CONDODistrict 10

LEEDON RESIDENCE

Details

Project: LEEDON RESIDENCE
TOP year: 2015
Tenure: Freehold
Total units: 381
Land size: 44,382 sqm (477,728 sqft)
Plot ratio: 1.6
Developer: Leedon Residence Development Pte Ltd
Gross rental yield: ~2.7% · ~$6.35M (est.)
Storeys: 12
Market segment: CCR
District: 10

Nearby Schools

NANYANG PRIMARY SCHOOLTier-1GEPSAP1.15 km

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for LEEDON RESIDENCE

Total units	381
Blocks	11
Size range	1,044–8,051 sqft

Bedrooms	Units	Share
2-bedroom	108	18%
3-bedroom	212	34%
4-bedroom	249	40%
5-bedroom	46	7%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~2.9%· low sample (2 sales)	~$2.82M	18
3 BR	~2.8%· low sample (4 sales)	~$6.1M	48
4 BR	~2.7%	~$7.53M	41
5 BR	~1.9%· low sample (3 leases, 2 sales)	~$15.3M	3

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

LEEDON RESIDENCE was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 364 of 381 units at LEEDON RESIDENCE. 91% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 51% have been held over 10 years.

91%

Free to sell now

332 of 364 tracked · past SSD

69%

Sitting on a gain

138 of 199 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 451 total recorded transactions.


Jun 2026	3BR	$6,100,000	2,109	$2,892
May 2026	4BR	$7,550,000	2,669	$2,829
Apr 2026	3BR	$6,100,000	2,109	$2,892
Mar 2026	3BR	$6,098,000	2,109	$2,891
Feb 2026	3BR	$5,924,000	2,109	$2,809
Feb 2026	5BR+	$16,300,000	6,124	$2,662
Feb 2026	5BR+	$14,000,000	4,703	$2,977
Feb 2026	2BR	$2,800,000	1,044	$2,682
Jan 2026	4BR	$7,520,000	2,658	$2,829
Jan 2026	4BR	$7,590,000	2,647	$2,867

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

18 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Leedon Green	212 m	Jun 2026	Resale	2BR	$2,030,000	775	$2,619
Leedon Green	212 m	Jun 2026	Resale	2BR	$1,760,000	667	$2,639
D'Leedon	240 m	Jun 2026	Resale	2BR	$1,733,000	785	$2,208
D'Leedon	240 m	Jun 2026	Resale	2BR	$1,720,000	785	$2,191
D'Leedon	240 m	Jun 2026	Resale	4BR	$4,100,000	2,023	$2,027
Leedon Green	212 m	May 2026	Resale	3BR	$3,150,000	1,044	$3,017
The Cornwall	198 m	Feb 2026	Resale	1BR	$1,300,000	656	$1,982
The Cornwall	198 m	Feb 2026	Resale	3BR	$3,250,000	1,657	$1,961
Fairlodge	225 m	Jan 2026	Resale	3BR	$2,920,000	1,657	$1,762
The Cornwall	198 m	Dec 2025	Resale	3BR	$3,480,000	1,463	$2,379
Fairlodge	225 m	Mar 2025	Resale	4BR	$3,500,000	2,023	$1,730
De Lente	224 m	Oct 2024	Resale	3BR	$2,280,000	1,108	$2,058
Ygk Garden	298 m	Sep 2024	Resale	3BR	$4,480,000	2,066	$2,168
De Lente	224 m	Apr 2024	Resale	2BR	$1,720,000	861	$1,998
Ygk Garden	298 m	Oct 2023	Resale	3BR	$4,280,000	2,066	$2,072
De Lente	224 m	Mar 2023	Resale	3BR	$2,100,000	1,108	$1,895
Fairlodge	225 m	05-02-2018	Resale	3BR	$2,390,000	1,797	$1,330
Ygk Garden	298 m	21-08-2017	Resale	3BR	$3,100,000	2,066	$1,500

Profit & Loss

haio estimate

54 realized resale exits at LEEDON RESIDENCE over the 5y window — 54 profitable, 0 at a loss, a median 2.77%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	13	11y 0m	$2,485	$2,682	S$287,980	0.98%
5BR+	41	11y 2m	$1,907	$2,745	S$1,969,583	3.27%
Total	54	11y 1m	$1,958	$2,715	S$1,717,296	2.77%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

2 of 54exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of LEEDON RESIDENCE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

If you bought at LEEDON RESIDENCE today at ~$2,829 psf (the recent resale median — last 12 months, 14 sales)…

97.5%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=364 traced current owners, 100.0% unit-exact

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at LEEDON RESIDENCE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$6.1M, the median of recent sale transactions at LEEDON RESIDENCE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

64 within 1 km

Lowest

$1,056

psf

Average

$2,152

psf

Highest

$3,328

psf

This propertyNearby condo


0 m	Leedon Heights	FH	1985	—
198 m	The Cornwall	FH	2005	$2,145
212 m	Leedon Green	FH	2024	$2,880
224 m	De Lente	FH	2002	$2,058
224 m	Holland Apartment	FH	—	—
225 m	Fairlodge	FH	1999	$1,746
240 m	D'Leedon	LH	2014	$2,056
298 m	Ygk Garden	FH	2008	$2,168
326 m	Wilshire Residences	FH	2024	—
346 m	Holland Suites	FH	1999	$2,050

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Nanyang Primary SchoolWithin 1 km of blocks 14, 20, 22 & 24 only≤ 1 km945 m
New Town Primary School1–2 km1.46 km
Raffles Girls' Primary School1–2 km1.75 km
Henry Park Primary SchoolWithin 2 km of blocks 2, 6, 8, 16, 18 & 20 only1–2 km1.91 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.