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This is a Review of Leedon Green. Leedon Green is a new freehold condominium on the site of the former Tulip Garden. It is being launched for sale by a joint venture of two strong developers, MCL Land and Yanlord.

Tulip Garden was for over 30+ years a landmark at the corner of Holland Road and Farrer Road. It boasts a good-sized parcel of land in a prime residential area of Singapore in District 10, close to Holland Village and the Leedon / Belmont Good Class Bungalow (GCB) zone.

Note: This is NOT an advertisement for sale.

Here this review will discuss the locational attributes of Leedon Green, as well as market rates of comparable products in the neighbourhood.

Leedon Green Condo . Water Feature

Leedon Green Condo . Water Feature


  • Design Concept: Timeless Luxury
  • Elevated apartments hovering over lush greenery.
  • Mid-size project with 638 residential units.
  • Large land size; approximately 320,000 sq ft, almost 3 hectares.
  • Two entrances: via Leedon Heights or via Holland Road.
  • Mix of 1, 1 + study, 2, 2 + study, 3 and 4 bedroom units, and Garden Villas.
  • 3 and 4 bedroom units with private lifts.
  • Top quarter of site within 1 KM of Nanyang Primary School.
  • 8 to 9 minutes walk from Farrer Road MRT station.
  • 10 minutes drive from Orchard Road.
  • Top-of-the-line fittings and finishes: Antonio Lupi sanitary ware from Italy, Axor and Hansgrohe sanitary fittings from Germany, Ernestomeda kitchen set from Italy, VZUG kitchen appliances from Switzerland and Liebherr fridge from Germany.

New freehold land parcels of such a size along Holland Road, especially within walking distance from an MRT station, are not easily obtainable. The last one was Leedon Residence next door, that sold out a few years ago.

Leedon Green Site . Location at Corner of Farrer and Holland Road

Leedon Green Site . Location at Corner of Farrer and Holland Road

Most of the other launches nearby are rather smaller projects. Hence Leedon Green is likely to draw interest from those who prefer a bigger development with more facilities and land.

Leedon Green Condominium . Water Lounge

Leedon Green Condominium . Water Lounge



The Farrer / Holland Road area where Leedon Green is located, has always been an upmarket private residential neighbourhood.

Down the lane from the site, Leedon Heights leads to one of Singapore’s most affluent landed estates, the houses and GCBs of Cornwall Gardens, Belmont Road, Ford Avenue, Leedon Park, and Bin Tong Park.

And apart from Leedon Green’s proximity to Orchard Road, there are other noteworthy places nearby too.

Cafe at Dempsey Hill

Cafe at Dempsey Hill

Among these are indisputably Holland Village and Dempsey Hill. Both are trendy lifestyle and dining hotspots, great for a night out with family and friends. Each has its distinctive character and atmosphere.

Holland Village, often shortened to “Holland V”, is about 10 to 11 minutes walk from the Leedon Green condo. This is a well-loved favourite that probably needs no introduction, drawing expats and locals alike.

And with the upcoming One Holland Village mixed development, it is set to be even more vibrant and exciting. The new development will add not just retail and F&B space, but also offices, and public squares for events. Effectively almost doubling the heart of Holland Village, and bringing new life and buzz to the place.

One Holland Village . Public Park

One Holland Village . Public Park

Dempsey Hill is a 20 minute walk down Holland Road towards town, if you don’t mind some exercise. It offers a park-like setting, within which you can find F&B and lifestyle outlets housed in charming Colonial style buildings surrounded by greenery.

And across Holland Road from Dempsey Hill, we have the Singapore Botanic Gardens, that is also a UNESCO World Heritage Site. This offers a green respite in the city with lots of trees and gardens and lawns. Good for unwinding from the pressures of the day.

If you have young children and are eyeing Nanyang Primary school, note that only the north-most quarter of the Leedon Green site is within 1 km of the school. So if you are choosing a unit here for that reason, do choose carefully.

Context of Site

Leedon Green Singapore . Context of Site


Review of this Leedon condo as an Investment . Click to Open / Close

This is undoubtedly a good place to buy for staying in yourself. But how would it fare as an investment?

The exact Leedon Green prices are not established yet. But we can perhaps take a cue from the pricing of nearby new freehold launches, such as Wilshire Residences and Juniper Hill. These range around an average of $2,6xx to $2,7xx PSF.

Is there any upside potential if this Leedon condo sells at that pricing?

Not that long ago, about 5 to 6 years back, Leedon Residences next door launched at about $2,000 to $2,300 PSF. At that time the 99 year leasehold D’Leedon opposite was selling at around $1,6xx to $1,7xx PSF.

Most buyers who viewed Leedon Residence did not make a purchase as they thought it was too pricey. But those who did, have probably not regretted it.

Leedon Residence Apartment . Next Door to LeedonGreen

Leedon Residence Apartment . Next Door to LeedonGreen


Today, $2,000 to $2,300 PSF is what freehold launches in Bartley are selling at. The ones in the East Coast’s Amber and Meyer Roads are going above that, at around $2,4xx to $2,6xx PSF.

As for 99 year leasehold launches now, places like Parc Colonial at Woodleigh, and Stirling Residences are selling very well at about $1,7xx to $1,9xx PSF.

However, as we are often reminded, past performance is no indicator of future outcomes. So the question is whether we can expect to see the same trajectory in future? Maybe not.

But what is clear is that we are unlikely to go back to the pricing levels of those previous years. For one thing, the land cost of all the current and upcoming launches have already been locked in, and paid for.

Material and labour costs for construction are not going down either. Inflation alone should see some price increases in future at least.

But what the exact quantum will be is anybody’s guess.

If Leedon Green sells at a similar pricing to Wilshire Residences or Dunearn 386, then it could be worth considering, as its size and range of facilities give it a value advantage. But if it sells at a higher pricing, then it would depend on the premium involved.

As a matter of interest, the 99-year leasehold Holland Village Residences that launched on 25 November 2019, sold close to 1/3 of its units in the first week of its Preview, at between $2,5xx to $3,2xx PSF. Those who bought within the first 3 days got a slightly better pricing.


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Name Leedon Green
Developer Asia Radiant (JV of MCL Land and Yanlord Land Group)
Status Condominium (Foreigners eligible to buy)
Address 26, 28, 30, 32, 34, 36, 38 Leedon Heights, Singapore 266221
District 10
Site Area 29,423.2 m² (316,711 sq ft)
Floor Area 47,077.12 m² (506,738 sq ft)
Plot Ratio 1.6
Tenure Estate in Fee Simple (Freehold)
T.O.P. Date 31 December 2023
No. of Blocks 7
No. of Storeys 12
No. of Units 638
Car Park Spaces 510 + 7 handicap accessible spaces
Description Private condominium development comprising 7 blocks of 12-storey residential flats with landscaped deck, part 1 / part 2 basement carparks, swimming pools and communal facilities
Architect DCA Architects Pte Ltd
Landscape Consultant Ecoplan Asia Pte Ltd
Interior Designer Ptang Studio Limited


The full set of Leedon Green floor plans are not finalised yet. Kindly provide your contact details via the Form below if you would like us to email you once they are available.

What is available currently are just the floor plans of the 4 showflat unit types.


Leedon Green Floor Plan . 1 Bedroom + Study Type AS1c

Leedon Green Floor Plan . 1 Bedroom + Study Type AS1c


Leedon Green Floor Plan . 2 Bedroom + Study Type BS1

Leedon Green Floor Plan . 2 Bedroom + Study Type BS1


Leedon Green Floor Plans . 3 Bedroom Type C3

Leedon Green Floor Plans . 3 Bedroom Type C3


Leedon Green Showflat Floor Plans . 4 Bedroom Type D1

Leedon Green Showflat Floor Plans . 4 Bedroom Type D1


Provisions & Fittings

Leedon Green . MCL Land & Yanlord . Provision & Fittings


The LeedonGreen site is located on the fringe of the Leedon Heights residential estate. It is a longish, almost rectangular plot of land, except for a cut-out at its south-west corner where a small condominium, 90 Holland Road sits.

Other than that, this is an almost island site. It faces Farrer Road on its longest side at its east. Part of its south boundary borders Holland Road. To its west is another upmarket development, Leedon Residence, that is almost the same height, around 12 storeys high.

The two are separated by a small lane, split into two cul-de-sac roads that don’t join, possibly because they are on different levels.

The architects have made use of this feature to provide two separate entrances to the site via these cul-de-sacs. One from Leedon Heights via Farrer Road, and another from Holland Road.

Leedon Green Site Plan Layout

Leedon Green Site Plan Layout . Click to Expand

That is not the only peculiar feature of this place either. Between Leedon Heights and the north boundary of the Leedon Green site is a tiny piece of land. The Leedon Residence’ tennis courts are located here, separated from it by the small lane.

Because of the distances from neighbouring blocks on almost all its sides, many units here will enjoy quite an open outlook. High floor units looking eastwards should be able to see some of the greenery of the Botanic Gardens, in between the blocks opposite Farrer Road.

Leedon Green Condo . Lap Pool

Leedon Green by MCL Land . Lap Pool

Grand Drop-Off

Leedon Green Condominium . Grand Drop-Off


The Leedon Green showflat is not open for viewing yet. Kindly drop us a note via the Contact Form if you wish to be notified on when the showflat will open.

Leedon Green Condo . Pool View

Leedon Green Condo . Pool View


The Leedon Green condo Price . Unit Types & Sizes . Click to Open / Close


Unit Description Type # of
Strata Area
(sq m)
Strata Area
(sq ft)
1 Bedroom A1, A2 49 44 – 56 474 – 603
1 Bedroom + Study AS2, AS3 96 50 – 64 538 – 689
2 Bedroom B1, B2 74 57 – 73 614 – 786
2 Bedroom Premium B3, B4, B5 200 65 – 78 700 – 840
2 Bedroom + Study BS1 46 76 – 86 818 – 926
3 Bedroom C1 33 89 – 92 958 – 990
3 Bedroom + Utility C2 45 97 – 108 1,044 – 1,163
3BR + Utility (Pte Lift) C3 34 126 – 149 1,356 – 1,604
4BR + Utility (Pte Lift) D1 56 139 – 162 1,496 – 1,744
4BR (Garden Villa) E1, E2, E3, E4, E5 5 223 – 249 2,400 – 2,680
Total Number of Units 638

Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

The Leedon Green Pricing . Click to Open / Close


The Leedon Green prices are not available yet. Please let us know via the Contact Form below if you wish us to keep you updated on the pricing details.

Unit Description Type Strata Area
(sq ft)
Estd Monthly
1 Bedroom A1, A2 474 – 603 5 $240
1 Bedroom + Study AS2, AS3 538 – 689 5 or 6 $240 – $290
2 Bedroom B1, B2 614 – 786 6 $290
2 Bedroom Premium B3, B4, B5 700 – 840
2 Bedroom + Study BS1 818 – 926
3 Bedroom C1 958 – 990
3 Bedroom + Utility C2 1,044 – 1,163
3BR + Utility (Pte Lift) C3 1,356 – 1,604 7 $340
4BR + Utility (Pte Lift) D1 1,496 – 1,744
4BR (Garden Villa) E1 – E5 2,400 – 2,680 8 or 9 $390 – $440
The Leedon Green Price Background . Click to Open / Close


The land for the Leedon Green condo came from the en bloc collective sale of Tulip Garden. The tender drew keen interest from developers, ostensibly due to its “excellent locational attributes”.

As the highest bidder, Asia Radiant, the joint entity of MCL Land and Yanlord Land Group, paid SGD$906.9 million for it.

No development charge was payable for redevelopment of the 316,708 square feet site, up to its plot ratio of 1.6.

Hence the purchase price equates to a land rate of SGD$1,790 per sq ft per plot ratio (PSF PPR).

This is slightly higher than rates for other sites nearby at the time, such as Wilshire, Estoril, and Hollandia. However the comparatively larger land size possibly justifies the premium.

After adding overheads, financing, redevelopment, construction, and marketing costs, the break even rate could be in the region of $2,400 PSF PPR, for a luxury level product.

Actual selling price of course remains to be seen. Nearby freehold launches like Wilshire Residences, and further ones like Juniper Hill and Royalgreen, are around $2,5xx to $2,7xx PSF.


The Leedon Green condominium is being developed by Asia Radiant, a joint venture entity of MCL Land and Yanlord Land Group. Each is a strong developer in its own right.

MCL Land Yanlord Logos

MCL Land Limited (“MCL Land” or the “Group”)

MCL Land is one of the most reputable local property groups. It has a long track record over the past 50 years, of building quality homes in Singapore and Malaysia.

This gives buyers the confidence to invest with peace of mind, knowing they will get a product that is not only well designed, but carries with it the assurance of quality.

Some of the developments it has successfully launched and completed are Parvis @ Holland Village near LeedonGreen, Lake Grande and J Gateway at Jurong, The Grange, Palms@Sixth Avenue, The Fernhill, Este Villa, Terrasse, Peak @ Balmeg, and Uber388.

More recent launches are Margaret Ville, and Parc Esta, that has been well-received as a value-for-money development with functional layouts and a good location.

Uber 388 by MCL Land

Uber 388 by MCL Land . Developer for this Leedon Condo

For more on MCL Land, see


Yanlord Land Group (“Yanlord” or the “Group”)

While Yanlord is not a familiar name in Singapore, it is actually a reputable and long-established real estate developer in China.

It focuses mainly on large-scale projects in prime areas, and in the luxury residential segment. These are typically apartment complexes and villas.

In 2001, Yanlord also expanded into the development of high-end integrated and commercial properties, covering serviced apartments, offices, and shopping malls.

The Group holds a sizeable land bank of over 8.2 million square metres in 14 major cities as at the 1st quarter of 2019. These include cities like Tianjin, Nanjing, Shanghai, Zhuhai, Shenzhen, Suzhou and Chengdu.

Amongst its many projects at these places are Yanlord on the Park, and Yanlord Eastern and Western Gardens in Shanghai, Yanlord River Bay and Yanlord International Apartments in Nanjing, Yanlord Lakeview Bay, Yanlord Peninsula, and Yanlord Tang Bei at the scenic Dushu Lake in Suzhou, and so on in the other cities as well.

Yanlord Tang Bei Project . By Developer for Leedon Green Singapore

Yanlord Tang Bei Project . By Developer for Leedon Green Singapore

Yanlord Tang Bei Project House

Yanlord Tang Bei Project House . By Developer for Leedon Green Condominium

Yanlord Tang Bei Project Interior

Yanlord Tang Bei Project Interior . By Developer for Leedon Green Condo

The acquisition of the Leedon Green condominium site is Yanlord’s first foray into Singapore’s prime freehold residential market. It is therefore undertaking this venture with MCL Land to tap their respective strengths.


Leedon Green Location . Site at Farrer Road

Leedon Green Location . Site at Farrer Road

Leedon Green Location Plan . Amenities & Neighbourhood

Leedon Green Location Plan . Amenities & Neighbourhood

  1. Location. The Leedon Green location is in the Holland / Farrer Road area. This is a long established and upmarket District 10 address. It is part of the private residential belt that runs up Holland Road, from Orchard Road all the way to Holland Village and Mount Sinai estate, and Pandan Valley.

    This area has always kept its value well, given the limited freehold land near the city centre. Particularly for buyers who want a prime location close to town, but at more affordable rates than can be found at Orchard Road.

  2. Nearest MRT Station. LeedonGreen is about 650 metres, roughly 9 minutes walk, to Farrer Road station on the Circle MRT Line. This is one stop from Botanic Gardens to its north, and two stops from Buona Vista interchange station that joins the East-West line.

    The Circle Line also goes to Holland Village, Kent Ridge, Harbourfront, eventually closing the loop at Marina Bay.

  3. Shopping, Banks, Dining, Supermarkets. Close by, about 7 minutes walk up Farrer Road from the Leedon condo location, we come to the Empress Road market and food centre.

    For lots more shopping and dining options, we are 10 minutes drive from Orchard Road.

  4. Lifestyle Amenities. Alternatively, an attractive spot for dinner and some light shopping nearby would be Holland Village. Take a leisurely 15 minute stroll there, to soak in the vibe and choose from a selection of trendy bistros and eateries.

    It has quite a complete retail mix actually, from a Cold Storage supermarket to cafes and cobblers, bank branches, fast food joints, and arty shops. This will get even better once One Holland Village, the new mixed development is completed. It is planned to broaden the retail mix further, and bring even more buzz and vibrancy to the place.

    Besides Holland Village, there is Dempsey Hill close by too. This is another lifestyle hub and food haven, in a more relaxing park-like setting.

    Another relaxing and calming place is Singapore Botanic Gardens, that is one train station, or 5 minutes drive away. A lovely place for a jog or walk. There is a restaurant there too.

  5. Singapore Botanic Gardens near the Leedon Condo” width=

    Singapore Botanic Gardens near the LeedonGreen Location

  6. Schools & Academic Institutions. Nanyang Primary School is within 1 km only from the top quarter of the Leedon Green site. The rest of it falls in the 2 km range.

    Other than that, up Farrer road we come to the Bukit Timah education belt. This is known for the many brand name schools and institutes of higher learning that line it. Names like Raffles Girls’ Primary, Methodist Girls’ School, Nanyang Girls’, Anglo-Chinese School (Barker Road), National Junior College, Hwa Chong Institution, and NUS (Bukit Timah Campus).

  7. For pre-schoolers, there are Nanyang Kindergarten and St. James Kindergarten nearby.

  8. Accessibility. Orchard Road is about 5 to 10 minutes drive from the Leedon Green condo location. To Raffles Place and the CBD, possibly about 15 minutes off-peak. The fastest route is possibly via the AYE (Ayer-Rajah Expressway). Nearest exit is about 7 minutes drive down Queensway.

    Otherwise, the PIE (Pan-Island Expressway) is accessible 5 minutes up Farrer Road.

  • 1 to 3 Mins Walk to MRT
  • 10 to 12 Mins Walk to MRT
  • 13 to 15 Mins Walk to MRT
  • 16 to 18 Mins Walk to MRT
  • 19 to 21 Mins Walk to MRT
  • 22 to 24 Mins Walk to MRT
  • 25 to 27 Mins Walk to MRT
  • 28 to 30 Mins Walk to MRT
  • 31 to 33 Mins Walk to MRT
  • 34 to 36 Mins Walk to MRT
  • 37 to 39 Mins Walk to MRT
  • 4 to 6 Mins Walk to MRT
  • 7 to 9 Mins Walk to MRT
  • Deferred Payment Scheme
  • Dual Key Units
  • Luxury High-End Project
  • Near Park / Nature Reserve
  • Near Reservoir
  • Near Shopping Mall
  • Near Sports Complex
  • Near to City
  • Normal Payment Scheme
  • Payment Scheme
  • Prime District
  • Progressive Payment Scheme
  • Proximity to Primary School
  • Sale by Private Treaty
  • Sea / Water Views
  • Special Discounts
  • Special Features
  • Star Buys
  • Walk to MRT
  • Within 1KM of Ai Tong Primary School
  • Within 1KM of Anglo Chinese Primary School (Barker Road)
  • Within 1KM of Catholic High
  • Within 1KM of Cedar Girls Primary School
  • Within 1KM of CHIJ Primary School (Toa Payoh)
  • Within 1KM of Holy Innocents Primary School
  • Within 1KM of Kong Hwa Primary School
  • Within 1KM of Maris Stella
  • Within 1km of Methodist Girls' Primary School
  • Within 1KM of Nan Chiau Primary School
  • Within 1KM of Nan Hua Primary School
  • Within 1KM of Nanyang Primary School
  • Within 1KM of Ngee Ann Primary School
  • Within 1KM of Paya Lebar Methodist Girls' Primary School
  • Within 1KM of Raffles Girls Primary School
  • Within 1KM of River Valley Primary School
  • Within 1KM of Rosyth Primary School
  • Within 1KM of Singapore Chinese Girls' Primary School
  • Within 1KM of SJI Junior
  • Within 1KM of St Andrews Primary School
  • Within 1KM of Tao Nan Primary School


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