Lentor Gardens Residences
Lentor Hills, D26 · Kingsford Group
Overall score 5.6 out of 10. Reasonable value for own stay; the cheapest land in Lentor protects the downside. The scores are average because nothing is at the doorstep. What the scores do not fully show is cost: the developer paid $920 psf for land while the next Lentor site went for $1,278, so later launches should be dearer. The lease already lost 3 years. Good for a family that wants Lentor at a lower price and is not rushing to sell.
This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.
Key facts
- Sales so far: About 291-304 sold (58-61%); 270 on launch weekend
- Price: $2,350 psf at launch; $2,357 middle price in URA records
- Land cost: $920 psf of buildable floor area ($429.2M, Apr 2025)
- Completion: About Q3 2029; one site says 30 Apr 2029
- Lease: 99 years from 9 Oct 2023 (about 96 years left)
- MRT: Lentor MRT exit about 410 m (straight line, OneMap); not among the closest Lentor projects to the station
- Food and shops: Lentor Modern mall about 500 m (supermarket and eateries); 3 shops on site. No hawker centre named.
- Primary schools: Anderson Primary about 1.1 km, CHIJ St. Nicholas Girls' about 1.3 km (none within 1 km)
Scores
- Location: 5/10. Suburbs (5); mall is nearby but not next door, park still being built, no primary school within 1 km
- Entry price: 5/10. About 78% above the five nearest 99-year resale condos ($1,321 psf, all old). On the other hand its land cost is the lowest of recent sites here, and the next Lentor plot cost 39% more.
- Exit plan: 5/10. Start 5; +1 big project; +1 MRT within 500 m (about 410 m); -1 more supply (Lentor Signature about 553 homes in 2027, Upper Thomson Parcel A); -1 price gap over 75%. No point for sales (under 60%).
- Nearby food: 6/10. A mall within about 500 m; little else within walking distance
- MRT closeness: 7/10. Lentor MRT exit about 410 m
Pros
- Lowest land cost among recent Lentor and Thomson sites
- Next Lentor launch likely priced higher (land $1,278 psf)
- Six earlier Lentor projects are 99% sold
- Good choice of units still available
Cons
- Lease started Oct 2023, so about 96 years left
- About 500 m to MRT, further than several Lentor neighbours
- No primary school within 1 km
- Seventh project in the same estate: many similar units will hit the resale market together
Sources: EdgeProp preview report · Stacked Homes launch report · SG Property Index · OneMap (SLA), MOE, NEA and LTA data via data.gov.sg