Lentor's seventh and final private launch — built on the lowest land cost in the precinct at $920 psf ppr. 499 units by Kingsford, park living plus a walk to the MRT. The honest, data-led review.
Beside Lentor Hillock Park
One-line verdict: the structural outlier on the low end of Lentor land costs — a genuine value play if Kingsford passes the saving on with disciplined launch pricing.
Coordinates approx. 1.3853°N, 103.8367°E · Data from URA GLS & developer · June 2026
Lentor Gardens Residences locks in the lowest land cost in the precinct at $920 psf ppr, well under the later sites at $1,200+ ppr. The unit mix favours families (no 1-bedders, strong 3BR and 4BR supply), park-front living is a rare plus, and Lentor MRT is a 7-min walk. But it is the seventh launch in a maturing precinct — expect steady, not explosive, growth.
Entry that reflects the $920 land-cost advantage. Strong for HDB upgraders and families.
Resale in mature Lentor projects — already built — becomes the smarter alternative.
Most reviews skim over land cost. Sit with this number for a moment, because it is the entire case for this project.
When Kingsford Group won the tender in April 2025, they paid $429.23 million — about $920 psf ppr. The second-place bidder, a serious consortium of Hong Leong Holdings, Mitsui Fudosan and China Construction, came in just 1.7% lower at $905 psf ppr.
Land cost is the foundation under every new-launch price. Developers stack construction, financing, marketing and margin on top, then arrive at the selling price. A lower base gives Kingsford a choice: price competitively and sell fast, or hold pricing and keep a fatter margin. Either way, buyers are looking at a project with built-in cushion that no other Lentor launch has.
The catch: a land-cost advantage does not guarantee a cheap selling price. It only creates the option. Whether Kingsford passes that saving to you is the real question — and we will know the answer on 4 July 2026.
At $920 psf ppr, Lentor Gardens enters at the lowest land cost of the entire Lentor cluster — roughly 28% below the most recent GLS bid in the same precinct (Plot 4 at $1,278). Source: URA, EdgeProp, 99.co, developer filings · June 2026.
Eight projects, one precinct. As a Singapore new launch, it offers the lowest land cost among recent OCR new launch projects in the cluster. Six earlier launches have already proven the location sells — the question is what Kingsford does with the cheapest land in the cluster.
| Project | Developer | Land $psf ppr | Units | Launch PSF | Launch | TOP | Status | Notes |
|---|---|---|---|---|---|---|---|---|
| Lentor Gardens Residences | Kingsford | $920 | ~499 | TBA | Jul 2026 | ~2029 | Upcoming | Lowest land cost; condo + terrace houses |
| Lentor Central Residences | Hong Leong · GuocoLand · CSC Land | $982 | 477 | ~$2,180 | Early 2025 | Aug 2028 | Launched | 93% sold at launch |
| Lentor Mansion | GuocoLand · Intrepid | $984 | 533 | $2,104 | Mar 2024 | 2028 | Launched | 75% sold on launch day |
| Lentor Hills Residences | GuocoLand · Hong Leong · TID | $1,060 | ~595 | ~$2,200+ | 2024–2025 | 2026/2028 | Launched | 50% sold at launch |
| Hillock Green | Forsea · Soilbuild · UED Alpha | ~$1,108 | 474 | ~$2,108 | Late 2023 | Jan 2028 | Launched | 27% sold at launch |
| Lentoria | Hong Leong · Mitsui Fudosan | $1,130 | 267 | ~$2,207 | Feb 2024 | Jul 2027 | Launched | 89% sold at launch |
| Lentor Modern | GuocoLand | $1,204 | 605 | $1,856–$2,538 | Sep 2022 | 2025 | Launched | Integrated mall; 84% sold launch day |
| Lentor Central Plot 4 | GuocoLand-led consortium | $1,278 | TBD | Est. ~$2,650 | Not launched | TBD | GLS awarded | Most expensive land bid so far in Lentor |
Source: URA, EdgeProp, 99.co, developer filings · as of June 2026. Launch PSF figures are reported averages; current resale prices differ.
What the table tells you. The precinct sells — Lentor Mansion did 75% at launch, Lentor Central Residences 93%. Land cost has climbed steadily from $984 to $1,278, meaning every launch after Lentor Gardens starts from a higher base. And Lentor Gardens is the clear outlier on the low end. The trade-off is timing: by its ~2029 completion, five earlier projects will already be in the resale market, competing for the same exit buyers.
Unusually for a Lentor launch, there are no 1-bedroom units. Roughly half the project is 2-bedders for couples and investors; nearly half is genuine family-sized 3BR and 4BR. Most layouts use a dumbbell configuration that puts the master and common bedrooms on opposite ends, cutting wasted hallway.
Three units. That is it. A strata terrace is a landed-style home — your own front door, your own private garden — held under strata title with shared condominium facilities and security. You get the feel of landed living without the maintenance burden or the eye-watering quantum of a freehold landed home. There is no equivalent in Lentor Modern, Lentor Hills Residences, Lentor Mansion or any other neighbouring project. Expect these three to be priced at a clear premium to the project average.
Key visuals: site plan, the Lentor MRT & park location map, and representative 2BR / 3BR / 4BR floor plan teasers.
Images are for illustrative purposes. Refer to official developer materials and showflat for exact details and latest plans.
The site sits directly beside the upcoming Lentor Hillock Park, with trails connecting toward Thomson Nature Park and the Central Catchment Nature Reserve. The developer reports that every unit faces either park or pool — no carpark or expressway facings.
Thomson–East Coast Line direct to Orchard (~15 min), Marina Bay and the CBD with no transfer. A covered linkway is planned. The future Bright Hill interchange (TEL + Cross Island Line) is two stops away.
Anderson Primary, CHIJ St. Nicholas Girls', Mayflower Primary, Presbyterian High and Nanyang Polytechnic are all within reach. Verify the 1km MOE zone for your specific stack before relying on it.
Lentor Modern's integrated mall sits across the road — supermarket, pharmacy, gym and 50+ shops. The development itself adds three ground-floor retail units and a childcare centre.
Quick links to the CTE and SLE, with the upcoming North–South Corridor set to cut city-bound travel times further.
⚠ The 1km MOE boundary is measured from your specific unit, not the project gate. Distances can vary by stack — always check MOE's school boundary tool before committing.
Pricing has not been released. Use this framework against the official price list. Independent estimates cluster around $2,100–$2,300 psf (Lentorcondos $2,100–$2,250; JetSet Homes $2,100–$2,350; NewLaunchesReview ~$2,200–$2,400).
Illustrative quantum at a $2,200 psf midpoint: 2BR ~$1.54M · 3BR ~$2.09M · 4BR ~$2.79M · 5BR Strata Terrace ~$3.29M+. Final prices vary by floor, facing and stack.
Illustrative scenarios at a $2,200 psf midpoint, assuming 75% LTV, a 3.5% rate and a 25-year loan. Your situation will differ — always stress-test your numbers with a mortgage banker.
Factor in BSD, ABSD (if applicable), legal fees and the progressive payment schedule. For the full picture — HDB vs bank loan, TDSR/MSR stress at 4%, cashflow over construction — use the Mortgage Loan Calculator.
A built-in pricing cushion no other Lentor project has.
No 1-bedders. Sensible 3BR and 4BR supply, plus compact 2BR for investors.
A combination that is genuinely hard to find at this price point.
Only three units — rare across the whole precinct, with resale appeal.
Six previous launches sold 75–93% at launch. Rising land benchmarks lift earlier-vintage sites.
A mature market, not a pioneer one. Earlier Lentor projects have appreciated at low single digits, not racing.
Five earlier projects will be in the resale market when this one completes.
Historically good for value buyers, but may mean less rental-yield upside than premium-positioned launches.
Visit the showflat, inspect finishes, read the e-brochure before committing.
Interest rates, ABSD changes and economic conditions will shape launch reception.
I'll walk you through the unit mix, compare Lentor Gardens Residences against the other Lentor launches, and run your HDB upgrade numbers so you know exactly which stacks fit your budget — and which to avoid.
Book a free 30-min consultation