Lentor Hills Residences Review 2026: Price, Floor Plans & Investment Potential

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 2028 (contractual deadline)
• 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 (TE4): 1 stop south, 8 minutes
• Ang Mo Kio MRT (NS16): Via bus or 15 minutes on foot across Ang Mo Kio
• Marina Bay / CBD: ~30 minutes via Bayshore interchange
• Changi Airport: ~50 minutes via existing TEL connections

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 launching in 2026) 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.

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 a range of $1,834–$2,080 PSF depending on unit type and floor.

Current Pricing (2026)

As of 2026, resale and remaining developer units trade at $2,272–$2,686 PSF—approximately 20–24% appreciation from launch pricing ($1,834 PSF minimum). This solid growth reflects the project's strong market reception and confidence in District 26 as a growth corridor.

Unit Mix & Price Points

What Makes These Floor Plans Interesting

The project offers options rarely seen in Lentor:

1. 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.
2. 1BR + Study (39 units): If you work from home, this adds a dedicated office without jumping to 2BR pricing.
3. 3BR + Yard (101 units): Families with young children or pets appreciate the private outdoor space—uncommon in condo high-rises.
4. 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 has appreciated approximately 20–24% (from $1,834 PSF minimum at launch to $2,272 PSF today). This is solid performance—reflecting:

1. Market normalisation post-2022: The overall Singapore condo market was overheated in 2021–2022. Cool-down is healthy.
2. 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.
3. 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: Larger (598 vs 605 units), more family-friendly (dual-key, 3BR+yard), lower PSF
• LM: Smaller, 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 (Hong Leong)

• 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 (Future Projects)

• Still in early planning; positioning unclear
• Winner: LHR for available stock and defined pricing

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