The Reef at King’s Dock is a 429-unit, 99-year leasehold luxury condominium development by Mapletree and Keppel Land in District 4. The condo is located along Keppel Bay and features waterfront living and scenic sea views.
CapitaLand is one of Asia’s largest real estate companies headquartered and listed in Singapore. Its diversified global real estate portfolio includes integrated developments, shopping malls, serviced residences, offices and homes. Core markets include Singapore and China with Indonesia, Malaysia and Vietnam being potential new growth markets.
Project Name: d’Leedon
Address: Leedon Heights
Site area: Approx. 840,049 sq ft.
Tenure: 99 years from 8th April 2010
1,703 residential units
12 semi-detached units
8 retail units
1-bedroom + study units (592 – 840 sqft)
2-bedroom/2-bedroom + study units (786 – 1,216 sqft)
3-bedroom/3-bedroom + study units (1,076 – 1,668 sqft)
4-bedroom units (1,615 – 2,454 sqft)
garden house units (3,735 – 6,534 sqft)
penthouse units (2,885 – 6,265 sqft)
garden villa units (6,512 – 8,374 sqft)
Maintenance fees: Approx. $246 – $503
Parking lots: 1,715 normal lots
Actual TOP: October 2014
Expected legal completion: December 2018
d’Leedon is a 1,715-unit development along Leedon Heights, known for its design and architecture. Designed by the world famous Zaha Hadid Architects, its seven towers blend into the sky in a series of staggered fingers. At time of writing (Feb 2016), all unit types are available.
The development is complete and residents have already moved in. The project’s seven 36-storey towers offer unobstructed views of Singapore’s skyline as well as breathtaking views of the Botanic Gardens and Bukit Timah Nature Reserve. Facilities are spread over the entire development.
The outdoor fitness station.
The lap pool is great for regular swimmers and fitness enthusiasts.
The clubhouse is right next to the lap pool.
There are a number of smaller pools – great for kids to wade around in.
An aerial view of the facilities.
There are a total of 8 retail units within the development and they are all located in the middle, next to the clubhouse. Residents get services and convenience this way.
The 6 pairs of 3-storey semi-detached houses within the development.
Lastly, the view of the blocks from the ground.
Outfitted units are available for 1-bedroom + study, 3-bedroom + study and 4-bedroom units and are part of the CapitaLand Designer Series. Photos in this review are from the 4-bedroom and 1-bedroom + study units.
Cabinets with solid surface countertops and a stainless steel sink come with the kitchen. Appliances provided include a refrigerator from Samsung, a gas stove and hood, a built-in oven and microwave oven all from Miele. The space in the 4-bedroom kitchen is sufficient for two people to comfortably move around in. Smaller units come with an induction stove and microwave oven.
The kitchen leads to a pretty spacious yard area.
The water closet and utility space in the yard area. The place is great for your helper, should you have one as there’s privacy.
The dining area is right next to the kitchen.
The living area is just beyond the dining space and extends to the balcony.
The view from the balcony – spectacular.
The view from the entrance.
One of the common bedrooms is smaller than the rest. Here, it’s been converted into a study/work space. You could probably accommodate a single bed if you needed to.
The other two common bedrooms can fit a queen bed comfortably.
One of the common bathrooms. There is a wet and dry area as per usual and fittings are from Hansgrohe and Bravat.
The other common bathroom is slightly smaller.
The master bedroom is large enough to fit a king-sized bed and still have leg room.
The master bathroom is definitely bigger, and comes with a bathtub.
The kitchen in the 1-bedroom unit is smaller and can probably accommodate only one person at a time. Appliances provided include a refrigerator from LG, built-in oven and electric stove and hood from Bosch and a washer cum dryer from Samsung.
The living area is right in front of the kitchen.
There’s sort of a ledge, that extends from the living area and from here the view is pretty great.
The view of the unit from the entrance. There is a dining space in between the kitchen and living area.
The mini study area.
The bedroom is large enough to accommodate a king-sized bed comfortably. Though the bay windows take up some space, they give residents fantastic views of the surroundings, especially if you’re in a higher unit.
And lastly, the bathroom. It is pretty large – two can use it simultaneously if need be.
Buyers are likely to be a mix of owner-occupiers and those looking to lease. An estimated 28% of buyers appear to be HDB upgraders. Singaporeans and permanent residents account for approximately 80% of sales.
Holland Village is a neighbourhood situated between the districts of Bukit Timah and Queenstown in central Singapore. It is also well known for its shopping and dining options, especially amongst younger Singaporeans and expatriates.
Getting there: d’Leedon is located along Leedon Heights, which is a short walk away from Farrer Road MRT. Leedon Heights links up with the arterial Farrer Road. For early-morning commuters, Raffles Place will be a 27-minute MRT ride away and City Hall, a 29-minute ride.
Farrer Road MRT is about a 5-minute walk away. From there, the next stop is Holland Village MRT and two stops down, it’s Buona Vista MRT, where you have Star Vista. One stop in the other direction will have you at Botanic Gardens.
The estate: d’Leedon is situated next to the Leedon Park Good Class Bungalow enclave. Standing at 36 storeys tall, it is one of the highest residences in prime District 10.
It is a short drive to various lifestyle hubs and shopping malls including the Orchard Shopping Belt, Holland Village, and Coronation Plaza. Popular eateries at Dempsey Hill as well as Adam Food Centre are also a stone’s throw away from the project.
The nearest bus stop is along Farrer Road, opposite the Tulip Garden condo. Between them, these services cover Bedok, Marine Parade, Harbourfront, Queenstown, Braddell, Eunos, Toa Payoh, Kovan, Bukit Merah, Hougang, Ang Mo Kio, Thomson, Clementi, Jurong, Orchard, Raffles Place, Yishun, Woodlands and Kallang.
As for school options, there are a few reputable ones nearby (distance is indicative).
- Anglo-Chinese School (International)
- Nexus International School
- Hwa Chong International School
- International School Singapore
- Overseas Family School
Coronation Plaza is about a 3-minute drive away. Though old, the mall has some very loyal, regular customers. The 111 shops consist mostly of tuition centres, maid agencies and F&B outlets. Residents can get their coffee fix at Starbucks and their daily groceries at FairPrice supermarket.
Holland Village is about a 5-minute drive away. Home to bars and cafes, the place is frequented by expats and locals alike. The rows of shops along Lorong Mambong and Jalan Merah feature some of Singapore’s most famous pubs and restaurants, many of which are fully booked during the weekends.
For some local hawker fare, Empress Market and Food Centre is a 4-minute walk away.
The more famous Adam Food Centre is a 3-minute drive away.
For some down time on weekends, residents can head to the Botanic Gardens, which is a 4 to 5-minute drive away. Recently honoured as a UNESCO World Heritage Site, its 74-hectare area is home to more than 10,000 species of flora. It’s a very pretty place and an ideal location for picnics or just relaxation.
SAFRA Mount Faber is roughly a 6-minute drive away. Kids will enjoy the swimming and bowling facilities at the site. There are a few dining options there too.
For golfers, Tanglin Golf Course is a 5-minute drive away from d’Leedon.
As for the healthcare needs of residents, there are a number of general and specialist clinics along Farrer Road. The above is just behind Express Market and Food Centre. Gleneagles Medical Centre is a 3-minute drive away making it very convenient for residents requiring specialized treatment or in case of an emergency.
Caveated transactions for d’Leedon stands at 1,447. Recorded transaction prices range from $866K to $10.626M (see Chart 1).
d’Leedon’s closest competitor would be Pollen & Bleu, located 400m away, along Farrer Drive. Launched in 2015, its median price for the past four quarters is $1,902 psf to d’Leedon’s $1,518 psf. Residents at Pollen & Bleu are likely to be a mix of owner-occupiers who like the location as well as investors looking to lease.
Units at Pollen & Bleu range from 1-4 bedroom units and penthouse units while d’Leedon consists of 1-4 bedroom units, garden house units, penthouse units and garden villa (semi-detached) units.
To have a clearer picture, we will be looking at 3-bedroom and 1-bedroom + study units in particular, across both developments. According to caveats, d’Leedon’s 3-bedroom / 3-bedroom + study units have a median price of $1,502 psf while the guide price for Pollen & Bleu’s is $1,833 psf. Transactions for the units at d’Leedon range from $1.447M to $2.75M.
1-bedroom + study units have a median price of $1,582 psf and $2,114 psf at d’Leedon and Pollen & Bleu respectively. At d’Leedon transaction prices range from $866K to $1.369M and at Pollen & Bleu, they are between $1.292M and $1.32M.
Before deciding based on these numbers alone, we should look at unit sizing as well. Units are generally larger at d’Leedon. 3-bedroom / 3-bedroom + study units range from 1,076 sqft to 1,668 sqft. At Pollen & Bleu, they are between 980 sqft and 1,313 sqft. As for 1-bedroom + study units, they range from 592 sqft to 840 sqft and are 603 sqft at Pollen & Bleu.
Looking at these figures, d’Leedon is clearly the more affordable option.
Future Rental Potential
To understand what rental prices will be like for d’Leedon, we need to look at rental prices for other projects in the area.
The current median rental price for projects in District 10 (Bukit Timah / Holland Road / Tanglin) is around $3.5 psf per month, based on rental transactions for the past four quarters (April 2017 – Mar 2018). At these rates, a 3-bedroom unit around 1,345 sq ft. at d’Leedon would go for around $4,700 a month. With the median price for the unit being around $1.943M, the annual gross rental yield at the current rate would be an estimated 3%.
As for 1-bedroom + study units, a unit at d’Leedon would probably go for around $2,900 a month, translating to an estimated 2.8% in rental yield. The same at Pollen & Bleu would fetch approximately $2,700, and this would be a 2.5% rental yield.
According to the estimated figures, d’Leedon seems to have a higher rental yield. Keeping in mind the distance between the projects, the choice of nearby amenities differs slightly. d’Leedon is a short walk away from Farrer Road MRT, but for residents at Pollen & Bleu, it will take a few more minutes. With regard to unit mix, Pollen & Bleu offers the additional 2-bedroom loft unit. At d’Leedon, you have garden villas (strata landed homes). In terms of unit sizing, d’Leedon has some pretty big units.
Overall, d’Leedon seems to be a safer bet in terms of rental yield.
Location is a very big plus point for d’Leedon. With Holland Village being practically next door and the project itself being so close to a Good Class Bungalow estate, residents will get privacy and convenience at the same time. It is also a good option for buyers looking for units with more space.
Residents will appreciate the easy access to major expressways like the PIE and CTE as well as the proximity to nearby places like The Orchard Shopping Belt and Dempsey Hill. For families with children, the reputable schools nearby are another plus.
Farrer Road MRT is about a 5 to 7-minute walk away for those who would prefer to take public transport in the mornings.
Investment potential is high with the project being located in prime district 10 and within short driving distance of the town and CBD areas. If you’re looking for a premium space amidst relative greenery, then d’Leedon is ideal.
Useful guides for you
Step-by-step guide to buying a condo
Freehold vs. leasehold: What’s the difference?
A beginner’s guide to mortgage loans