans: Ten Formats, One-Bedders to Garden Villas

Price the Leedon Green floor plan set at the July 2026 median of about $2,959 psf and the ladder reads cleanly. The 474 sqft one-bedder lands near $1.4m and the 538 sqft one-bed-plus-study around $1.59m. The two-bedroom band runs roughly $2.05m to $2.5m. The 958 to 990 sqft three-bedders work out between $2.83m and $2.93m, the plus-utility formats $3.09m to $3.44m, the three-bedroom Exclusive $4m to $4.75m and the four-bedroom Exclusive $4.43m to $5.16m. The Garden Villas price out between $7.1m and $7.9m on the same arithmetic, which is the caveat record rather than a quote sheet.

The recent caveats show the ladder working, and not in the usual direction. A 1,044 sqft three-bedroom cleared at $3,496 psf for $3,650,000 in May 2026, the highest psf in the recent record, and a 1,496 sqft four-bedroom Exclusive at $3,401 psf for $5,088,000 in May 2025. A 667 sqft two-bedder went at $2,624 psf for $1,750,000 in July 2026 and a 474 sqft one-bedder at $2,722 psf for $1,290,000 in December 2025. The larger family formats are pulling the highest psf, which is the opposite of the usual pattern and tells you what this address is actually bought for.

The specification is the other half of the pitch, and it is expensive to replicate in a renovation. Ernestomeda kitchens from Italy, V-ZUG appliances, Liebherr refrigeration, Antonio Lupi sanitary ware, Hansgrohe AXOR fittings and marble flooring run through the units, with private lifts on the Exclusive formats. Maintenance is tiered to match: about $240 monthly for the one-bedders, $290 for the two-bedroom and standard three-bedroom band, $340 for the private-lift units and $410 for the Garden Villas, which are moderate figures for an estate with this much landscaping to keep.

Is Leedon Green Worth Buying? Farrer Court Supply and a Working Resale Market

The pocket is small in projects and large in homes. The Farrer Court subzone holds just nine private developments but about 2,949 units between them, because D’Leedon alone accounts for 1,703 of those and Leedon Green another 638. Two projects therefore hold four-fifths of the pocket, and nothing new is under construction inside it. The rest is small older stock: The Cornwall at 99 units, Charming Garden at 32, Holland 100 at 24.

What renews demand here is a school cohort rather than a flat sale. Bukit Timah town holds only about 2,554 HDB flats in total, so the upgrader pipeline that drives suburban pricing barely exists in this planning area. The Nanyang catchment refreshes instead with every intake of parents, and that demand has held the belt tight for decades in a way no amenity cycle can.

New supply is arriving in the planning area but not in this subzone, and it is leasehold. Dunearn House adds 380 units for 2029 alongside a 335-unit Dunearn Road site for 2030, with Amberwood at Holland at 212 units and a 280-unit Holland Plain site in the same year. None of it competes on tenure, and none of it lands inside Farrer Court.

Liquidity is where scale actually pays. 487 caveats have been lodged in total, and since completion the estate has run roughly 19 transactions a year, with 19 in 2024, 19 in 2025 and six more by July 2026. That gives a seller visible comparables and a working market, which a 200-unit boutique freehold cannot offer. On the income side, gross yield has been running around 2.6% to 2.7%, a prime-district number rather than a suburban one, and our rental yields guide explains why the core trades yield for capital preservation.

Who Leedon Green Suits

Leedon Green suits legacy buyers who want freehold District 10 at scale, families sizing up inside the Nanyang radius, and investors who want a freehold asset that actually trades rather than one that merely holds. The Good Class Bungalow cluster next door does something no marketing promise can: it holds the surrounding skyline permanently low, so the upper-floor view is not going to be built out.

The exit audience splits with the product. The five Garden Villa duplexes and the private-lift Exclusive stock sit in their own market and should be read separately from the rest of the building, while the 145 compact homes serve the enclave’s tenant pool. Renters see a young freehold estate with European fittings, a tennis court, multiple pools and a Sky Terrace Bar beside the GCB belt, against competing stock that is mostly a decade or two older.

Fit runs the other way too. Buyers who need doorstep rail should look at a station-integrated project, because both stations here are a genuine walk. Anyone wanting a boutique estate will find the facility deck shared with 637 other households, and Hyll on Holland answers that brief on a smaller footprint. Yield at 2.6% to 2.7% means a cashflow-driven investor is in the wrong district rather than the wrong project. The URA Master Plan keeps adding amenity along the Holland and Farrer corridor while leaving the GCB zoning untouched, which is the structural case for this pocket: more services, no new land.

Thinking about Leedon Green? Format selection matters here more than timing, because the villa and private-lift stock trades on scarcity while the compact stacks trade on yield, and the recent record shows the family formats pulling the higher psf. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.