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# The Pricing Test — Thomson Reserve vs Dunearn House vs Lentor Gardens
- URL: https://www.mychoicehomez.com/compare-pricing-test/
- Published: 2026-09-06T23:00:00.000Z
- Updated: 2026-09-06T23:00:00.000Z
- Description: A launch psf only means something against what's transacting next door. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences against their real corridor comps.
- Author: James Ong
- Tags: New Launch, Insights

Part 3 of 7 — Thomson Reserve vs Dunearn House vs Lentor Gardens

[1\. The Price Floor](https://www.mychoicehomez.com/compare-price-floor/) · [2\. The Floor Plan Trap](https://www.mychoicehomez.com/compare-floor-plan-trap/) · 3\. The Pricing Test · [4\. The Yield Reality](https://www.mychoicehomez.com/compare-yield-reality/) · [5\. The Spine](https://www.mychoicehomez.com/compare-spine/) · [6\. The Exit](https://www.mychoicehomez.com/compare-exit/) · [7\. The Management Reality](https://www.mychoicehomez.com/compare-management-reality/) 

**A launch psf means nothing on its own. It only means something against what's already transacting next door.** Run that test on all three, and the "expensive" one and the "cheap" one both look different than the headline number suggests.

**Direct Answer:** Lentor Gardens Residences passed its pricing test with room to spare — it launched above what its land cost modelled. Dunearn House's psf looks high in isolation but is actually a relative discount against nearby freehold and D9–D11 launches pricing above $3,300 psf. Thomson Reserve prices consistently with its immediate TEL corridor comps, neither cheap nor stretched. 

## Entry PSF vs the Nearest Comparable

| Metric                 | Thomson Reserve                                                       | Dunearn House                                                         | Lentor Gardens Residences                                                 |
| ---------------------- | --------------------------------------------------------------------- | --------------------------------------------------------------------- | ------------------------------------------------------------------------- |
| Entry PSF              | Est. $2,703–$2,948                                                    | Est. \~$3,000+                                                        | $2,350 avg (actual)                                                       |
| Nearest resale comp    | JadeScape resale $2,300–$2,400 psf (Upper Thomson, same TEL corridor) | D10/D11 leasehold resale, 21.7% median psf growth since 2021          | Lentor Mansion next door — a pre-harmonisation comparable                 |
| Nearby new-launch comp | Springleaf Residence $2,175 psf (2025 launch, same TEL corridor)      | New launches within 2km priced above $3,300 psf, or freehold, or both | Corridor identified as approaching oversupply, particularly for 1BR units |
| Test result            | Consistent with corridor — neither stretched nor a bargain            | Relative discount against nearby $3,300+ psf comps                    | Passed — cleared above its own land-cost model                            |

Sources: URA REALIS transaction data, PropNex Research August 2026, each project's own review — see [Thomson Reserve](https://www.mychoicehomez.com/thomson-reserve-review/), [Dunearn House](https://www.mychoicehomez.com/dunearn-house-the-complete-analysis/), [Lentor Gardens Residences](https://www.mychoicehomez.com/lentor-gardens-residences-buy-right-analysis/).

What the Market Isn't Telling YouThe angle the showflat won't raise\+ Read →− Collapse 

The showflat teams at all three projects will tell you their psf is fair. None of them will show you the specific comparable that makes the case, because the honest comparable doesn't always flatter the project. Dunearn House's roughly $3,000+ psf sounds like the priciest of the three at first glance — and it is, in absolute terms — but measured against a Bukit Timah corridor where freehold or premium launches clear above $3,300 psf, it is the relative value play, not the expensive one. Lentor Gardens Residences already cleared its own pricing test in the most convincing way possible: real buyers paid more than the land cost alone predicted, on launch day, with no marketing spin required. Thomson Reserve's test is the least dramatic of the three because it doesn't need drama — its psf sits inside an already-established, multi-project TEL corridor range, which is exactly what a buyer prioritising predictability over a bargain-hunting story should want.

## Which Fits Your Situation

The SingleLentor Gardens ResidencesThe only one of the three with a real, transacted price already validated by the market on launch day.

The Family of TwoDunearn HouseThe relative-value read against $3,300+ psf D9–D11 comps matters more for a family paying the school-belt premium anyway.

The RetireeThomson ReservePriced consistently with its corridor — the least volatile pricing story of the three for a capital-preservation buyer.

What James Thinks You Should DoJames's position\+ Read →− Collapse 

Never judge a launch psf on its own — always ask "compared to what." Dunearn House's number looks scary until you see what else is transacting in the same 2km radius. Lentor Gardens Residences already answered the question for you with a real transaction. Thomson Reserve is the one where the pricing test is genuinely boring, in the best sense: it costs what its neighbours cost, no more, no less.

James's Note · CEA R008385F · PropNex Realty Buyers ask me "is this psf too high" more than any other question, and it's almost always the wrong framing. The right question is "too high compared to what specifically, transacted when." Dunearn House fails the first framing and passes the second.... Read James's Full Note →− Collapse 

Buyers ask me "is this psf too high" more than any other question, and it's almost always the wrong framing. The right question is "too high compared to what specifically, transacted when." Dunearn House fails the first framing and passes the second. That distinction is worth more than any single headline number. 

## FAQ

Which project is the cheapest per square foot?+− 

Lentor Gardens Residences, at $2,350 psf average — and it's the only figure among the three that's an actual transacted price rather than a pre-launch estimate.

Is Dunearn House overpriced?+− 

Not against its own corridor. Its estimated \~$3,000+ psf is the highest of the three in absolute terms, but new launches within 2km are pricing above $3,300 psf or are freehold, making Dunearn House a relative discount within its own micro-market.

Did Lentor Gardens Residences pass its own pricing test?+− 

Yes. It launched at $2,350 psf average, above the $1,965–$2,051 psf its land cost alone modelled — a real, market-confirmed result, not a projection.

How does Thomson Reserve compare to nearby launches?+− 

Its estimated $2,703–$2,948 psf sits above JadeScape's $2,300–$2,400 resale and Springleaf Residence's $2,175 2025 launch price — consistent with a corridor that has been repricing upward on confirmed infrastructure, not a standalone premium.

Which of the three carries the most pricing uncertainty?+− 

Thomson Reserve and Dunearn House both remain pre-launch estimates as of this comparison. Lentor Gardens Residences is the only one with a confirmed, transacted clearing price.

## Read the Full Comparison Series

The Complete Comparison · [The Price Floor](https://www.mychoicehomez.com/compare-price-floor/) · [The Floor Plan Trap](https://www.mychoicehomez.com/compare-floor-plan-trap/) · The Pricing Test · [The Yield Reality](https://www.mychoicehomez.com/compare-yield-reality/) · [The Spine](https://www.mychoicehomez.com/compare-spine/) · [The Exit](https://www.mychoicehomez.com/compare-exit/) · [The Management Reality](https://www.mychoicehomez.com/compare-management-reality/) · [↑ Back to the full comparison](https://www.mychoicehomez.com/which-new-launch-fits-you/)

Want the honest comparable, not the showflat one?

I'll run the specific pricing test against the transaction data for whichever of these three you're closest to committing to. No pitch, just the working.

[WhatsApp James — 9111 1173](https://wa.me/6591111173?ref=mychoicehomez.com) 

Sources\+ Show all →− Collapse 

URA REALIS · PropNex Research, August 2026 · James's project reviews for [Thomson Reserve](https://www.mychoicehomez.com/thomson-reserve-review/), [Dunearn House](https://www.mychoicehomez.com/dunearn-house-the-complete-analysis/), and [Lentor Gardens Residences](https://www.mychoicehomez.com/lentor-gardens-residences-buy-right-analysis/).

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser. 

James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd  
WhatsApp: 9111-1173 | wa.me/6591111173