Lentoria Prices 2026: Every Transacted Price, Floor Plans & Review
Boutique luxury meets practical value in Lentor Hills. Comprehensive review of pricing, floor plans, amenities, design, and investment outlook.
Lentoria stands apart in the Lentor Hills precinct as an intimate, purpose-designed boutique development. At just 267 units across three towers (two 17-storey high-rises and one 8-storey low-rise), Lentoria prioritizes lifestyle over density—fewer neighbours per floor, curated amenities, and distinctive features like a teppanyaki pavilion and dedicated dog run.
With a launch price averaging S$2,114 PSF and a contractual TOP of July 2027, Lentoria appeals to owner-occupiers and investors seeking exclusivity and early access to completed inventory. Developer TID Residential (Hong Leong × Mitsui Fudosan joint venture) brings 50+ years of residential expertise and proven delivery credentials.
This comprehensive review covers project snapshot, location & connectivity, pricing & floor plans, amenities, design, investment outlook, how it compares to Lentor neighbours, and who should consider Lentoria.
Project Snapshot: Lentoria at a Glance
Developer Background
TID Residential brings proven execution and deep Singapore pedigree:
- Established 1972 as a joint venture between Hong Leong Group (100+ projects since 1968) and Mitsui Fudosan (Japanese megadeveloper with 300+ projects globally).
- 36 completed residential projects across Singapore, including TwentyOne Angullia Park (54 units, luxury freehold in D9), The Meyerise (239 units, D15), and Gramercy Park (174 units, D10).
- GLS land bid: S$276.36M at S$1,130 PSF (PPR)—rational valuation reflecting the boutique positioning and early TOP advantage.
TID's track record is not flashy but consistent: measured growth, quality finishes, and on-time delivery. No mega-projects, no compromises on craftsmanship.
Location & Connectivity: Intimate Proximity to Lentor MRT
Distance & Accessibility
Distance to Lentor MRT (TE5): 400 metres, ~5-minute walk
Connectivity: Fully sheltered walk to Lentor MRT station (Thomson-East Coast Line)
Lentoria sits on Lentor Hills Road, adjacent to Lentor Hills Residences. The sheltered walkway ensures weather-protected commutes during Singapore's daily showers—material for daily convenience.
From Lentor MRT, residents access:
- Orchard (TE14): 8 stops, direct
- Marina Bay (TE20): 14 stops, direct
- Raffles Place: one transfer (TEL to Marina Bay, then North-South Line one stop)
- Woodlands (TE2): 3 stops, direct; Yishun is on the North-South Line (change at Woodlands)
Nearby Schools & Family Amenities
The 1km priority zone for primary school registration covers:
- Anderson Primary School – 700m walk (within catchment for many addresses in Lentor)
- CHIJ St. Nicholas Girls' Secondary – 1.1 km
- Mayflower Primary School – 1.3 km
- Presbyterian High School – 1.0 km
Lentoria Prices: Every Transacted Price by Unit Type
These are actual prices buyers paid for Lentoria, from URA REALIS caveats: 252 transactions between Mar 2024 and Sep 2026 (data to 16 Oct 2026). All are developer (new) sales; no resale or sub-sale has been recorded yet.
| Unit type | Sales | Price range | Median PSF | Latest sale |
|---|---|---|---|---|
| 1-bedroom | 17 | $1.19M – $1.33M | $2,267 | $1.33M (May 2025) |
| 2-bedroom | 87 | $1.44M – $1.76M | $2,181 | $1.75M (Dec 2025) |
| 2-bedroom + study | 28 | $1.58M – $1.90M | $2,226 | $1.90M (Jul 2026) |
| 3-bedroom | 67 | $1.87M – $2.87M | $2,189 | $2.79M (Sep 2026) |
| 4-bedroom | 53 | $2.54M – $3.36M | $2,260 | $2.94M (Sep 2026) |
Latest 10 transactions
| Date | Unit | Type | Sq ft | Price | PSF | Sale |
|---|---|---|---|---|---|---|
| 30 Sep 2026 | Blk 32 #08-01 | 4-bedroom | 1,206 | $2.94M | $2,439 | New sale |
| 07 Sep 2026 | Blk 32 #01-03 | 3-bedroom | 1,119 | $2.79M | $2,497 | New sale |
| 28 Aug 2026 | Blk 38 #11-21 | 4-bedroom | 1,206 | $2.82M | $2,339 | New sale |
| 28 Jul 2026 | Blk 38 #17-21 | 4-bedroom | 1,206 | $3.14M | $2,605 | New sale |
| 04 Jul 2026 | Blk 32 #01-01 | 4-bedroom | 1,206 | $2.80M | $2,323 | New sale |
| 02 Jul 2026 | Blk 36 #17-10 | 2-bedroom + study | 732 | $1.90M | $2,596 | New sale |
| 02 Jul 2026 | Blk 38 #07-19 | 3-bedroom | 936 | $2.16M | $2,309 | New sale |
| 29 Jun 2026 | Blk 36 #17-12 | 4-bedroom | 1,206 | $3.14M | $2,605 | New sale |
| 16 May 2026 | Blk 36 #15-14 | 4-bedroom | 1,346 | $3.09M | $2,299 | New sale |
| 11 May 2026 | Blk 38 #11-19 | 3-bedroom | 936 | $2.24M | $2,392 | New sale |
Pricing & Floor Plans: Compact Luxury at Measured Entry Points
Price Overview
| Unit Type | Transacted Price Range (REALIS caveats) | Unit Size |
|---|---|---|
| 2-Bedroom | S$1,438,000–S$1,900,000 | 700–732 sqft |
| 3-Bedroom (Standard) | S$1,873,000–S$2,500,000 | 915–958 sqft |
| 3-Bedroom (Premium) | S$2,259,000–S$2,870,000 | 1,119 sqft |
| 4-Bedroom (Standard) | S$2,540,000–S$3,140,000 | 1,206 sqft |
| 4-Bedroom (Premium) | S$2,798,000–S$3,360,400 | 1,345 sqft |
Launch PSF Average: S$2,114 (launch-weekend range S$1,965–S$2,318)
Recent PSF: S$2,255–S$2,670 over the last 12 months (developer sales to 30 September 2026), above the launch average
Data note: Prices and PSF above are actual transacted prices from URA REALIS caveats (March 2024 to 30 September 2026), not estimates.
Unit Mix & Floor Plan Highlights
Lentoria's 267 units break down as:
- 1-Bedroom (23 units): Entry-level investor option; limited availability
- 2-Bedroom (120 units): Majority composition; includes 92 standard + 28 with study
- 3-Bedroom (70 units): Mix of 48 standard + 22 premium variants
- 4-Bedroom (54 units): 38 standard + 16 premium units
Floor plan philosophy: "Boutique equals intimate." Fewer units per floor means quieter corridors, less elevator congestion, and more personalized community feel. No dual-key units, but 2BR+Study options offer flexible working from home.
Key floor plan features:
- Squarish, efficient layouts maximizing functional living space
- Generous ceiling heights (developer standard)
- 2BR+Study configurations for hybrid workers and remote professionals
- 3BR Premium and 4BR Premium units maximize family space without oversizing
Amenities & Facilities: Curated Over Extensive
Lentoria's design philosophy: fewer, better rather than more, spread thin.
Recreation & Wellness
- 50m lap pool — competitive lap swimming or casual laps
- Hydrotherapy spa — heated jets and wellness experience (rare in Lentor)
- Tennis court — one of only two in entire precinct
- Gymnasium — standard fitness setup
- BBQ pits — outdoor entertaining feature
Lifestyle Features
- Clubhouse with function room for gatherings
- Outdoor dining pavilion with teppanyaki — distinctive entertaining space; aligns with luxury positioning
- Pet-friendly dog run — dedicated space for dogs; increasingly valued amenity for younger buyer cohort
- EV chargers in basement car park — future-proofed for electric vehicle adoption
- Secure delivery lockers — practical for e-commerce parcel management
- Bicycle parking — encourages active commuting to Lentor MRT
Community & Wellness
Lentoria positions itself as a "curated community" rather than a high-density precinct. Smaller unit count (267 vs. 474+ elsewhere in Lentor) allows for more intimate club programming—likely residents' events, fitness classes, and tenant networking.
Design & Architecture: Intimate Multi-Block Approach
Site Plan & Massing
Three towers:
- Two 17-storey high-rise residential blocks
- One 8-storey low-rise block
This mixed-height approach achieves several outcomes:
- Variety in pricing — low-rise units command different price dynamics (quieter, lower floors, less elevator wait)
- Walkability — low-rise component breaks up visual mass and humanizes street presence
- Differentiation — avoids monolithic tower syndrome common in mega-projects
Total land: 10,822 sqm (116,486 sqft) — smallest individual land parcel in Lentor Hills precinct, reflecting boutique scale.
Outdoor & Landscape Design
- Teppanyaki pavilion — outdoor entertaining centerpiece (not found in direct competitors)
- Dog run — dedicated pet zone (reflects modern owner demographics)
- Landscaped gardens — standard quality, nature-forward aesthetic
- Connection to Thomson Nature Park — within 400m walk for weekend recreation
Sustainability & Modern Conveniences
- EV chargers — practical future-proofing as Singapore electrifies vehicle fleet
- Secure lockers — reduces parcel theft and improves last-mile convenience
- Bicycle parking — supports car-free commuting to MRT
Investment Outlook: Early TOP & Boutique Premium
Projected Rental Yield
For a 2-bedroom unit at S$1,550,000 (mid-range estimate):
- Projected monthly rent: S$4,500–S$5,000 (based on RCR averages of 3.5%–3.9% gross yield)
- Gross yield: ~3.5–3.9%
- Net yield (after property tax, maintenance, vacancy): ~2.8–3.2%
For a 3-bedroom at S$2,100,000:
- Projected monthly rent: S$6,000–S$6,500
- Gross yield: ~3.4–3.7%
- Net yield: ~2.7–3.1%
Yield Assessment: Competitive for District 26. As the precinct matures and more projects complete, rental demand may rise, potentially compressing yields to 2.8–3.2% as capital values increase.
Capital Appreciation Outlook
| Scenario | Entry PSF | Exit PSF (5Y) | Capital Return | Total Return (incl. rent) |
|---|---|---|---|---|
| Conservative | S$2,100 | S$2,300 (+9.5%) | +9.5% | +13% (5Y) |
| Base Case | S$2,100 | S$2,450 (+16.7%) | +16.7% | +22% (5Y) |
| Optimistic | S$2,100 | S$2,700 (+28.6%) | +28.6% | +35% (5Y) |
Drivers of upside:
- Early TOP (July 2027) — ahead of Lentor Central Residences (2028) and Lentor Gardens Residences (vacant possession by Dec 2030)
- TEL maturity — Lentor MRT has operated since August 2021; completed neighbouring projects and new amenities may support values
- Scarcity of boutique projects — 267 units is smallest in Lentor; exclusivity premium
- Maturing neighborhood — Lentor Modern already TOP; retail, schools, parks operational
Downside risks:
- Interest rate shocks — higher borrowing costs compress buyer demand
- Oversupply in precinct — 7 projects (about 3,450 units total) could saturate market
- Lease decay — 99-year lease will eventually become concern (not imminent, but 2–3 decades out)
Lentoria vs. Neighbours: How It Compares
Lentoria vs. Hillock Green
| Attribute | Lentoria | Hillock Green |
|---|---|---|
| Units | 267 (boutique) | 474 (mid-scale) |
| TOP | July 2027 | TOP obtained (2026) |
| Launch PSF | S$2,114 | S$2,108 |
| Amenities | Curated (teppanyaki, tennis, dog run) | Wellness gardens, tennis court, 50m lap pool |
| Positioning | Lifestyle boutique | Wellness resort |
| Best For | Investors seeking early completion; small families | Families seeking amenity richness |
Verdict: If you prioritize early access to completed inventory and lifestyle over scale, choose Lentoria. If you prefer a larger, garden-focused wellness development, Hillock Green fits better; it obtained TOP in 2026 but is fully sold.
Lentoria vs. Lentor Hills Residences (Same Road)
| Attribute | Lentoria | Lentor Hills Residences |
|---|---|---|
| Units | 267 | 598 (one of the largest in Lentor) |
| TOP Target | July 2027 | Dec 2026 (target) |
| Launch PSF | S$2,114 | S$2,080 |
| Dual-Key Units | None | 16 units (rare) |
| Amenities | Curated (tennis, teppanyaki) | Extensive (58 facilities, onsen) |
Verdict: Lentor Hills Residences is physically adjacent (same road) but is a different asset class: larger, communal, and community-focused. Lentoria is quieter, more boutique, slightly premium on PSF.
Investment Potential: Who Should Buy Lentoria?
✓ Ideal For
- Owner-Occupier Families (2–3BR): Boutique setting appeals to families seeking quieter environment. Tennis court and dog run align with lifestyle priorities. Early TOP (July 2027) means occupancy within about 9 months (as of October 2026).
- Yield-Focused Investors (2BR): Compact 2-bedroom units suit tenant demand. Projected 3.5–3.9% gross yield competitive for District 26. Early TOP allows rent commencement sooner than later projects.
- First-Time Buyers (Budget S$1.4–1.9M): Entry-level 2-bedroom pricing accessible to HDB upgraders. Strong tenant demand supports rental income. 99-year lease secure for next 40+ years.
- Lentor Land Investors: Appreciate boutique over density. Value early MRT access and proximity. Willing to wait until mid-2027 for completion.
✗ Less Ideal For
- Mega-Amenity Seekers: Want 50+ facilities? Lentor Hills Residences (58 facilities) better fit. Lentoria prioritizes curation over breadth.
- Immediate Occupancy Buyers: Need move-in within 6 months? Lentor Modern already TOP. Lentoria's July 2027 TOP = 16 months away (as of April 2026).
- Large-Unit Buyers (5BR+): Lentoria's largest is 4-bedroom. Lentor Mansion offers rare 5-bedroom units.
Frequently Asked Questions
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TAKE THE ASSESSMENTFinal Verdict
Lentoria succeeds as a boutique alternative to Lentor's mega-projects. At 267 units, it avoids the scale and crowding of 600-unit developments while maintaining strong fundamentals: proven developer, excellent MRT proximity, early TOP, and curated (not just numerous) amenities.
For owner-occupiers seeking quieter living and investors targeting early completion and predictable yields, Lentoria delivers. For amenity maximalists and immediate occupancy needs, competitors like Hillock Green or Lentor Modern may better suit you.
The verdict: Lentoria is a smart boutique play for disciplined buyers and investors comfortable waiting until mid-2027 for completion.
Lentor Condos is an independent property information platform. We are not an agency and do not sell properties. We help you decide which Lentor project fits your needs, then connect you with licensed specialist agents. This review is based on verified project data as of April 2026, with transaction data from URA REALIS caveats as of 29 October 2026.
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