D’Leedon Condo @ Leedon Heights in District 10 . 5 minute walk to MRT
D’Leedon is an outstanding landmark condominium designed by internationally renowned Pritzker Architecture Prize winner, Zaha Hadid, and developed by a strong CapitaLand-led consortium. It sits on the huge site of the former Farrer Court in the prime Tanglin District 10 of Singapore, fronting the landed homes of Victoria Park and Kings Road.
The land size allows it to have a really huge range of facilities, that include 2 club houses, several pools, a huge gym, banks of spas, and 7 of its own shops. Higher floor units here also have panoramic views, some as far as to the Bukit Timah Hill and nature reserves.
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Investment Potential
D’Leedon sits in a prime District 10 location next to the high-end landed residential estates of Leedon Heights, Kings Road and Cornwall Gardens close to Holland Village, 5 minutes walk to a Circle Line MRT station and 5 minutes drive from Orchard Road.
Yet it is priced at from $1,5xx PSF, similar to the pricing for new suburban condominium launches at places like Tanah Merah and Potong Pasir MRT stations. It is difficult to get prices like these for new condos so close to Orchard Road.
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D’Leedon Condo Essential Facts
- Comprises seven 36-storey towers & 12 villas on the former Farrer Court 840,048 sqft site.
- The towers occupy less than 30% of the site, with over 70% given to landscaping & facilities.
- 1,715 residential units (including the 12 villas) + 8 retail shops.
- 99 year leasehold tenure.
- Expected to be completed by 2015 or possibly earlier.
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D’Leedon Site :: Construction started 2011 :: Bukit Timah Hill in Background
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Unique points for D’Leedon Condo
- In District 10 Tanglin precinct at Leedon Heights off Farrer Road.
- Overlooks Good Class Bungalow (GCB) landed homes with lush grounds off Holland Road.
- Neighborhood is practically all low rise; means unobstructed sight lines around.
- Views to Macritchie Reservoir, Singapore Botanic Gardens, Bukit Timah Hill & city skylines.
- On former Farrer Court site 5 minutes walk from Farrer Road MRT station.
- Along Circle Line between Botanic Gardens & Holland Village MRT stations.
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(Click image to enlarge)
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New Developer Sales . 2019 to 2023
With D’Leedon fully sold, what are the alternatives if you are looking for a brand new condo to buy? The nearest and most obvious is Leedon Green.
This is a project that shares the same entrance road as D’Leedon, namely Leedon Heights Road. The Leedon Green condo is in fact just opposite this road from D’Leedon. It occupies the site of the former Tulip Gardens, but has the advantage of being freehold, instead of the 99 years leasehold tenure that D’Leedon has. (See news report on the en bloc sale of Tulip Gardens.)
However it is further from Farrer Road MRT station and Empress Road market, though closer to Holland Village. The other big difference is in the pricing. Leedon Green is priced at an average of around $2,600 to $2,700 PSF, quite a difference from D’Leedon that launched at around $1,400 to $1,500 PSF. However it must be admitted that that was quite some years ago too, and prices have certainly gone up a fair bit in the interim.
A 3 bedroom unit at the Leedon Green condo comes to over $3M. The showflat is on the actual site, and viewings are available by appointment.
If however, your budget is lower than that, or you want something freehold closer to Orchard Road, you might consider the Iveria.
This is a new development in the River Valley area, on the site of the former Riviera Point that was also sold enbloc. The Iveria, like d’Leedon is located in a prime central district of Singapore. However unlike d’Leedon, it will be a very small freehold project, with tiny apartment sizes.
In terms of pricing, the Iveria condo will cost more on a per square foot basis than d’Leedon, but less on a total basis due their small room and apartment floor areas. Their target markets are different too. D’Leedon caters more to owner occupiers and families, while the Iveria condo would attract singles and young couples looking for a more affordable buy within a good central location, or investors looking for a place with strong tenant appeal.
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However, if your budget is even lower, and you don’t mind a 99 year leasehold project slightly further away from town, you can consider the JadeScape condo.
Thi is just up Adam Road towards Thomson Road. This project is being built on the site of the former Shunfu Ville, and bears some similarities to D’Leedon. It is a big project too, with 1206 units, though not as big as D’Leedon’s 1700 odd units.
JadeScape is also within 5 minutes walk of an MRT station on the Circle Line – in fact, just around 3 to 4 minutes walk of Marymount MRT station. And one side of it enjoys unblocked views over surrounding landed estates, with certain units possibly being able to get glimpses of MacRitchie Reservoir.
There is also a wet market and food centre next door. The Shunfu Market is to JadeScape what the Empress Road Market is to D’Leedon.
But there are obvious differences as well. For a start, D’Leedon’s units are much bigger. The one bedroom + study units here are the size of the 2 bedroom units at JadeScape condo. While you could fit a JadeScape 4 bedder into one of the smaller 3 bedders at D’Leedon.
Pricing-wise, D’Leedon is cheaper on a PSF basis, due to the fact that launched several years ago. Even though it sits in one of Singapore’s top districts. While JadeScape’s district 20 location is by no means a bad one, in fact it is considered fairly prime, there is obviously no doubt as to which is the higher end neighbourhood.
If you are interested to know more, head over to the JadeScape website and sign up for a viewing, or the floor plans and other details. We have lots to share.
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Another 99 year leasehold project that is well located is Piccadilly Grand at Farrer Park, close to Orchard Road and Little India. This is a mixed development that comes with its own mall, Piccadilly Galleria, and is integrated and linked directly to Farrer Park MRT station.
Piccadilly Grand and Piccadilly Galleria are being built by very reputable and experienced developers, City Developments Limited (CDL) in partnership with MCL Land. Both these developers have undertaken a vast range of projects, from mass-market to high-end ones. The average pricing for the Piccadilly Grand condo is not known yet, but some estimates put it in the $1,900 to $2,100 PSF range.
Considering that Piccadilly Grand will be launching at around the same time as the development at Ang Mo Kio Avenue 1 by UOL, which is likely to be priced at around this range too, it looks like this Farrer Park condominium might be the better buy, since this is a more central location.
The Piccadilly Grand showflat is not ready yet, as the launch is likely to only take place around April to May of 2022. Please drop us a note if you would like to register a viewing slot for the launch. Viewing slots are limited, as Piccadilly Grand showflat viewings will be subject to safe distancing measures.
Investors might want to consider this project, given that the Farrer Park area is well served by amenities, besides being close to the city centre. It enjoys quite good rental demand, going by the number of hotels and serviced apartments around here.
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Update 2023. The Arcady Showflat at Boon Keng
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Piccadilly Grand has just sold out. If you have missed that, and are looking for a new launch around this area, you might want to consider the Arcady at Boon Keng instead.
Unlike Piccadilly Grand, the Arcady condo is not a mixed development, but a purely private residential development. But it has the advantage of being on freehold land, instead of the more usual 99 year leasehold tenure.
The Arcady condo is being developed on the site of the former Euro-Asia Apartments that is within 6 minutes walk from Boon Keng MRT station. This is within the Kallang Planning Area, right on the fringe of the city.
In fact, the Arcady at Boon Keng is considered to be within the Central Region of Singapore, in the Rest of Central Region (RCR) zone. Boon Keng station is just 3 stops from Doby Ghaut station in Orchard Road, via the North-East MRT line.
The Arcady showflat is likely to open for preview and sales launch in the last quarter of 2023, or possibly the first quarter of 2024. The soft launch is likely to excite a fair bit of interest, as this project is good size for a freehold project, especially one within the city fringe.
As such the Arcady condo will be more affordable than the usual freehold launch within the town itself, while still enjoying the perks of being in close proximity to all that the city centre has to offer.
The d’Leedon has just completely sold out, in August 2018. If you are looking for another new residential condominium around this District 10 / District 11 location to buy, you might want to consider 10 Evelyn or The Atelier.
These new developments are in many ways very different from d’Leedon, almost diametrically opposite in fact. For a start, 10 Evelyn is comparatively much smaller. Just 56 units versus the 1,715 units at d’Leedon. It is also a low rise project, 5 storeys high, compared to the 36 storey high towers of d’Leedon.
The 10 Evelyn condominium is therefore designed on a small intimate scale, with four blocks clustered around a central courtyard that features a 25m long lap pool and some facilities. Contrast this with the sprawling d’Leedon site that spans over 800,000 square feet of land, with 7 soaring towers, 3 huge pools, 2 clubhouses, a big gym, and innumerable spas, jacuzzis and so on, supported by its own 7 shops.
The other noteworthy difference is that d’Leedon is a 99 year leasehold property, while the Atelier and 10 Evelyn condo are on freehold land. All three projects however, are firmly rooted in established prime private residential estates, on the outskirts of the Orchard Road shopping district, and within 5 minutes drive of it.
All are also within walking distance of an MRT station. While d’Leedon is around 6 minutes walk from the Farrer MRT station on the Circle Line, 10 Evelyn is almost mid-way between the Novena and Newton MRT stations on the North-South Line, and the Atelier condo is about 7 minutes walk from Newton station. From 10 Evelyn, you could get to either station within 7 to 8 minutes walk. But the 10 Evelyn and Atelier locations are slightly more convenient in that they have 3 shopping centres within walking distance too – namely United Square, Velocity @ Novena, and Square 2. In fact, United Square is barely 5 minutes walk away, offering quick grocery shopping and dining options.
The 10 Evelyn Condo at Newton
The other interesting fact is that both D’Leedon and 10 Evelyn are designed by brand name architects. d’Leedon is famous for having the late London-based architect Zaha Hadid as its design architect. 10 Evelyn on the other hand, is designed by home-grown internationally recognised W Architect, who have been responsible for several award-winning designs. Each has its own distinct theme – d’Leedon with its curvilinear forms, and 10 Evelyn with its solid but elegant forms that exude a home-like appeal.
If you are interested to know more, just take drop us a note to view the 10 Evelyn condo showflat.
SKY EVERTON CONDO SHOWFLAT LAUNCH
Besides 10 Evelyn, another freehold condominium launch in a very well-placed location is Sky Everton, in the Tanjong Pagar area. This project should appeal especially to investors, or owner-occupiers looking for a convenient pad close to the Central Business District.
SL Capital launched this new condominium for sale on 22 June 2019. It is located in the Cantonment neighbourhood, close to Outram Park, and within close walking distance to the upcoming Cantonment MRT station.
Sky Everton Condo View from Gym
The Sky Everton condo will be one of the rare new projects in this neighbourhood, that is distinguished by the conservation shophouses around it. Projects around here are generally sought after by investors and residents, both local and from overseas. That is because property in this district holds its value well, as land around here is limited.
Even more limited is freehold land. Such freehold tenure can only come from enbloc sales or private treaty sales, never from government land sales. The Sky Everton condo is one such example.
This will be an 36 storey high development with around 262 apartments only, comprising a mix of one bedroom to 4 bedroom apartments, and 4 penthouses. However the bulk of the units will be the smaller types.
In fact, the sales from the launch of this project has proved the wisdom of that. The one bedroom units sold out within a couple of days of the opening of the Sky Everton showflat, and it did not take long for the 2 bedders and 2 bedroom + study units to follow suit.
Sky Everton has become one of the most successful launches of 2019. Within half a year of its first VIP preview, it had sold over 75% of its units, leaving only the biggest and most expensive units to remain available. These range in price from $2.4M for the smaller 3 bedders, to over $7.1M for penthouses. On a PSF basis, it works out to around $2,6xx to $3,1xx per square foot.
The other advantage of the Sky Everton condo are its views. To its north, it overlooks rows of conservation shophouses, which is very unlikely to be built up in future. So that view will keep for a while.
To its south is the neighbourhood park. Quite a large park actually, with some nice greenery and tall trees. While there is no guarantee that this piece of land will not get built up in future, for the present it looks unlikely. This has been the park serving the estate for quite a long time, and will probably remain so for some time to come.
The upcoming Cantonment MRT station is another promising feature. It will be less than 5 minutes walk from site, and will take residents directly into the CBD.
