A "$2,382 psf average" tells you almost nothing if you're specifically shopping for a 3-bedroom. Averages blend 1-bedroom investor units against 4-bedroom family layouts, and the two behave completely differently on both sale price and rent. Here is every development in the Lentor–Upper Thomson–Braddell View corridor broken down by room type — plus an honest note on what a genuine 10-year, room-type-level time series actually requires, and why most of what gets published as "10-year data" online is not that.
By room type, psf is fairly flat within most projects (typically a $50–$150 psf spread between 1BR and 4BR in the same building) but rental psf/month drops sharply as unit size increases — smaller units consistently rent for more per square foot than larger ones across every development in this dataset. A genuine 10-year, quarter-by-quarter breakdown by room type isn't publicly available for these projects without a paid URA REALIS or SRX X-Value data pull; what follows is the current (2026) snapshot by room type plus the launch-to-current trajectory for each project, which is the honest substitute.
A note on "10 years of data" before the tables
Six of the twelve developments below TOP'd or launched within the last 1–4 years — there is no 10-year history to show for Lentor Modern, Lentor Hills Residences, Lentoria, Hillock Green, Lentor Mansion, Lentor Central Residences, or Springleaf Residence, because they didn't exist a decade ago. For the five older assets that do span a decade or more — JadeScape (2022 TOP, launched 2018), Thomson Three (2016/17 TOP, launched ~2013), Clover By The Park (2011/2012 TOP), Braddell View (1981), and Lakeview Estate (1977) — a true quarter-by-quarter time series broken down by room type requires pulling raw URA REALIS caveats or a paid SRX X-Value/EdgeProp Research subscription. That level of granularity isn't reconstructable from public search without risking numbers that can't be sourced, so this article gives you the two things that are properly sourced instead: today's room-type snapshot, and the launch-to-current (or last-known historical benchmark-to-current) trajectory for each project.
Lentor Strip — By Room Type
District 26Lentor Modern (605 units · TOP Aug 2025 · launched Sep 2022)
| Type | Size | Avg Listing PSF | Price Range | Rent Range/Mth | Rental Yield |
|---|---|---|---|---|---|
| 1BR | ~500 sqft | $2,435 | From $1.19M | ~$3,200–$3,300 | Higher end (~4–4.8%) |
| 2BR | ~700 sqft | $2,479 | $1.38M–$1.75M | ~$4,100–$4,300 | Mid |
| 3BR | ~1,000 sqft | $2,473 | $1.88M–$2.5M | ~$6,400 | Mid-low |
| 4BR | ~1,500 sqft | $2,484 | $2.8M–$3.99M | ~$8,100–$8,500 | Lower end (~3.0–3.5%) |
12-month transacted average across all types: $2,389 psf, range $2,147–$2,582 (highest: $2,582 psf, Dec 2025, 732 sqft unit). Launch (Sep 2022) average was approximately $2,100 psf — roughly +14% to current across the mix. Sources: PropertyGuru, EdgeProp, 99.co, SRX, 2026.
Lentor Hills Residences (598 units · TOP Dec 2026 est. · launched 2023)
| Type | Size | Price Range | PSF Range |
|---|---|---|---|
| 2BR | 689–721 sqft | From $1.36M ($1.622M–$1.678M typical) | ~$2,202–$2,437 |
| 3BR | 958–980 sqft | From $1.82M ($1.958M–$2.142M typical) | ~$2,000–$2,200 |
| 4BR | 1,346–1,399 sqft | From $2.53M | ~$1,923–$2,000 |
12-month transacted average: $2,227 psf, range $2,202–$2,276. Launch average ~$2,080. No rental history yet (TOP Dec 2026 est.) — forward estimates are in the Lentor Condos TOP 2026 guide. Sources: EdgeProp, newlauncher.com.sg, 99.co, 2026.
Lentoria (267 units · TOP 2027 est. · launched 2024)
| Type | Launch Price From | Launch PSF | Current PSF Range |
|---|---|---|---|
| 2BR | $1.44M | $2,114 | $2,205–$2,670 |
| 3BR | $1.85M |
Boutique 267-unit development — unit-type PSF breakdown for current transactions not separately published. Sources: lentorcondos.com, EdgeProp, 2026.
Hillock Green (474 units · TOP Jan 2028 est. · launched Nov 2023)
1BR to 4BR Premium (up to 1,572 sqft, the largest 4BR in the Lentor precinct). Launch PSF $2,108; current range $2,099–$2,606. Unit-type-specific psf not separately published — see Lentor Condos TOP 2026 guide for forward rental estimates by type.
Lentor Mansion (533 units · TOP 2028 est. · launched Mar 2024)
| Type | Price From | Launch PSF | Current PSF Range |
|---|---|---|---|
| 2BR | $1.149M | $2,104 | $2,429–$2,941 |
| 3BR | $1.702M | ||
| 4BR | $2.635M | ||
| 5BR | $3.176M |
Lentor Central Residences (477 units · TOP 2028 est.)
| Type | Size | Price From | Launch PSF |
|---|---|---|---|
| 1BR | 463 sqft | $975,000 | $2,105 |
| 2BR | 678 sqft | $1.39M | $2,047 |
| 3BR | 915 sqft | $1.81M | $1,981 |
| 4BR | 1,399 sqft | $2.37M | $1,692 |
12-month transacted average (across all types): $2,248 psf, range $1,914–$2,497. Note the launch-psf pattern here — larger units price lower per sqft, the inverse of the rental-psf pattern seen throughout this corridor. GFA-harmonised (second harmonised project in the estate after Lentor Mansion). Sources: newlauncher.com.sg, EdgeProp, stackedhomes.com, 2026.
Upper Thomson Strip — By Room Type
District 20JadeScape (1,206 units · TOP 2022 · launched 2018 at ~$1,700 psf avg)
| Type | Size | Rent Range/Mth | Rental PSF/Mth (approx.) |
|---|---|---|---|
| 1BR | 527 sqft | $2,800–$3,500 | ~$5.3–$6.6 |
| 2BR | 646–764 sqft | $3,800–$5,000 | ~$5.5–$7.0 |
| 3BR | 1,012–1,152 sqft | $5,200–$7,000 | ~$5.4–$6.8 |
| 4BR | 1,259–1,647 sqft | $6,500–$9,500 | ~$5.4–$7.0 |
| 5BR Suite | 2,099 sqft | $8,000–$11,000 | ~$3.8–$5.2 |
12-month transacted sale average: $2,327 psf, range $1,856–$2,620 (a separate listing-based source shows a wider $1,894–$3,939 span reflecting stack and floor premiums). Launch (2018) average was approximately $1,700 psf — roughly +37% to current over 8 years. Sources: 99.co, PropertyGuru, EdgeProp, squarefoot.com.sg, mychoicehomez.com JadeScape Rental Tenant Guide, 2026.
Clover By The Park (616 units · TOP 2011/2012)
Correction to the general corridor summary: Clover By The Park does not have 2-bedroom units — the development comprises 3- and 4-bedroom units only (1,216–1,765 sqft) plus 16 penthouses (2,530–3,477 sqft). Any "2BR" reference for this project in earlier summary tables should be read as the project's overall psf range, not a distinct unit type.
| Type | Size | Notes |
|---|---|---|
| 3BR / 4BR | 1,216–1,765 sqft | Core unit mix — 616 units across 2 blocks (39 storeys) |
| Penthouse | 2,530–3,477 sqft | 16 units — a resale 4-bedder here set a record profit of $2.06M (EdgeProp) |
12-month transacted average: $1,920 psf, range $1,671–$2,129 (highest: $2,129 psf, Dec 2025, 1,292 sqft unit). Rental psf $4.01–$4.13/mth (12-mo avg), yield ~2.7–3.0%. Sources: EdgeProp, homejourney.sg, squarefoot.com.sg, 99.co, 2026.
Thomson Three (445 units · TOP 2016/17 · launched ~2013 at ~$1,300 psf avg)
1-bedroom to 4-bedroom apartments, penthouses, and 10 strata semi-detached houses — 47 floor plan types from 495 sqft to 3,283 sqft, an unusually wide range for the price point. Unit-type-specific current psf is not separately published by portals; the aggregate figures below are the reliable numbers.
| Metric | Figure |
|---|---|
| 12-month transacted avg PSF | $2,120 (range $1,773–$2,362; a second source cites avg $2,080, range $1,773–$2,379) |
| Rental range, all types | $3,800–$8,120/mth (a second source cites $1,600–$6,000 for smaller units) |
| 3BR rent specifically | $5,500–$7,000/mth on a ~$1.8M–$2.0M unit → 3.3–4.2% gross yield |
| Rental PSF/mth | $5.22–$5.29 (12-mo avg) |
| Launch (~2013) avg PSF | ~$1,300 → current ~$2,080–$2,120 = roughly +60–63% over ~13 years |
Full corridor-catalyst analysis (the $810M Thomson View en bloc 200m away) is in the Thomson Three 2026 review. Sources: EdgeProp, PropertyGuru, GroundVision, mychoicehomez.com, 2026.
Springleaf Residence (941 units · TOP est. 2029 · launched Aug 2025)
| Type | Size (from) | Price From |
|---|---|---|
| 1BR | 388 sqft | $860,000 (~$2,216 psf) |
| 2BR | — | ~$1.08M |
| 3BR | — | ~$1.62M |
| 4BR | — | ~$2.45M |
Launch average across all types: $2,175 psf (870 of 941 units, 92%, sold in the first two days, 15–16 Aug 2025); starting-price average cited elsewhere as $2,046–$2,088 psf. 2-bedroom units (340 total) sold out; 3-bedroom (384 units) and 4-bedroom (138 units) reached ~95% take-up. No rental data — the project is under construction. Sources: EdgeProp, stackedhomes.com, newlauncher.com.sg, Yahoo Finance, 2026.
Braddell View & Lakeview — By Room Type
District 20 · Southern AnchorBraddell View (918 units · completed 1981 · ~51 years lease remaining)
| Type | Size | Current PSF Range | Rent Range/Mth |
|---|---|---|---|
| 3BR | 1,453–1,862 sqft | $1,001–$1,228 (sources vary; avg cited $1,041) | $866–$5,200 (rental psf ~$2.90–$3.02/mth) |
| 4BR | 3,369 sqft |
Gross rental yield ~3.2–3.4%. As a privatised HUDC estate, unit-type-specific psf and rent breakdowns are thinly transacted — the ranges above span the full 918-unit development rather than isolating each type. Sources: EdgeProp (May 2026), PropertyGuru, 99.co, sg-propertydata.com, 2026.
Lakeview Estate (240 units · completed 1977 · ~50 years lease remaining)
| Type | Size | Current PSF Range | Rent Range/Mth (sources vary) |
|---|---|---|---|
| 3BR (predominant) | 1,001–1,281 sqft | $991–$1,164 (sources vary; avg cited $1,068) | $1,200–$2,600 (one source) vs. $4,700–$6,000 recent deals (another source) |
Flagging honestly: rental range sources disagree materially here — likely reflecting a thin, low-transaction-volume rental market for this 240-unit estate where a handful of recent deals can shift the quoted range significantly. Rental psf more consistently cited at ~$2.89–$2.90/mth, gross yield ~3.2%. Full lease-decay and MCST analysis: Braddell View vs Lakeview 2026. Sources: EdgeProp, PropertyGuru, 99.co, 2026.
What the Pattern Actually Shows
Two consistent patterns hold across nearly every development in this dataset, regardless of zone or building age.
Rental psf falls as unit size rises. At JadeScape, 1-bedroom units rent for up to $6.6 psf/mth while 4-bedroom units bottom out around $5.4 psf/mth — a smaller unit consistently extracts more rent per square foot than a larger one in the same building. The same shape appears at Lentor Modern (1BR yields cited at 4–4.8% vs. 3.0–3.5% for 4BR+Flex). This is a tenant-pool effect, not a location effect: there are simply more renters who can afford $3,200/month than $8,500/month, so smaller units clear faster and at a rent premium relative to size.
Sale psf is comparatively flat by room type within most new-launch projects — a $50–$150 psf spread between 1BR and 4BR is typical (Lentor Modern: $2,435 to $2,484 psf across the full 1BR–4BR range, a spread of under $50). The exception is Lentor Central Residences, where psf actually declines meaningfully from 1BR ($2,105) to 4BR ($1,692) — a steeper size discount than its neighbours, worth checking against the specific stack before assuming corridor-wide pricing logic applies uniformly.
For the older, room-type-thin developments — Braddell View, Lakeview, and to a lesser extent Clover By The Park — the honest reality is that granular per-type analysis is limited by transaction volume, not data availability. These are smaller, older estates with slower turnover; a handful of transactions in a given quarter can swing the "average" for a given unit type meaningfully, which is exactly what the Lakeview rental discrepancy above illustrates.
James's Note
The room-type table is useful. The gaps in it are just as informative.
Where I couldn't find a clean unit-type breakdown — Thomson Three, Hillock Green, Lentoria, Braddell View, Lakeview — that itself tells you something: these are either boutique developments where portals don't bother segmenting a few hundred units into sub-categories, or older estates where transaction volume per room type is too thin to publish a reliable average. For a buyer, that means the "average psf" you'll see quoted for these five projects is doing more work than it should. Before you anchor a price on a published average for any of these five, ask your agent for the last 6–12 months of actual caveats filtered to your specific unit type and size band — not the headline number.
FAQ — Room-Type Data
Need the real transaction history for a specific unit type?
Tell James the project and room type you're evaluating and he'll pull the actual URA/SRX caveat history for that specific size band — not a blended average — before you make an offer or set a rental price.
WhatsApp James → 9111 1173Sources
- EdgeProp Singapore — condo pages for all 12 developments, 2026 (transaction data, unit-type PSF where published)
- PropertyGuru Singapore — project pages, price lists, and rental listings, 2026
- 99.co — project pages, rental PSF data (JadeScape, Clover By The Park, Lentor Modern), 2026
- SRX Property — condo transaction and rental listings, 2026
- squarefoot.com.sg — JadeScape and Clover By The Park transaction trend data, 2026
- newlauncher.com.sg — Lentor Hills Residences, Lentor Central Residences price lists, 2026
- stackedhomes.com — Springleaf Residence pricing review; Lentor Central Residences unit pricing, 2026
- lentorcondos.com — Lentoria, Hillock Green, Lentor Hills price guides, 2026
- sg-propertydata.com — Braddell View price appreciation and rental yield data
- URA REALIS — resale and rental transaction caveats referenced throughout; full historical room-type time series requires direct/paid access, not reconstructed here
- mychoicehomez.com — Lentor Condos TOP 2026 guide; JadeScape Rental Tenant Guide; Thomson Three Review 2026; Braddell View vs Lakeview 2026
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. Figures are drawn from published portal and research sources as cited; several room-type breakdowns reflect thin transaction volumes and should be verified against current caveats before relying on them for a transaction decision. 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.