Leedon Residence Review — Holland · D10
PI Score: 56/100 — Good
Is Leedon Residence a good buy?
PI Score rates Leedon Residence 56/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-09 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2015
- Units: 381
- Developer: GuocoLand
- Avg PSF: ~$2,800 psf
- Price from: S$2.3M
Live market data
- Resale transactions (12mo): 14
- Recent resale PSF: ~$2,810 psf
- Gross rental yield: 2.7%
What works in its favour
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 14 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 208 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Leedon Residence suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
#6 of 209 condos in D10 for resale volume — this one moves. Prices going backwards though — wait for a better entry.
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