Complete Guide to Buying a Condo in Lentor Hills, Singapore

Five years ago, Lentor was a quiet stretch of Thomson Road with little reason to linger. Today it is Singapore's most concentrated new-launch precinct — seven private condominiums rising within a single MRT stop, each competing for the same pool of upgraders, young families, and investors. That density is precisely what makes Lentor interesting: the options are many, the differences are real, and the right choice depends entirely on who you are as a buyer.

This guide breaks down every project, the surrounding infrastructure, pricing dynamics, and the practical considerations — ABSD, financing, school proximity — that will shape your decision in 2026.

Why Lentor Hills Has Become Singapore's Most Watched Precinct

Lentor's transformation started with a series of Government Land Sales (GLS) sites released from 2021 onwards, clustered around the then-new Lentor MRT station on the Thomson-East Coast Line (TEL). What makes this precinct unusual is the scale: seven developments totalling over 3,400 units within walking distance of each other, all landing within a roughly three-year window.

Three factors drive buyer interest. First, connectivity — Lentor MRT provides direct access to Orchard Road, Marina Bay, and the future Woodlands Regional Centre without a single transfer. Second, the nature corridor — the precinct borders Thomson Nature Park and the Central Catchment Reserve, offering a suburban feel that most new launches in mature estates cannot match. Third, pricing — entry points remain below comparable Districts 9, 10, and 11 launches, with PSF rates that still trail Ang Mo Kio and Bishan resale condos in some cases.

The result is a precinct where first-time buyers, HDB upgraders, and seasoned investors are all circling the same developments, albeit for different reasons.

All 7 Lentor Condos at a Glance

The seven projects below represent the complete precinct offering. Each condo brings distinct positioning, pricing, and lifestyle appeal to the market. For a detailed side-by-side comparison across all developments, see our full Lentor comparison.

Lentor Modern

Lentor Modern was the first out of the gate — a mixed-use development by GuocoLand integrated directly with Lentor MRT station. With 605 units across three 25-storey towers and retail space at its base, it is the precinct's only project with commercial frontage. The development is fully sold, with transacted PSF ranging from $2,239 to $2,755. TOP is in mid-2026, making it the first Lentor project to welcome residents. The retail component adds walkable convenience but also means higher foot traffic at ground level.

Lentor Hills Residences

A joint venture between GuocoLand, Hong Leong Holdings, and TID, Lentor Hills Residences offers 598 units directly opposite Lentor MRT. The development is fully sold, with transacted PSF between $2,272 and $2,686, and absolute prices from $1.2M to $3.3M. TOP is projected for late 2026 on a non-binding basis (contractual deadline: December 2028). The development emphasises green living with extensive landscaping and a nature-inspired design language.

Lentor Central Residences

A collaboration between Hong Leong Holdings, GuocoLand, and CSC Land Group, Lentor Central Residences features two towers of 27 to 28 storeys with 477 units at 18–20 Lentor Central Road. The development achieved 93% sales on its launch weekend in March 2024 at an average PSF of $2,200, and is now essentially fully sold. Launch prices started from $1,981 PSF for three-bedroom units. The unit mix spans one-bedroom to four-bedroom configurations with study corners and yard spaces. TOP is expected around August 2028.

Hillock Green

Developed by a consortium of Forsea Residence, Soilbuild Group, and United Engineers, Hillock Green sits at Lentor Central with 474 units. Average transacted PSF sits around $2,220, making it one of the more accessible price points in the precinct. Units are priced from $1.51M to $3.2M. TOP is expected in 2028. Its proximity to the future Lentor Central mixed-use hub gives it potential upside as the neighbourhood matures. Developer units remain available.

Lentoria

Jointly developed by Hong Leong Group and Mitsui Fudosan (through TID Residential), Lentoria is a boutique development of 267 units across three blocks of 8 to 17 storeys at 32 Lentor Hills Road. Its smaller scale means fewer facilities but also lower density and a more private living environment. TOP is expected in July 2027, making it one of the earliest completions in the precinct.

Lentor Mansion

GuocoLand and Hong Leong delivered Lentor Mansion with 533 units, and the market responded: 75% of units sold on launch weekend in March 2024 at an average PSF of $2,104. The development is now approximately 97% sold, with current transacted PSF ranging from $2,429 to $2,941. TOP is expected Q2 2028. The project features a grand entrance and resort-style facilities.

Lentor Gardens Residences

The newest addition to the precinct, Lentor Gardens Residences by Kingsford Development comprises 499 units across four blocks of 8 to 16 storeys, designed by P&T Consultants. Set to launch in July 2026, it will be the precinct's final new launch and most anticipated project. TOP is anticipated in Q1 2029. Lentor MRT is a short walk away, and the development benefits from adjacency to the established Ang Mo Kio amenities belt.

Kingsford's Singapore track record includes Normanton Park (1,862 units), Kingsford Waterbay (1,165 units), and Kingsford Hillview Peak (512 units).

What's Coming Next: The 8th Lentor Condo

The Lentor story is not over. In March 2026, a consortium of GuocoLand, Intrepid Investments, and TID won the tender for a fourth GLS plot at Lentor Central with a bid of $657.1 million ($1,278 PSF per plot ratio) — the highest land rate in the precinct to date. The site is expected to yield approximately 562 units across three towers of around 27 storeys.

This is significant for two reasons. First, the record land price signals that developers remain bullish on Lentor's long-term value. Second, it means the precinct's total unit count will approach 4,000 when this project launches (likely in 2027), adding further critical mass to the neighbourhood's amenities and community. For buyers entering now — particularly at Lentor Gardens Residences or Hillock Green — the arrival of a higher-priced neighbour could support resale values.

Location and Connectivity: What Living in Lentor Actually Feels Like

Lentor sits in the northern stretch of District 26, bordered by Ang Mo Kio to the west and Yio Chu Kang to the east. The area's defining characteristic is its balance between accessibility and tranquillity.

MRT and Transport

Lentor MRT station, on the Thomson-East Coast Line, is operational and connects residents to Orchard (7 stops), Marina Bay (11 stops), and Woodlands (4 stops) without transfers. The Central Expressway (CTE) and Seletar Expressway (SLE) are both within a short drive, putting Changi Airport roughly 25 minutes away by car.

Schools

The Lentor precinct is well served by schools at every level. Within a one to two-kilometre radius you will find Anderson Primary School, Mayflower Primary School, Ang Mo Kio Primary School, CHIJ St. Nicholas Girls' School, Presbyterian High School, Yio Chu Kang Secondary School, and Anderson Serangoon Junior College. Nanyang Polytechnic is also nearby for tertiary students.

For families with primary school-age children, the one-kilometre priority enrolment zone is a critical factor — check the specific distance from your shortlisted development to your target school before committing.

Nature and Recreation

Thomson Nature Park lies just to the north, while Lower Peirce Reservoir and the Central Catchment Nature Reserve are accessible by car or cycling. Bishan-Ang Mo Kio Park — one of Singapore's largest urban parks — is a short bike ride away.

Retail and Dining

The precinct's retail ecosystem is coming to life. Lentor Modern — completing in mid-2026 — has ground-floor commercial units that will serve as the immediate retail hub, supplemented by Broadway Plaza, Djit Sun Mall, and Jubilee Square nearby. Ang Mo Kio Hub, a major suburban mall, is one MRT stop away.

Pricing Dynamics: What the Numbers Tell You

Lentor's pricing sits in a band that appeals to both upgraders and investors. Current PSF ranges across the precinct generally fall between $2,200 and $2,900 — positioning Lentor below prime district launches (typically $2,800–$4,000+ PSF) but above older resale condos in the surrounding area.

Key pricing observations for 2026 buyers:

Entry prices start from approximately $1.18M for smaller units at Lentor Modern, scaling up to $3M+ for larger configurations at developments like Lentor Mansion. Three-bedroom units — the sweet spot for families — generally range from $1.8M to $2.5M depending on the project and floor level.

PSF has generally trended upward since the earliest launches. Lentor Mansion's launch average of ~$2,100 PSF in early 2024 has given way to transacted prices above $2,400 PSF for remaining units. This upward trajectory reflects both market conditions and the diminishing pool of available units in earlier launches.

Lentor Gardens Residences, launching July 2026, offers the opportunity to enter at developer pricing before the same upward trajectory takes hold. Early-phase buyers in Lentor typically have secured units at 5–10% below what later buyers pay. VVIP registration is already open for priority access.

ABSD, Financing, and the Practical Costs

Current ABSD Rates (2026)

For Singapore Citizens, your first residential property carries 0% ABSD. A second property attracts 20%, and a third or subsequent property carries 30%. Permanent Residents pay 5% on their first property and 30% on their second. Foreigners face a steep 60% ABSD on any residential purchase.

What This Means for Lentor Buyers

If you are an HDB upgrader buying your first private property, you pay zero ABSD — making Lentor's price points particularly attractive. If you are purchasing a second property, factor in the 20% ABSD when comparing your total outlay against resale alternatives. And if you are a PR buying your first Singapore property, the 5% ABSD is manageable but should be included in your cash flow calculations alongside the Buyer's Stamp Duty (BSD).

Loan-to-Value and TDSR

The current maximum LTV ratio for bank loans is 75% (reduced from 80% for HDB loans under recent cooling measures). The Total Debt Servicing Ratio (TDSR) caps your total monthly debt repayments at 55% of gross monthly income. Run these numbers carefully — a $2M purchase with 75% LTV means a $1.5M loan, and at current interest rates around 3.5-4%, your monthly repayment sits around $7,000-$7,500.

How to Decide: A Framework for Choosing Your Lentor Condo

With seven projects sharing the same precinct, the decision is less about location (they are all within walking distance of Lentor MRT) and more about what matters most to you.

Frequently Asked Questions