An image of Leedon Green Arrival Plaza at night

Leedon Green Real Estate Investing Review


Here’s a quick review on Leedon Green and how you would apply real estate investing research, principles and calculations before buying a unit in Leedon Green for homestay and/or real estate investment purposes.

The unit we will be analysing will be a 2 bedroom Unit, preferably mid-floor (4th – 8th floor) and also be comparing it with Leedon Residence which is 450m away.

This is not a review to tell you how awesome this development is, I will be doing this on a separate page of my website, under the listing section, and I’m sure that by now there are many other websites that are covering it and also not to mention the real estate agents that are stationed at the Leedon Green’s show flat who will have that information readily available for you to look through.

Also, I will only be comparing only one unit from Leedon Residence, which is not the usual practice. For my clients, I will usually compare 3 to 4 units based on what my clients want to compare with or based on the vicinity where the new unit is located (< 1km)

So what we will do here is a quick overview of Leedon Green before proceeding with the financial calculations which will compare closely with other developments (only Leedon Residence for this case study) and this will determine for you if it’s a worthwhile purchase that you should consider.

Fact Sheet

Name:Leedon Green
Previously known asTulip Garden
Expected TOP31st December 2023
Address1 Farrer Road
Number of Units638
Bedroom(s) Type1 – 4 Bedrooms Available

Developers Involved

MCL Land and Yanlord Land Group bought the former Tulip Gardens for SGD 906.9 Million which works out to be around 1790 PSF. An interesting note is that this will be Yanlord’s (first established in 1993) first foray into Singapore’s residential market, all of their previous residential projects have been in China, most notably in Shanghai. MCL Land is a veteran real estate development company in Singapore which entered in 1969 and has been involved in multiple residential properties in Singapore. They are also the same developers behind Parc Esta near Eunos, which has been one of the best selling development for 2019.

Developers InvolvedMCL LandYanlord Land Group
Number of Residential Developments in Singapore (Previous)100
No of Residential Developments in Singapore (Current)30
No of Previous Residential Developments in Singapore (Future)10
No of Overseas Residential Developments2Over 70

Comparison between Leedon Green and Leedon Residence

DevelopmentLeedon ResidenceLeedon Green
Launch Year20122019
Launch Sales Price (psf)23492802
Present Transacted Price (psf)26822802

This particular unit (#05-XX) for Leedon Green is selling at an indicative price of 1,961,100 SGD. Do enquire further if it’s still available if you are reading this after January 17 2019.

Calculation of Growth Rate (For Leedon Residence and General)

My research shows that in 2012, Leedon Residence was transacting for the following 2-bedroom unit at 8 Leedon Heights (#05-XX), 1044 sq ft

Transacting at 23 November 2012 – 2349 psf
Transacting at 8 Feb 2019 – 2682 psf
Time Period: 74 Months 15 Days (To be rounded down for calculation purposes)

The annual growth rate for Leedon Residence would be estimated to be around 2.15%. Naturally, the more units you use, the more data you have and the more accurate you will get. And as mentioned, I usually use 3 units from 3 different developments surrounding the unit I’m planning to buy to have a better estimate of the growth rate in that area.

The annual growth rate for CCR Region based on stats from December 2009 to December 2019 is 4.6%

Let’s just take this at face value. There are many ways we can discuss if we meet why the growth rate should be higher or lower.

Real Estate Investing Formulas used

Before we begin, note that these formulas are usually used for properties which are already existing, similar in age and size. Leedon Green will only be completed in 2023 and will be 8 years newer than Leedon Residence by then. See more in the conclusion section.

Gross Rent Multiplier

The Gross Rent Multiplier Formula for Leedon Residence for a 2-bedroom/ 2-bathroom unit is as follows

GRM = 2,800,000 /(5500 x 12)
= 42.4242 (Rounded to 4 decimal space)

With the following assumptions taken

  • Sales Price of 2,800,000 SGD taken for 2 room for the only unit sold (#05-XX) for the year 2019 on 8 Feb
  • Assumption of Annual Rent of 5500 SGD taken as an average for the year 2019 (No stats given for the floor level, lowest was 5000 SGD/ Month and highest was 6000 SGD/Month, both rented coincidentally on the same date 1 Jul 2019).

Income Capitalisation Method (Modified)

Using the Income Capitalisation Method Formula, the Cap Rate for Leedon Residence is calculated as follows

Cap rate = Annual Net Operating Income / Market Value
= (Rent Income – Property Tax – Property Insurance – Annual Maintenance Fees – expected Maintenance and Repair – Vacancies Loss) / Market Value
= (66,000 – 7860 – 120 – (492 * 12) – (2 * 5500)) / 2,800,000

Assuming the following

  • Expected Maintenance and Repair is 0
  • Maintenance Fee for Leedon Residence is assumed to be 492 SGD
  • Vacancy Loss is assumed to be 2 months

Calculation for Leedon Green using Cap Rate and Gross Rent Multiplier

Using Gross Rent Multiplier for Leedon Green

For the assumption of rent for Leedon Green, there are 2 ways to go about it.

  1. Leedon Green 2 Bedroom unit is 700 sqft. Using 700/1044 x 5500 = 3687.74 SGD
  2. Using Property Guru and finding out the average rent for a 2 bedroom with the following filters used
    • Residential Type Condo
    • Within 1km to Farrer Road MRT (CC20)
    • Less than 750 sqft
    • 2 Bedroom

We get an average of 3500 SGD
(3200 SGD/Month for the Siena (678 sqft) and 3800 SGD/Month for The Asana (635 sqft))

For the worst-case scenario, let’s use 3500 SGD/Month

Using the GRM of 42.4242 to find the sales price for Leedon Green

Sales Price = 42.4242 * (3500 * 12)
= 1,781,816 SGD

Using Income Capitalisation Method for Leedon Green

Market Value for Leedon Green = Net Operating Income / Cap Rate
= (42000 – (290*12) – 4800 – 120 – 7000) / 0.0147
= 1,809,528 SGD

Using the Time Value of Money Formula

To show you how I use the Time Value of Money Formula to calculate the price per square feet we should be looking to pay for a 2 bedrooms 700 sqft mid to high floor unit in 2021, do contact me via Whatsapp or at the contact form below so I can share with you my findings.

You can see how I use the same real estate investing formulas to calculate for Queens and Queens Peak Condominium at Commonwealth. Using these formulas can show you whether or not the property or new launch sales price is justifiable.


Congratulations! If you’ve read to this point, you are probably really looking at buying Leedon Green for your future residential property for investment or for your homestay. If I’m right, I would like to be considered as your representative real estate agent to purchase your next home.

There are several advantages when I represent you in buying a residential property (Resale or New Launch)

  • No commission required to be paid by you for Private Properties (Resale or New Launch). Probably the biggest advantage. If I represent you, either the developer or the owner pays me the commission, not you.
  • A free real estate investing report with calculations on your preferred unit will be done for you upon meetup. For new launches, I will also pass you all the floor plans, e-brochures, pricing and launch price discounts (if any).
  • If you are looking to buy a unit for investment, I will research the best unit type this condo has to offer to provide you with the maximum returns from your investment money.
  • If you are looking to buy for your own stay, I will research and let you know the best floor level and direction facing and layout type within your budget to maximise your future sales price. If the calculations are not favourable, at least you will know how much extra you will be paying for. Then you will know whether or not it is worth it to purchase.

My obligation is only to you and the real estate investing formulas I use are not some secret formulas that only I possess. These real estate investing formulas are widely available and used by real estate investors all over the world and are taught at the world’s top universities teaching real estate investing.

You can look for me for truthful and honest advice for anything real estate related, any time and any day. I don’t work for anyone else and have no obligation to sell this development for them and therefore, I have no need to pressure you to buy anything. If you want to buy, buy, otherwise, we move on and will look out for another unit that is more suited for your needs.

I am part of a team that is very strong in financial calculations. If you are really looking to buy, my team will find different ways and different means to make sure you will be able to afford it. Throw us questions and problems you are currently facing and which your previous agents are unable to answer, let us impress you with what we can do to get you your next home.

Buying a condominium (especially for a new launch) for anyone is most probably one of the biggest ticket purchases in their lifetime

Think of me as your friendly and knowledgeable real estate investor friend who’s doing you a favour to make sure the purchase of your new condo is really something worthwhile to purchase or at the very least, something that won’t lose you money in the future.

What are you waiting for? Let me know how I can help you


The information provided on this Datacrunch Real Estate website has been compiled for your convenience. All information (including but not limited to the property area, floor size, price, address and general property description) on the Datacrunch Real Estate website is provided as a convenience to you.

This disclaimer informs readers that the views, thoughts, and opinions expressed in the text belong solely to the author, and not necessarily to the author’s employer, organization, committee or other group or individual.

Datacrunch Real Estate does not accept liability for any investment decision made on the basis of this information. This website does not constitute financial advice and should not be taken as such.

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