Lentor 2BR Under S$1.6M

S$1.6 million is a psychological ceiling for many Singapore buyers — particularly HDB upgraders purchasing their first private property. It's the point where monthly mortgage payments start pushing against TDSR limits for dual-income households earning S$12K–S$14K per month. And in Lentor Hills, where seven projects are now launched and an eighth is incoming, the question is concrete: can you still get a 2-bedroom unit under that number?

The short answer is yes — but the window is narrowing, and the options are specific. This guide maps every Lentor project's 2BR pricing, identifies which ones still have units available below S$1.6M, and runs the financing math so you know exactly what you're committing to. For a broader look at pricing across all unit types, see our Lentor property prices analysis.

Every Lentor Project's 2BR Price, Compared

Here's the full picture. All prices are actual transactions from URA REALIS caveats (pulled 29 Oct 2026), covering developer sales, sub-sales and resales.

The Three Best Options Under S$1.6M

1. Lentor Mansion — Lowest 2BR Prices

Lentor Mansion has the lowest 2BR prices in the precinct. All 214 of its 2BR sales (527 and 657 sq ft) transacted between S$1.14M and S$1.58M, according to URA REALIS caveats: the 527 sq ft compact 2BR at S$1.14M–S$1.31M and the 657 sq ft 2BR at S$1.45M–S$1.58M.

The trade-off: Lentor Mansion is fully sold (533 of 533 units), and REALIS shows no resales yet, so you would be buying from an existing owner, likely above these launch-era prices. It is also one of the later completions in the precinct (TOP target 2028) and sits further from Lentor MRT than projects on Lentor Central. For full details, read our Lentor Mansion review.

2. Hillock Green — Best Balance of Price and Size

Hillock Green offers a middle ground. Its 624 sq ft 2BR transacted at S$1.27M–S$1.59M and its 657 sq ft 2BR at S$1.37M–S$1.64M (URA REALIS caveats). The project has 474 units and is fully sold (474 of 474), so remaining options are mostly sub-sales. It obtained TOP in 2026.

Hillock Green sits slightly further from Lentor MRT than some competitors, but the walk is still under 10 minutes. The project has been well-received by families, which supports resale demand. For a head-to-head comparison, see our Hillock Green vs Lentor Mansion guide.

3. Lentor Hills Residences — Best Value for Size

Lentor Hills Residences offers the most spacious 2BR in the precinct at 678–721 sq ft. Its 2BR units sold from S$1.36M, and 126 of its 220 2BR sales were below S$1.6M (URA REALIS caveats). The project is fully sold, so stock now comes only from sub-sales by early buyers, for example around TOP (target December 2026); the one 2BR sub-sale in the last 12 months was S$1.65M (October 2026).

With 598 units, dual-key options, and 58 facilities including an onsen jacuzzi, this is the project that offers the most "condo lifestyle" per dollar in the sub-S$1.6M range. The risk: availability below S$1.6M is thin and shrinking. Refer to our Lentor Hills Residences review for the full picture.

The Financing Math at S$1.5M

Let's run the numbers for a typical S$1.5M 2BR purchase — the midpoint of what's available under S$1.6M in Lentor.

Scenario: First-Time Buyer, S$1.5M Purchase

What If You're an HDB Upgrader?

If you're selling a 4-room or 5-room HDB flat, your sale proceeds significantly reduce the cash outlay. A Yishun or Ang Mo Kio 5-room HDB selling for S$650K–S$780K (after repaying the existing loan and returning CPF) could yield S$300K–S$500K in net proceeds — enough to cover the down payment and BSD with cash to spare.

The key constraint for upgraders isn't usually the down payment — it's the monthly carrying cost. At S$6,000+/month, you need a combined household income that can sustain the payments while covering living expenses, insurance, and savings. Budget honestly. Our first-time buyer checklist walks through the full calculation.

What About Lentor Gardens?

Lentor Gardens Residences launched on 18 July 2026. The developer reported 270 of 499 units (54%) sold on launch day at an average of about S$2,350 PSF, and URA REALIS caveats show 312 of 499 units (62.5%) sold by 16 October 2026. Its 2BR units range from 646 sq ft (2BR Premium) to 732 sq ft (2BR + Study).

For a S$1.6M ceiling, Gardens is possible but narrow. URA REALIS caveats show 2BR Premium units transacting from about S$1.41M (a 689 sq ft unit at about S$2,050 PSF) up to about S$1.68M, the 646 sq ft P1 type at S$1.52M–S$1.61M, and 2BR + Study units (732 sq ft) at S$1.67M–S$1.86M, above the ceiling. In all, 29 of the 117 2BR units sold so far went for less than S$1.6M. Remaining developer stock changes as units sell, so check current availability with a CEA-licensed agent. For full details, read our Lentor Gardens guide.

Rental Yield Potential for a Sub-S$1.6M 2BR

If you're buying for investment, a lower purchase price directly improves your yield math.

The takeaway: sub-S$1.6M 2BR units in Lentor can deliver yields in the 3.6–4.2% range — competitive with comparable OCR new launches. The advantage of buying at the lower end of the price range is that your yield floor is higher, giving you more cushion against rental softening when all seven projects are simultaneously leasing.

The Realistic Assessment

Can you buy a 2BR in Lentor under S$1.6M in 2026? Yes — but the honest picture is:

Historically under S$1.6M: Lentor Mansion (every 2BR sale), plus most of the smaller 2BRs at Lentor Hills Residences and Hillock Green (624–657 sq ft). All three are sold out, so you are buying from an existing owner, usually above these launch-era prices.

Possible but tight: Lentor Central Residences (57 of 210 2BR sales below S$1.6M, all 678–689 sq ft; fully sold) and Lentor Gardens Residences (29 of 117 2BR sales below S$1.6M, mainly the 646 and 689 sq ft types). Gardens is the only project still selling developer units in volume.

Harder: Lentor Modern (only 3 of its 19 2BR resales in the last 12 months were below S$1.6M) and Lentoria (no 2BR sale below S$1.6M in the last 12 months; its latest 2BR developer sales were S$1.75M–S$1.90M).

The broader trend is clear: Lentor pricing is moving upward. The S$1.6M 2BR option that was readily available at launch in 2023 is becoming scarce in 2026. Buyers who want to enter at this price point should act on current stock rather than waiting for the next launch, which will almost certainly price higher.

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