Resale Project Scorecard
Leedon Green
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 2023 · 638 units
Grade B, 6.37 out of 10, the 22nd highest score among 307 resale condos in District 10.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 17
- To Farrer Road MRT
- 640 m
Artist's impression: Asia Radiant Pte Ltd (MCL Land and Yanlord Land)
Leedon Green Score
- B
- Grade
- Score out of 10
- 6.37
- Highest score among 307 resale condos in District 10
- 22nd
Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.72% — below-median performance vs same-vintage peers (39th percentile of 2023-era cohort).
The district median is 4/10.
Primary School Effect20%7/10
1 primary school within 1km (Nanyang Primary School, 0.88km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- Nanyang Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
638 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%7/10
640 m from Farrer Road MRT (CC20) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.79% — below-average income return.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 2.44km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Leedon Green scores 6.37
Leedon Green scores 6.37 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 855th of 2,350 resale condos scored in Singapore and 22nd of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoLeedon Green | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 4/10 | ±0.00 | 33% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 99% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 6% of district |
| Rental Yield10% | 3/10 | 2/10 | +0.10 | 56% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Leedon Green and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Leedon Green Prices
By unit type at Leedon Green
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom710 sq ft | 710 sq ft | $1.75M to $2.27M | $2,798 psf | 12 |
| 3-bedroom1,044 sq ft | 1,044 sq ft | $3.15M to $3.65M | $3,417 psf | 3 |
Past transactions at Leedon Green
17 resales, Nov 2025 to Oct 2026 · median $2,815 psf · $1,290,000 to $3,650,000 · 13 of 17 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Sep 2026 | 36 Leedon Heights | 8 | #08-43432BR · Blk 36 | 2BR | 614 | $2,983 | $1,830,000 | Resale |
| 18 Aug 2026 | 28 Leedon Heights | 9 | #09-14142BR · Blk 28 | 2BR | 818 | $2,781 | $2,275,000 | Resale |
| 14 Aug 2026 | 28 Leedon Heights | 12 | #12-1212— · Blk 28 | — | 840 | $2,246 | $1,886,000 | Resale |
| 6 Aug 2026 | 28 Leedon Heights | 6 | #06-14142BR · Blk 28 | 2BR | 818 | $2,628 | $2,150,000 | Resale |
| 6 Aug 2026 | 32 Leedon Heights | 12 | #12-28282BR · Blk 32 | 2BR | 840 | $2,567 | $2,155,000 | Resale |
| 29 Jul 2026 | 36 Leedon Heights | 12 | #12-46462BR · Blk 36 | 2BR | 710 | $2,815 | $2,000,000 | Resale |
| 6 Jul 2026 | 34 Leedon Heights | 7 | #07-37372BR · Blk 34 | 2BR | 667 | $2,622 | $1,750,000 | Resale |
| 10 Jun 2026 | 34 Leedon Heights | 7 | #07-40402BR · Blk 34 | 2BR | 667 | $2,637 | $1,760,000 | Resale |
| 2 Jun 2026 | 30 Leedon Heights | 1 | #01-20202BR · Blk 30 | 2BR | 775 | $2,619 | $2,030,000 | Resale |
| 15 May 2026 | 26 Leedon Heights | 9 | #09-03033BR · Blk 26 | 3BR | 1,044 | $3,496 | $3,650,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2025 | 2 | $2,850 psf | $2,308 psf |
| Dec 2025 | 3 | $2,872 psf | $2,238 psf |
| Jan 2026 | — | — | $2,256 psf |
| Feb 2026 | 1 | — | $2,254 psf |
| Mar 2026 | — | — | $2,285 psf |
| Apr 2026 | — | — | $2,178 psf |
| May 2026 | 2 | $3,257 psf | $2,423 psf |
| Jun 2026 | 2 | $2,628 psf | $2,190 psf |
| Jul 2026 | 2 | $2,719 psf | $2,399 psf |
| Aug 2026 | 4 | $2,598 psf | $2,262 psf |
| Sep 2026 | 1 | — | $2,278 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.2% a year, ranked 24 of 39 in D10 and 534 of 715 condos. See the most profitable condos in D10 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Leedon Green Rent
- Median rent a month
- $3,700 to $10,300
- Gross yield
- 2.4% to 2.6%
- Rental contracts
- 247
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,700 | $3,600 to $3,900 | — | 70 |
| 2-bedroom | $4,400 | $4,300 to $4,700 | 2.6% | 142 |
| 3-bedroom | $7,250 | $6,400 to $7,580 | 2.4% | 26 |
| 4-bedroom | $10,300 | $9,800 to $10,800 | — | 9 |
Rental contracts at Leedon Green
247 contracts, Sep 2025 to Aug 2026 · median $4,350 a month · $2,806 to $18,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,650 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,800 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,850 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,900 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,000 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,100 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Leedon Green By stack
- Highest, stack 02
- $3,355 psf
- Lowest, stack 37
- $2,622 psf
- Stacks with 2+ resales
- 11
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,924 psf | 614 sq ft | Levels 2 to 7 | 2 |
| 02 | $3,355 psf | 1,496 sq ft | Levels 5 to 9 | 3 |
| 10 | $3,045 psf | 700 sq ft | Levels 3 to 10 | 2 |
| 13 | $2,786 psf | 710 sq ft | Levels 4 to 9 | 2 |
| 14 | $2,659 psf | 818 sq ft | Levels 3 to 9 | 4 |
| 15 | $3,241 psf | 1,044 sq ft | Levels 5 to 7 | 2 |
| 22 | $2,945 psf | 1,044 sq ft | Levels 5 to 7 | 2 |
| 28 | $2,657 psf | 775 sq ft | Levels 4 to 12 | 2 |
Show the other 3 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 33 | $2,735 psf | 474 sq ft | Levels 5 to 6 | 2 |
| 37 | $2,622 psf | 667 sq ft | Levels 4 to 7 | 3 |
| 54 | $2,865 psf | 710 sq ft | Levels 5 to 8 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Leedon Green Floor plans
21 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 474 to 689 sq ft
2-Bedroom7 plans · 614 to 926 sq ft
3-Bedroom3 plans · 958 to 1,604 sq ft
4-Bedroom7 plans · 1,496 to 2,680 sq ft
Floor plans: Asia Radiant Pte Ltd (MCL Land and Yanlord Land), Leedon Green e-brochure. Developer's plans, approximate and subject to change.
Leedon Green Site plan
Every block in 3D, with the sun on each home →
Site plan: Asia Radiant Pte Ltd (MCL Land and Yanlord Land). Developer's illustration, not to scale and subject to change.
Leedon Green Notes
How these numbers are worked out
- Grade B places Leedon Green in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,815 psf at Leedon Green against $2,268 psf across District 10, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,923 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (20 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 17 resale caveats at Leedon Green ranged from $2,246 psf to $3,496 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Farrer Road MRT (CC20), 640 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Leedon Green for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.