Lentor 3-Bedroom Under S$2M

S$2 million is the line many upgrading families draw for a 3-bedroom. In Lentor Hills it used to be easy to stay under it: 279 three-bedroom units sold below S$2M, almost all at the launches between 2022 and 2025.

That window has closed. In the 12 months to 16 October 2026, only 1 of 189 three-bedroom sales in Lentor was under S$2M: Lentor Gardens Residences Blk 76 #01-28, a ground-floor 871 sq ft unit, at about S$1.90M on the project's 18 July 2026 launch day. Below is every project's record, and where a sub-S$2M 3-bedroom could still come from.

Every Lentor Project's 3-Bedroom Price, Then and Now

Two things stand out. First, the sub-S$2M 3-bedrooms were the compact layouts (785–990 sq ft) bought at launch. Second, today's 3-bedroom market is mostly Lentor Gardens developer sales (127 of 189) and Lentor Modern resales and sub-sales (43), and both now start above S$2M. For every 3-bedroom sale by unit, see each project's price list on its review page, for example Lentor Modern or Lentor Gardens Residences.

Where a Sub-S$2M 3-Bedroom Could Still Come From

1. Lentor Mansion resales, from 2027

Lentor Mansion has the largest pool of 3-bedrooms bought under S$2M: 89 units, 785–904 sq ft, sold for S$1.71M to just under S$2M on its March 2024 launch weekend. The project obtained TOP in 2026 and keys are being handed over from October 2026. Because these buyers bought before 4 July 2025, seller's stamp duty applies for 3 years, so owners can sell without it from March 2027.

Whether any resell under S$2M is not known: no Mansion resale had been recorded by mid-October 2026. For reference, Lentor Modern's comparable 3-bedrooms have resold for S$2.15M and up in the last 12 months (median S$2.40M). Treat a sub-S$2M Mansion resale as possible for the smallest layouts, not likely.

2. Lentor Central Residences sub-sales, later

29 of its 914 sq ft 3-bedrooms sold for S$1.81M to just under S$2M at the March 2025 launch. Those buyers also face 3 years of seller's stamp duty (to March 2028), and the project is still under construction, so expect few of these to trade soon.

3. Stretch to about S$2.1M–S$2.2M

This is where most real options are today. Lentoria still has developer units, and its 936 sq ft 3-bedroom sold from S$2.11M in February 2026. Lentor Modern is completed, next to Lentor MRT, and its 968 sq ft 3-bedrooms have changed hands from S$2.15M. Lentor Gardens Residences 3-bedrooms start at about S$2.01M after the one launch-day exception, and its compact 3-bedroom layouts have now sold out.

4. Consider a 2-bedroom + study

If the third room is for a child or a home office, a 2-bedroom + study keeps you under S$2M comfortably: 50 sold under S$2M in the last 12 months, from S$1.67M. See our 2-bedroom guide for every project's 2-bedroom prices.

What a S$2M 3-Bedroom Costs Each Month

Estimate, for illustration: with a 75% loan of S$1.5M over 25 years, the repayment is about S$7,500 a month at 3.5% interest. Banks must test affordability at an interest rate of at least 4%, where the repayment is about S$7,900, so a household needs roughly S$14,400 a month in income with no other debts to stay within the 55% TDSR limit. The 25% down payment is S$500,000, at least 5% of it (S$100,000) in cash, plus buyer's stamp duty of about S$69,600 (buyer's stamp duty on S$2M; no additional buyer's stamp duty for a Singapore citizen's first home). Check your own numbers with a banker before you commit.

The Realistic Assessment

A sub-S$2M 3-bedroom in Lentor was a launch-day product. Today, budget about S$2.1M–S$2.2M for the smallest 3-bedrooms at Lentoria, Lentor Modern or Lentor Gardens, or keep watching Lentor Mansion resales from 2027, when its launch-price owners can sell without stamp duty. If S$2M is a hard ceiling, a 2-bedroom + study is the dependable alternative.

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