Lentor Hills Residences Prices 2026: Every Transacted Price & Review
598 units, 58 facilities, dual-key options & onsen-style heated jacuzzi—a deep-dive into Hong Leong's flagship project in District 26.
The Lentor Hills precinct is shaping up to be Singapore's most vibrant mixed-use neighbourhood. Lentor Hills Residences, by Hong Leong Holdings, GuocoLand, and TID Residential, stands as the anchor residential project—and for good reason. With 598 units, dual-key options, 58 facilities (including an onsen-style heated jacuzzi), and a 4-minute walk to Lentor MRT, this is the largest residential component in the precinct. This review breaks down what you're actually buying, who it suits, and whether the investment case holds up.
Project Overview & Developer Track Record
Lentor Hills Residences is being delivered by a three-way joint venture of Singapore's heaviest hitters:
- Hong Leong Holdings: 100+ projects since 1968, including The Avenir (376 units, D9) and Penrose (566 units, D14).
- GuocoLand: A subsidiary of Hong Leong Group with integrated mixed-use development expertise.
- TID Residential: The Singapore arm of Mitsui Fudosan's long-standing JV with Hong Leong (since 1972), with 36 completed projects.
This pedigree matters. These are not first-time developers; they've delivered hundreds of apartments across Singapore over five decades.
Project Basics
- Location: 31 Lentor Hills Road, Singapore 788881 (District 26)
- Tenure: 99-year leasehold
- Total Units: 598 residences
- Launch: July 2023
- Expected TOP: December 2026 (developer estimate, non-binding); vacant possession contractually by 1 December 2028
- Land Area: 17,135 sqm (184,461 sqft)
Location & Connectivity: Why Lentor Hills Matters
The Lentor Hills precinct is Singapore's newest "growth corridor"—a planned mixed-use neighbourhood in District 26 that bridges Ang Mo Kio and Upper Thomson.
MRT Connectivity
Lentor Hills Residences sits just 300 metres (4-minute walk) from Lentor MRT (TE5) on the Thomson-East Coast Line (TEL). This is not "near-ish MRT"—it's genuinely pedestrian-friendly. The walk to the station is sheltered, and you're not crossing highways or heavy traffic.
Lentor MRT opened in August 2021 and is part of the Thomson-East Coast Line (currently 27 operational stations from Woodlands North to Bayshore, with ultimate design of 32 stations). As of 2026, TEL continues expanding capacity, projected to serve up to 1 million daily commuters at full buildout.
From Lentor, you reach:
- Mayflower MRT (TE6): 1 stop south
- Ang Mo Kio MRT (NS16): on the North-South Line, not the TEL; reached by bus
- Marina Bay / CBD: Marina Bay (TE20) is 14 stops direct on the TEL; Raffles Place needs one transfer
- Changi Airport: not on the TEL; two transfers (e.g. Downtown Line at Stevens, then the airport branch at Expo)
Nearby Schools & Family Amenities
For families, the primary schools within 1.3 km matter:
- Anderson Primary School: 0.7 km
- CHIJ St. Nicholas Girls' School: 1.1 km
- Mayflower Primary School: 1.3 km
- Presbyterian High School: 1 km (secondary)
The precinct is also close to Thomson Nature Park and Lower Peirce Reservoir Park—excellent for weekend hikes.
Shopping & Dining
The Lentor Modern mall (a sibling GuocoLand project that obtained TOP in August 2025) sits within a 5-minute walk and includes a 90,000 sqft retail + dining complex. Nearby shopping options include Ang Mo Kio Hub and Broadway Plaza. Food options range from hawker centres (628 Ang Mo Kio Market, Mayflower Market) to the Upper Thomson dining strip.
Lentor Hills Residences Prices: Every Transacted Price by Unit Type
These are actual prices buyers paid for Lentor Hills Residences, from URA REALIS caveats: 604 transactions between Jul 2023 and Oct 2026 (data to 16 Oct 2026). 6 of them are resales or sub-sales; the rest are developer sales.
| Unit type | Sales | Price range | Median PSF | Latest sale |
|---|---|---|---|---|
| 1-bedroom | 35 | $0.94M – $1.19M | $2,214 | $1.14M (Aug 2023) |
| 1-bedroom + study | 39 | $1.16M – $1.41M | $2,188 | $1.28M (Aug 2025) |
| 2-bedroom | 109 | $1.36M – $1.68M | $2,158 | $1.65M (Oct 2026) |
| 2-bedroom + study | 111 | $1.48M – $1.81M | $2,143 | $1.81M (Jun 2024) |
| 3-bedroom | 199 | $1.82M – $2.79M | $2,067 | $2.50M (Sep 2026) |
| 4-bedroom | 111 | $2.54M – $3.19M | $2,066 | $3.19M (Sep 2026) |
Latest 10 transactions
| Date | Unit | Type | Sq ft | Price | PSF | Sale |
|---|---|---|---|---|---|---|
| 16 Oct 2026 | Blk 37 #11-33 | 2-bedroom | 678 | $1.65M | $2,433 | Sub-sale |
| 22 Sep 2026 | Blk 37 #07-31 | 4-bedroom | 1,356 | $3.19M | $2,352 | Sub-sale |
| 21 Sep 2026 | Blk 39 #08-37 | 4-bedroom | 1,399 | $3.18M | $2,273 | Sub-sale |
| 18 Sep 2026 | Blk 37 #05-32 | 3-bedroom | 1,109 | $2.50M | $2,255 | Sub-sale |
| 11 Aug 2026 | Blk 39 #05-34 | 4-bedroom | 1,399 | $3.13M | $2,236 | Sub-sale |
| 03 Oct 2025 | Blk 33 #06-13 | 3-bedroom | 958 | $2.18M | $2,276 | Sub-sale |
| 06 Aug 2025 | Blk 37 #20-29 | 1-bedroom + study | 581 | $1.28M | $2,202 | New sale |
| 06 Aug 2025 | Blk 37 #21-29 | 1-bedroom + study | 581 | $1.28M | $2,202 | New sale |
| 19 Apr 2025 | Blk 39 #02-36 | 3-bedroom | 1,302 | $2.73M | $2,098 | New sale |
| 15 Mar 2025 | Blk 37 #18-29 | 1-bedroom + study | 581 | $1.40M | $2,407 | New sale |
Pricing & Floor Plans: What You're Actually Paying
Launch Pricing (July 2023)
Lentor Hills Residences launched in July 2023 at approximately $2,080 PSF average, with launch-weekend caveats ranging from $1,834 to $2,401 PSF depending on unit type and floor (REALIS caveats).
Current Pricing (2026)
The project is fully sold: all 598 units have caveats, so there are no developer units left. Over the last 12 months, the 5 sub-sales transacted at $2,236–$2,433 PSF (REALIS caveats), about 10% above the launch-weekend average. All 6 sub-sales recorded so far resold for 11% to 18% more than the original purchase price of the same unit (gross, before stamp duties and other costs).
Unit Mix & Price Points
| Unit Type | Count | Size Range | Entry Price (SGD) |
|---|---|---|---|
| 1BR | 74 | 452–603 sqft | $945,000 |
| 1BR + Study | 39 | — | ~$1,050,000 |
| 2BR | 219 | 678–775 sqft | $1,360,000 |
| 3BR | 189 | 958–1,302 sqft | $1,820,000 |
| 3BR + Yard | 101 | — | ~$1,950,000 |
| 4BR | 100 | 1,346–1,399 sqft | $2,545,000 |
| Dual-Key | 16 | Varies | On application |
What Makes These Floor Plans Interesting
The project offers options rarely seen in Lentor:
- Dual-Key Units (16 total): Only Lentor Modern also offers these in the precinct. Dual-keys are perfect for multi-generational families, live-in caregivers, or future rental sub-division. With just 16 units, competition is tight.
- 1BR + Study (39 units): If you work from home, this adds a dedicated office without jumping to 2BR pricing.
- 3BR + Yard (101 units): Families with young children or pets appreciate the private outdoor space—uncommon in condo high-rises.
- 4BR Generously Sized: At 1,346–1,399 sqft, these rival 4BR units in more established districts at lower PSF. Excellent value for upgraders.
All units feature clean, efficient layouts with natural light. No awkward single-aspect units. Standard developer fittings on kitchens and bathrooms (i.e., no luxury finishes included—budget accordingly for renovations).
Amenities & Facilities: 58 Reasons to Stay (Or At Least Swim)
Lentor Hills Residences boasts the largest amenity roster in the Lentor precinct. The developers have pushed hard here—likely to justify the 598-unit density.
Water & Wellness
- 50-metre lap pool
- Infinity pool
- Aqua gym
- Children's aqua adventure zone
- Onsen alcove with heated jacuzzi (this is the headline feature—rare for Singapore condos)
- Yoga deck
Fitness & Recreation
- Full gym
- Outdoor gym
- Putting green
- Bocce turf
Community Spaces
- Grand arrival lobby
- Sky garden bridge (connecting blocks for pedestrian flow)
- Function rooms
- Early childhood centre
- Children's playground
58 Total Facilities is a sales number that feels inflated when you break it down (counted by individual items rather than zones), but the core offering is strong. Most residents will regularly use the pools, gym, and dining zones. The onsen is the differentiator—it's positioned as a wellness anchor, not just a novelty.
Design & Architecture: Masterplan Philosophy
Five Blocks, Nature-Centric
The site is laid out as five residential blocks set amidst "extensive landscaping with a nature-centric design emphasising greenery and wellness." This is less technical than marketing-speak, but the result is visible in site photos: lower plot ratio than comparable D26 projects, with genuine green space (not just token planters).
The sky garden bridge connecting blocks is a smart way to create pedestrian connectivity without forcing residents to use ground-level pathways in tropical heat—a subtle but appreciated detail.
Architecture Details
- Five blocks of varying heights (no explicit storey count given, but aerial photos suggest 20–25 storeys)
- Organic landscaping inspired by natural features
- Views toward Thomson Nature Park for certain units
- Pet-friendly communal spaces (growing expectation for condo living)
There's no signature "wow" architecture here (unlike Lentor Modern's retail podium integration), but that's intentional: the focus is on the resident experience, not Instagram moments.
Investment Outlook: Yield & Appreciation Potential
Rental Yield & Market Position
Lentor Hills Residences targets owner-occupiers and upgraders first, but rental demand is measurable. District 26 attracts expats (especially in Upper Thomson, closer to embassies) and domestic renters priced out of CBD fringe.
- Estimated rental yield: 2.8–3.2% gross (1BR–2BR), lower for larger units
- Benchmark: RCR (Rest of Central Region) average yield is 2.5–3.0% (per PropertyGuru, 2026)
Capital Appreciation Potential
Since launch in July 2023, Lentor Hills Residences' sub-sale PSF has run about 10% above the launch-weekend average (about $2,080 PSF at launch versus $2,236–$2,433 PSF over the last 12 months), and the 6 units resold so far each gained 11% to 18% on their original purchase price (REALIS caveats; gross figures). This is solid performance—reflecting:
- Market normalisation post-2022: The overall Singapore condo market was overheated in 2021–2022. Cool-down is healthy.
- Early-stage precinct: Lentor Hills is not yet fully "completed." MRT station, retail, and office components are still coming online. Upside unlocks as the neighbourhood matures.
- 99-year lease: While standard for new condos, this is a technical depreciation factor long-term (lease decay matters most after 30+ years, though).
Projected 5-Year Returns (2026–2031)
If Lentor Hills neighbourhood develops as planned—more retail, business offices, schools—capital appreciation of 15–25% over 5 years is reasonable. This is not a guarantee; it assumes no major economic disruption and steady demand for District 26 living.
Who Should Buy for Investment?
- Owner-occupiers: Excellent project fundamentals (location, amenities, developer track record). Rent out later if life plans change.
- Upgraders: If you're moving from D26 or nearby, this is a compelling on-market trade-up.
- Yield-focused investors: Not the highest-yield project in Singapore, but solid mid-range returns with low tenant risk (professional, expat-friendly neighbourhood).
- Long-term holders: If you can hold 5–10 years, precinct maturation supports capital upside.
How Lentor Hills Residences Compares to Nearby Projects
Lentor Hills precinct has several active projects. Here's how Lentor Hills Residences stacks up:
vs. Lentor Modern (GuocoLand)
- LHR: Slightly smaller (598 vs 605 units), more family-friendly (dual-key, 3BR+yard), lower PSF
- LM: Slightly larger, integrated with retail/MRT, already achieved TOP (Aug 2025), premium finishes
- Winner: LM for location/convenience; LHR for price and unit variety
vs. Hillock Green (Forsea / Soilbuild / UED Alpha)
- LHR: Pure residential, 58 amenities, onsen pool
- HG: Mixed commercial/residential, smaller unit count, possibly lower PSF
- Winner: LHR for residential focus and amenity density
vs. Lentor Central Residences
- Launched March 2025 (477 units) and now fully sold; developer sales ranged from $1,914 to $2,586 PSF (REALIS caveats)
- Winner: LHR for its expected earlier completion; both are now only available via sub-sale or resale
Is Lentor Hills Residences Right for You?
Best Fit
- Families with young children (3BR+yard, dual-key for in-laws, nearby schools)
- Work-from-home professionals (1BR+study, quiet neighbourhood)
- Upgraders from older D26 stock or nearby resale market
- Expats seeking established infrastructure (shopping, dining, MRT, nature parks)
- Conservative investors wanting residential-backed stability with moderate upside
Less Ideal For
- CBD commuters wanting shortest possible commute (30 min+ to Marina Bay is not minimal)
- Luxury-focused buyers (developer finishes are basic; budget S$50–80k for decent reno)
- Pure yield maximisers (better returns exist in RCR mixed-use projects)
Frequently Asked Questions
When will Lentor Hills Residences achieve TOP?
At launch, the developer (Hong Leong Holdings) gave an anticipated TOP of December 2026 on a non-binding basis. The contractual deadline for vacant possession is 1 December 2028. As of October 2026, no TOP has been announced. Early completion is possible but not guaranteed.
Is the onsen pool a gimmick?
Not entirely. Heated water is genuinely valued in Singapore's wet, muggy climate. However, maintenance costs are real. Ensure sinking fund reserves are adequate (typically S$200–300k per unit over life of building).
Can I rent out a dual-key unit as two separate leases?
Not typically. Most dual-key leases to a single tenant. Check strata title and tenancy bylaws—some projects restrict sub-letting. Clarify before purchasing if dual-income rental model is your plan.
Is Lentor too far from the CBD?
30 minutes to Marina Bay via TEL is faster than many suburban train commutes. If your office is in Ang Mo Kio, Paya Lebar, or the east side, Lentor is superior. West-side (CBD, Changi) commuters should test the actual travel time during peak hours.
What's the strata title / maintenance situation?
Standard 99-year leasehold with collective strata management. Budget ~S$0.40–0.50 PSF monthly in maintenance fees. Query the developer's sinking fund policy; newer projects typically allocate conservatively at launch.
What is the rental yield for Lentor Hills Residences?
Estimated rental yield is 2.8–3.2% gross for 1BR–2BR units, based on RCR benchmarks. Actual yields vary by unit condition, lease length, and tenant profile.
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