What is the confirmed launch date for Lentor Gardens Residences?

Lentor Gardens Residences is expected to launch in July 2026. This is based on Kingsford's official timeline announced at the GLS tender award. Pre-registration typically opens 4-6 weeks before launch, so watch for announcements from mid-May 2026 onwards.

How many units will Lentor Gardens have?

Lentor Gardens Residences will have approximately 499 units across four blocks ranging from 8 to 16 storeys. The unit mix is approximately 40% 1-2BR apartments and 60% family units (3-5BR), including approximately 150-180 strata landed units (~1,346 sqft each).

What is the estimated price range for Lentor Gardens Residences?

Based on GLS land cost ($920 PSF PPR) and comparable Lentor projects, we estimate Lentor Gardens will launch at $2,100-$2,250 PSF. This translates to approximately $1.05-$1.25M for 1BR, $1.36M-$1.65M for 2BR, $1.84M-$2.25M for 3BR, and $2.49M-$3.05M for 4BR units. Official pricing will be confirmed at launch.

What makes Lentor Gardens unique among Lentor projects?

Lentor Gardens is the only Lentor project offering strata landed units (~1,346 sqft), providing landed-style living with condo security and amenities. It also occupies the largest land plot in the precinct (222,160 sqft) and was acquired at the lowest land cost ($920 PSF PPR), which may support competitive pricing despite being a later launch.

When is the expected TOP for Lentor Gardens?

Expected TOP is Q1 2029 (January-March 2029), approximately 2.5 years after the July 2026 launch. After TOP, key handover typically takes 2-4 months, putting occupancy around Q2 2029 (April-June 2029).

How does Lentor Gardens compare to other Lentor projects by price?

Lentor Modern launched at approximately $2,000 PSF (sold out), Lentor Hills Residences at $2,080 PSF, Hillock Green at $2,108-$2,555 PSF, and Lentor Mansion at $2,104 PSF. We estimate Lentor Gardens at $2,100-$2,250 PSF, positioning it in the mid-range. However, its strata landed units have no direct comparable, so pricing for those specific units may command a premium.

Published April 16, 2026

Lentor Gardens Residences: What We Know So Far

April 2026 update: confirmed details on launch, units, pricing speculation, and the unique strata landed component. All sources disclosed.

The Facts At a Glance

Developer Kingsford Development Pte Ltd

Total Units ~499 units

Land Area 222,160 sqft (largest Lentor plot)

Land Cost (GLS) $920 PSF PPR (lowest in Lentor)

Tenure 99-year leasehold

Expected Launch July 2026

Expected TOP Q1 2029

Distance to Lentor MRT ~500m (6-minute walk)

What's Confirmed

The following details are based on public GLS tender results, URA announcements, and Kingsford's official statements:

Developer & Land Tender

Kingsford Development Pte Ltd won the tender for Lentor Gardens Residences in January 2023. The GLS tender was open to developers and Hong Leong Holdings was also a bidder. Kingsford's bid price was $920 PSF PPR, the lowest of all Lentor GLS sites, reflecting the plot's size and potential for volume development.

Units & Building Design

The site will accommodate approximately 499 residential units across four blocks ranging from 8 to 16 storeys. The masterplan was designed by P&T Consultants. The unit mix is approximately 40% smaller units (1-2BR) and 60% family-sized units (3-5BR), with approximately 150–180 units being strata landed homes (~1,346 sqft each).

Leasehold Tenure

All units are 99-year leasehold, consistent with other Singapore HDB land privatization projects in the Lentor precinct. This is not freehold.

Launch Timeline

Kingsford has publicly indicated a July 2026 launch date. This aligns with the developer's execution track record at Normanton Park (where sales were brisk within 18 months). Pre-registration typically opens 4–6 weeks before launch, so expect announcements from mid-May 2026 onwards.

TOP Estimate

Based on Kingsford's typical construction timeline (approximately 30 months from launch to TOP), expected TOP is Q1 2029 (January–March 2029). After TOP, key handover and occupancy typically follow 2–4 months later, putting move-in around Q2 2029 (April–June 2029).

Pricing Estimates: What We Don't Know (Yet)

Official launch pricing has not been announced. However, we can estimate based on three data points:

Method 1: Land Cost Multiple

Developers typically aim for 2.3–2.5x land cost in launch PSF pricing. Lentor Gardens' land cost was $920 PSF PPR. This suggests:

$920 × 2.3 = $2,116 PSF (baseline estimate)

Method 2: Comparable Lentor Projects

Recent Lentor launches provide benchmarks:

Lentor Modern (Kingsford, 2022): ~$2,000 PSF launch (sold out)
Lentor Hills Residences (GuocoLand, 2023): $2,080 PSF launch
Hillock Green (Hong Leong, 2024): $2,108–$2,555 PSF launch
Lentor Mansion (GuocoLand/Hong Leong, 2025): $2,104 PSF launch

Lentor Gardens sits between Lentor Modern ($2,000) and later launches ($2,100–$2,555), suggesting a competitive position.

Method 3: Developer Track Record

Kingsford's Normanton Park (8 years ago) launched at approximately $1,700–$1,850 PSF. Adjusting for inflation, material costs, and 8 years of Singapore real estate appreciation, $2,100–$2,250 PSF is reasonable.

Data note: All pricing estimates are based on GLS tender results and comparable project data. These are NOT official launch prices and may vary ±5–10% depending on final unit mix, finishes, and market conditions. Do not use these for financing decisions until Kingsford's official pricing is published in July 2026.

Estimated Unit Pricing (Illustrative)

Unit Type	Estimated Size	Estimated Price Range	Price per Sqft (implied)
1BR	484–550 sqft	$1,050K–$1,250K	$2,100–$2,250
2BR	646–732 sqft	$1,360K–$1,650K	$2,100–$2,250
3BR	872–1,001 sqft	$1,840K–$2,250K	$2,100–$2,250
4BR	1,184–1,356 sqft	$2,490K–$3,050K	$2,100–$2,250
Strata Landed	1,346 sqft	$2,830K–$3,330K	$2,100–$2,475 (likely premium)

What Makes Lentor Gardens Unique?

1. Strata Landed Units (Game Changer)

Lentor Gardens is the only project in the Lentor precinct offering strata landed units (~1,346 sqft). These units offer:

Private garden/terrace (landed feel without the maintenance burden)
Condo security, amenities, and lift access
No individual land ownership complexity
Appeal to families wanting space without landed home responsibilities

Strata landed units typically command 10–15% premiums over standard apartments of the same size. This unique product differentiates Lentor Gardens in the secondary market.

2. Lowest Land Cost in Lentor

At $920 PSF PPR, Lentor Gardens acquired land at the lowest cost of any Lentor project:

Project	Land Cost PSF PPR	Premium vs. Lowest
Lentor Gardens	$920	Baseline
Hillock Green	$1,060	+15%
Lentor Hills Residences	$1,060	+15%
Lentor Central Residences	$1,088	+18%
Lentor Mansion	$1,173	+27%
Lentor Modern	$1,204	+31%

Lower land cost theoretically enables competitive pricing, provided the final unit mix and build quality align with market expectations.

3. Largest Plot in Lentor

At 222,160 sqft (approximately 5.1 acres), Lentor Gardens has the most generous land allocation per unit compared to other Lentor projects. This enables:

Spacious communal gardens and landscaping
Lower building density (more breathing room)
Family-friendly design with play areas
Potential for premium amenities without space constraints

4. Kingsford's Execution Track Record

Kingsford Development sold out Normanton Park (1,862 units) in just 18 months, demonstrating strong market appeal and execution capability. This suggests Lentor Gardens' sales pacing will be brisk and the project well-managed.

Location: Lentor MRT & Accessibility

Lentor MRT (TE5 Station)

Lentor Gardens is approximately 500 metres from Lentor MRT station, a 6–7 minute walk. The Thomson-East Coast Line (TE5) opened in January 2024 and is fully operational. From Lentor, commute times are:

Orchard Boulevard: 8 minutes
Marina Bay: 16 minutes
Changi Airport: 35–40 minutes
Tanjong Pagar (financial district): 20 minutes

This is faster than many Central Region condos and significantly more convenient than other District 26 properties.

Backup Connectivity

Mayflower MRT (TE6, coming 2026) is approximately 900 metres away, providing alternative access. Upper Thomson Road is also proximate for bus routes and car travel.

Car-Dependent Locations

By car, Ang Mo Kio Hub, Bishan, and Central business districts are 8–15 minutes away. The Pan-Island Expressway (PIE) is accessible via Ang Mo Kio Ave 1.

Schools Nearby

Anderson Primary School is approximately 0.7 km away, though individual unit addresses may fall inside or outside the 1 km priority catchment depending on exact location within the 222,160 sqft plot. Always verify with MOE SchoolFinder once unit addresses are released.

What We Don't Know Yet

The following details will be released at launch (July 2026) or during pre-launch roadshows:

Not Confirmed

Exact floor plans for each unit type and pricing premium/discount by location
Official unit mix (percentage breakdown of 1BR, 2BR, 3BR, 4BR, strata landed)
Launch pricing (confirmed PSF for each unit type)
Showflat details & viewing procedures
Exact amenities & facilities list (swimming pool, gym, childcare, etc.)
Parking ratio (number of lots per unit)
Furnished/unfurnished specifications
Expected occupancy timeline for different blocks
Buyer eligibility & ABSD implications
Down payment & payment timeline (typical: 5% at reservation, 20% at launch, 75% by TOP)

Data note: This information will be released progressively from May 2026 (pre-launch) through July 2026 (launch). Prospective buyers should register for updates on Kingsford's official channels or check lentorcondos.com for announcements.

Lentor Gardens vs. Other Active Lentor Projects

Project	Launch Date	Launch Price	Status	Unique Feature
Lentor Modern	2022	~$2,000 PSF	Sold out, TOP soon	First mover; best location on Lentor Hills Rd
Hillock Green	2024	$2,108–$2,555 PSF	Selling (80%+ committed)	Wide price range; dual-key units available
Lentor Hills Residences	2023	$2,080 PSF avg	Selling (95%+ committed)	Most competitive entry price in Lentor
Lentor Mansion	2025	$2,104 PSF avg	Selling	Large family units; GuocoLand execution
Lentor Gardens	Jul 2026 (est)	$2,100–$2,250 PSF (est)	Pre-launch	Strata landed units (unique); largest plot
Lentoria	2022	~$1,900 PSF	90%+ sold; near TOP	Lowest-priced Lentor project
Lentor Central Residences	2023	~$2,220 PSF avg	Sold out, under construction	Highest land cost; premium finishes

Developer Profile: Kingsford Development

Kingsford Development Pte Ltd is known for residential-focused, high-volume developments. Key track record:

Normanton Park (URA HDB land sale, 2016–2018): 1,862 units, sold out in 18 months. Launched at ~$1,700–$1,850 PSF.
Lentor Modern (Lentor Hills, 2022): 531 units, sold out. Launched at ~$2,000 PSF. TOP likely Q3 2025.
Kingsford Waterbay (Punggol, 2017–present): Mixed-use waterfront development with residential, retail, and office.

Kingsford favors volume sales over premium pricing. Expect Lentor Gardens pricing to be competitive and market-friendly, with aggressive sales timelines post-launch.

Investment Considerations (Not Financial Advice)

Positive Factors

MRT Live — Lentor MRT fully operational; 2+ years of proven connectivity benefits by TOP
Precinct Maturity — Three other projects (Lentor Modern, Lentor Hills Residences, Hillock Green) completed by Q1 2029; community amenities active
Strata Landed Appeal — Unique unit type attracts family occupiers and investors seeking differentiated assets
Kingsford Execution — Strong track record of quality and speed-to-market
Land Cost Advantage — Lowest acquisition cost may enable competitive pricing despite later launch
Scarcity — Only two major launches remain in Lentor after this (Pinetree Hill and Plot 4); limited new supply supports appreciation

Risk Factors

Late Entry — July 2026 launch into an established market; earlier projects already trading at secondary market prices
Long Construction — 2.5-year wait to TOP; interest rates, employment, and market conditions may shift
Family Unit Focus — 60% of units are 3–5BR, which appeal to owner-occupiers more than investors. Rental demand lower than 1–2BR
Maturing District — By 2029, Lentor is no longer "new precinct" appeal; long-term appreciation will follow natural RCR trajectory (3–4% annually)
Pricing Uncertainty — If comparable projects appreciate modestly, Lentor Gardens' launch price may struggle to justify relative to resale inventory

Disclaimer: This analysis is for informational purposes. It is NOT investment advice. Consult a licensed property agent or financial advisor before making purchase decisions. Past precinct performance does not guarantee future returns.

Who Should Watch Lentor Gardens?

Best Fit: Family Owner-Occupiers

If you want a spacious, modern family home in a maturing precinct with solid MRT access and amenities, Lentor Gardens is worth monitoring. Especially the strata landed units for families who want space without the maintenance burden of a traditional landed home.

Potential: Long-Term Investors (5+ years)

If you can hold for 5–10 years and tolerate moderate appreciation (3–5% annually), the strata landed units offer a differentiated asset class with rental appeal. This is NOT a quick flip opportunity.

Less Ideal: Short-Term Traders

The 2.5-year construction timeline and maturing precinct make subsale flipping less attractive. Earlier Lentor projects (Lentor Modern, Lentor Hills Residences) were better positioned for rapid appreciation.

Most Interested: Downsizers & Space Seekers

If you're tired of HDB or seeking an upgrade with condo security and landed-home space, the strata landed units are worth pre-registering for in July 2026.

Want to Stay Updated on Lentor Gardens?

Official pricing, floor plans, and showflat details will be announced at launch in July 2026. Join our VVVIP pre-launch list to get first access to registration, pricing, and early-bird incentives when they're announced.

Join VVVIP Waitlist Take Our Assessment

Frequently Asked Questions

When is Lentor Gardens launching, and how do I register?

Expected launch is July 2026. Pre-registration typically opens 4–6 weeks before, so watch for announcements from mid-May 2026. Kingsford will announce registration procedures via email and their website. Join lentorcondos.com's VVVIP list to get notified as soon as registration opens.

What is strata landed, and why is it unique?

Strata landed units combine the space and garden of a landed house (~1,346 sqft per unit) with condo security, lift access, and communal amenities. You own your unit and exclusive terrace/garden area (via strata), but NOT the underlying land. It's the best of both worlds: landed living without the maintenance burden or complexity of owning a landed property.

How does Lentor Gardens' pricing compare to other Lentor projects?

We estimate $2,100–$2,250 PSF, positioning it between Lentor Modern ($2,000 PSF, sold out) and Hillock Green ($2,108–$2,555 PSF). For pure entry price, Lentor Hills Residences at $2,080 PSF was more competitive. But Lentor Gardens' strata landed units have no equivalent, so direct comparison is difficult. Wait for official July 2026 pricing.

What is the expected rental yield for Lentor Gardens?

Based on Lentor district benchmarks, 2BR units might yield 3.5–4.2% gross (a 2BR at $1.5M renting for $4,500–$5,200 monthly). However, 3BR+ family units rent lower relative to purchase price. Net yields (after maintenance and management) are typically 1–1.5% lower. These are estimates; wait for official pricing and consult a rental agent in Q2 2026 for updated benchmarks.

Will Lentor Gardens units fall within Anderson Primary School's priority catchment?

Anderson Primary is approximately 0.7 km from Lentor Gardens' assumed centre. However, the 1 km priority catchment is measured from your registered unit address. Since the plot spans 222,160 sqft, proximity varies. Units on Lentor Hills Road side may be in catchment; units on the far side may not. Always verify with MOE SchoolFinder once your unit address is known. Do not assume catchment based on precinct-level estimates.

When will TOP be, and when can I move in?

Expected TOP is Q1 2029 (approximately January–March 2029), approximately 2.5 years after launch. After TOP, key handover and inspections take 2–4 months. Budget Q2 2029 (April–June 2029) for potential occupancy. This is a long-term commitment; if you need housing sooner, consider earlier-launched projects or the resale market.

Last updated: April 16, 2026
Data sources: Urban Redevelopment Authority (GLS tender results), Kingsford Development official announcements, EdgeProp, NewLaunches.sg, MOE SchoolFinder, PropertyGuru, Thomson-East Coast Line official data
Disclaimer: This article provides general information about Lentor Gardens Residences based on publicly available pre-launch data. Prices, timelines, amenities, and unit mix are estimates and may differ from official launch details. Official information will be released at launch in July 2026. Always verify details directly with Kingsford Development or a licensed property agent before making decisions. This is not financial or investment advice.