District 10 · Bukit Timah · CCR
D'Leedon
Leedon Heights · Condominium · 99 yrs lease commencing from 2010
Current PSF
$2,046
-9.4% vs district median
Gross yield
3.2%
median rent $6,500/mo
3-year gain
11.5%
Transactions · 5y
424
74 in last 12 months
Nearest MRT
Farrer Road Mrt Station · 535.805m
CCL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+148% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Nanyang Primary School 846m · Phase 2C 1.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Margaret'S School (Secondary) · 917m
Food
Empress Road Blk 7 (Empress Road Market And Food Centre) · 278m - 2 hawker centres within 1km
Green
King'S Rd Park · 286m - 4 parks within 1km
Mall
Holland Road Shopping Centre · 1.1km
Health
Crawfurd Hospital (hospital) · 1.7km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,036 psf - 11% above units on floors 1–5 ($1,834 psf).
Price trend average PSF by year
2021
$1,684
2022
$1,772
+5.2%
2023
$1,879
+6%
2024
$1,971
+4.9%
2025
$2,012
+2.1%
2026
$2,095
+4.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $5.85 | 3.4% | 423 |
| 2BR | $5,000/mo | $4.76 | 2.8% | 530 |
| 3BR | $7,000/mo | $5.19 | 3.0% | 795 |
| 4BR | $11,100/mo | $5.41 | 3.2% | 295 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,162,888 | 1,507 | $2,099 | 21-25 |
| Jul 2026 | $2,150,000 | 1,066 | $2,018 | 06-10 |
| Jun 2026 | $4,100,000 | 2,024 | $2,026 | 11-15 |
| Jun 2026 | $3,750,000 | 1,701 | $2,205 | 21-25 |
| Jun 2026 | $2,850,000 | 1,281 | $2,225 | 26-30 |
| Jun 2026 | $2,530,000 | 1,216 | $2,080 | 06-10 |
| Jun 2026 | $2,348,000 | 1,055 | $2,226 | 31-35 |
| Jun 2026 | $2,130,000 | 1,055 | $2,019 | 11-15 |
| Jun 2026 | $2,062,000 | 1,033 | $1,995 | 16-20 |
| Jun 2026 | $1,733,000 | 786 | $2,205 | 26-30 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around D'Leedon actually sell for - this project trades at 3.1× the nearest block’s PSF.