Lentor Modern TOPped August 2025. Lentor Hills Residences TOPs December 2026. Lentoria and Hillock Green follow in 2027. Over 2,954 units across six projects — three journeys, one guide. Pick your path.
| Development | Units | Developer | Launch PSF | Current PSF | TOP Status | MRT Distance |
|---|---|---|---|---|---|---|
| Lentor Modern ★ | 605 | GuocoLand | ~$2,100 | $2,147–$2,582 avg $2,382 | TOPped Aug 2025 | Lentor TE5 — integrated MRT |
| Lentor Hills Residences | 598 | GuocoLand / HLH / TID | ~$2,080 | $1,918–$2,513 avg ~$2,091 | TOP Dec 2026 est. | Lentor TE5 — 3 min walk |
| Lentoria | 267 | TID (HLG / Mitsui) | ~$2,100 | $2,205–$2,670 | TOPped 2027 | Lentor TE5 — 6 min walk |
| Hillock Green | 474 | CCCC / Soilbuild / UE | ~$1,994 | ~$2,000–$2,200 est. | TOP 2027 est. | Lentor TE5 — 5 min walk |
| Lentor Mansion | 533 | GuocoLand / HLH | $2,257 avg | New launch — resale emerging | TOP 2028 est. | Lentor TE5 — 5 min walk |
| Lentor Central Residences | 477 | HLH / GuocoLand / CSC | ~$2,200 avg | New launch — 99.6% sold | TOP 2028 est. | Lentor TE5 — 3 min walk |
★ Lentor Modern is the only integrated mixed-use development — direct MRT link and mall. Sources: EdgeProp, URA REALIS, 99.co, GuocoLand, EdgeProp Lentor Hills estate article July 2025, April 2026.
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I Own a Unit & Want to Rent It Out
Rental strategy, pricing, tenant selection, DLP checklist, yield by condo
I Own a Unit & Want to Sell
Equity position, SSD check, when to sell, how to price, who's buying
I Want to Rent at Lentor
How to choose the right condo, what to pay, what to negotiate, school guide
Lentor Modern is the only Lentor condo with a live rental track record — it TOPped August 2025. With an average rental of $5.68 psf per month and rents ranging from $3,200 to $8,800 per month, it is the anchor for how the entire corridor will be priced when Lentor Hills Residences, Lentoria, and Hillock Green begin handing over keys in 2026–2027.
| Condo | 1-Bed Rent Est. | 2-Bed Rent Est. | 3-Bed Rent Est. | 4-Bed Rent Est. | Gross Yield Est. | TOP / Rental Start |
|---|---|---|---|---|---|---|
| Lentor Modern ★ MRT-integrated | $3,200–$4,200 | $4,400–$5,800 | $5,800–$7,500 | $7,000–$8,800 | ~2.8–3.2% | Active NOW |
| Lentor Hills Residences | $3,000–$3,800 | $4,000–$5,200 | $5,200–$6,800 | $6,500–$8,200 | ~3.0–3.4% | Dec 2026 |
| Lentoria | $2,900–$3,600 | $3,800–$5,000 | $5,000–$6,500 | $6,200–$8,000 | ~3.0–3.5% | 2027 |
| Hillock Green | $2,800–$3,500 | $3,700–$4,800 | $4,800–$6,200 | $6,000–$7,800 | ~3.2–3.8% | 2027 |
★ Lentor Modern commands ~8–12% rental premium over non-integrated condos due to direct MRT link and mall. Rents for Lentor Hills, Lentoria, Hillock Green estimated based on $5.68 psf/mth Lentor Modern baseline with distance-to-MRT and unit-size adjustments. Sources: 99.co, EdgeProp, April 2026.
✅ Rent Now If…
- Your unit TOPped and you are within SSD period — do not sell at a penalty
- You want cash flow while the corridor matures (2026–2028 sees mass TOPs — rents will normalise after)
- Your unit is 2BR or 3BR — deepest tenant pool at Lentor
- You are an investor who bought for yield — 3% OCR gross is the current benchmark
- You want to wait for Lentor Hills, Lentoria and Hillock Green to TOP before selling — more data = better pricing
⚠️ Rent with Caution If…
- You own a 1-bedroom — thin tenant pool at Lentor (most demand is families and HDB upgrader couples)
- Your unit is in Hillock Green or Lentoria — you compete directly with Lentor Modern's MRT premium for the same tenant
- 400+ units are all releasing at similar times — avoid the 2027 supply wave by listing early or waiting until late 2027/2028
- You need a net yield above 3% to service the mortgage — Lentor does not reliably deliver this
Complete your Defects Liability Period (DLP) inspection first
DLP runs 12 months from TOP. Document every defect — cracked tiles, door misalignment, water seepage, faulty fittings — and submit formally to the developer. Once a tenant is in, defect causation becomes ambiguous. Inspect before keys are handed to anyone else.
Photograph and document unit condition professionally
Dated room-by-room condition report before tenancy protects you from deposit disputes on move-out. Tenants at Lentor (typically HDB upgraders, young families, professionals) will reference this at lease end. Do not rely on landlord memory.
Attend the MCST formation AGM
Lentor Modern, Lentor Hills Residences, and Lentoria will each form their MCST in the months after TOP. As a landlord, your monthly maintenance fees, sinking fund contribution, and the rules governing tenants (guests, noise, moving schedules) are set at these meetings. Attend. Vote. Absentee landlords often pay more and have less say.
Price correctly relative to the supply wave
2026–2027 sees Lentor Hills Residences (~598 units), Lentoria (~267 units), and Hillock Green (~474 units) all releasing rental supply in the same corridor. Lentor Modern units that priced early at $4,500/month for a 2BR will face competition from fresher units at similar rates. Price at market or slightly below to lease quickly — vacancy at Lentor costs more than a small rent concession.
Target 24-month leases to bridge the supply wave
If you can get a quality tenant on a 24-month lease starting now (2026), you are riding out the 2027 supply peak at a locked rate. By 2028, the Lentor precinct will be more mature, the mall fully operational, Hillock Park open, and rental demand stabilised. You will renew from a position of strength.
Know your non-owner-occupied property tax rate
From 2026, non-owner-occupied residential properties are taxed at 12%–36% progressive rates of Annual Value. This directly reduces your net yield. Factor this into your rental price and hold-or-sell decision.
Lentor is a new precinct problem, not a bad property problem. When 2,954 units all complete within 3 years in the same micro-market, the rental market initially absorbs slowly — not because demand is weak, but because supply lands simultaneously. Lentor Modern's early rental transactions (rents reaching $8,500/month for 4-bedders) show strong early demand from families and professionals who want the MRT-integrated lifestyle. The risk for non-Modern landlords is being priced against Lentor Modern without the MRT premium. Hillock Green and Lentoria owners should market their greenery, low-density setting, and Hillock Park adjacency — these are genuine lifestyle differentiators that the integrated development cannot match. Different positioning, not a discount race.
Ready to Rent Out Your Lentor Unit?
James provides free landlord consultations — DLP checklist, pricing strategy for your specific unit, and tenant targeting. Representing landlords at Lentor Modern, Lentor Hills Residences, Lentoria and Hillock Green.
WhatsApp James: 91111173 — Landlord Consultation →Lentor Modern is the only development with a live resale track record. Based on transaction data in the last 12 months, sale prices average $2,382 psf — against a launch average of approximately $2,100 psf. That is approximately a 13–14% gain from the launch cohort within 3–4 years, before transaction costs. For the other Lentor condos, resale activity is beginning to emerge but data is thin — estimates below are based on launch PSF and comparable OCR corridor movement.
| Development | Launch Avg PSF | Current Market PSF | Est. Gain (2BR 700sqft) | SSD-Free From | Sell Signal |
|---|---|---|---|---|---|
| Lentor Modern (TOPped 2025) | ~$2,100 avg | $2,147–$2,582, avg $2,382 | ~+$196K paper gain | Sep 2024 (3yr from 2021) | SSD-free for most 2021/22 buyers |
| Lentor Hills Residences (TOP Dec 2026) | ~$2,080 avg | $1,918–$2,513 emerging | ~+$50K–$300K depending on unit | Apr 2025 (3yr from Apr 2022) | SSD-free for most — time the exit |
| Lentoria (TOPped 2027) | ~$2,100 avg | $2,205–$2,670 | ~+$73K–$400K | Mar 2027 (3yr from Mar 2024) | Near SSD-free window — wait for it |
| Hillock Green | ~$1,994 avg | ~$2,000–$2,200 est. | ~Breakeven to small gain | Nov 2026 (3yr from Nov 2023) | Consider holding — corridor still maturing |
| Lentor Mansion | $2,257 avg | New — limited resale data | TBC — TOPs 2028 | Mar 2027 (3yr from Mar 2024) | Do not sell — SSD risk until 2027 |
✅ Sell Now If…
- You are SSD-free (3+ years from purchase) — confirm your exact date
- You bought Lentor Modern early (2021/22 launch) with a gain of $100K–$300K+ and want to redeploy into a fresher lease or different opportunity
- You need capital for an upgrade — sell Lentor and upsize, or redirect equity into CCR or a new EC launch
- Your unit is a 1-bedroom — thin resale and rental market; best to exit into the current demand
- You want to exit before the 2027–2028 supply wave of TOPs (Hillock Green, Lentoria, Lentor Mansion) increases competitive listings
⏸️ Hold or Rent If…
- You are within SSD period — selling now means paying 4–12% stamp duty on a unit that is appreciating
- You own Lentoria — your SSD-free window opens March 2027, which also aligns with the precinct maturing. Exit after that.
- Your unit is a 3-bedroom or 4-bedroom with CHIJ SNGS within 1km — this is the family tenant sweet spot; rent delivers better near-term return than a thin resale market
- Lentor Mansion and Lentor Central Residences haven't TOPped yet (2028) — a 2028 sell into a more developed neighbourhood will likely be stronger
Lentor is a precinct story, not a single-building story. Selling any Lentor unit in isolation means competing against 2,954 units of new private supply in the same micro-market — all launched within 3 years, all within walking distance of the same MRT. The sellers who will get the best prices are those who exit after the area has developed its identity and before the next wave of completions compresses the field. For Lentor Modern, that window is now to early 2027, before Hillock Green and Lentoria's resale inventory builds. For the 2023/2024 launches, patience until 2028–2029 when the precinct is fully built out and mature is likely to deliver meaningfully better results.
Thinking of Selling Your Lentor Unit?
James provides a free equity position analysis — your specific purchase price vs current market, SSD check, and timing strategy relative to the 2027–2028 Lentor supply wave.
WhatsApp James: 91111173 — Seller Consultation →There are now six Lentor condos ranging from 267 to 605 units, all within 10 minutes of the same MRT station. From a tenant's perspective, they look identical on a property portal listing. They are not. The differences in MRT distance, mall access, school catchment, density, and facilities are material — and they translate directly into how much you pay and what your daily life feels like.
| Condo | 2BR Rent Est. | MRT | Mall Access | Density | CHIJ SNGS 1km | Best For |
|---|---|---|---|---|---|---|
| Lentor Modern ★ | $4,400–$5,800 | Integrated — B1 link | CS Fresh, F&B, childcare — in building | 605 units, 25 storeys | Yes (~500m) | CBD commuter, professional couple, convenience-first |
| Lentor Hills Residences | $4,000–$5,200 | 3 min walk (242m) | Lentor Modern mall ~300m | 598 units, 8–23 storeys | Yes (~242m) | Family wanting TEL + low-rise feel + school catchment |
| Lentoria | $3,800–$5,000 | 6 min walk | Lentor Modern mall ~500m | 267 units — boutique | Yes (within 1km) | Low-density seeker, greenery lover, Peirce Reservoir views |
| Hillock Green | $3,700–$4,800 | 5 min walk | Lentor Modern mall ~400m | 474 units, up to 19 storeys | Yes (~600m) | Family, park-adjacent lifestyle, Hillock Park directly beside |
| Lentor Mansion | $4,200–$5,500 est. | 5 min walk | Lentor Modern mall ~400m | 533 units | Yes (~700m) | Family or professional — not yet available (TOP 2028) |
| School | Type | Closest Development | Approx. Distance | Registration Relevance |
|---|---|---|---|---|
| CHIJ St. Nicholas Girls' | Primary + Secondary (SAP) | Lentor Hills Residences | ~242m–600m depending on unit | Within 1km for most Lentor developments — P1 Phase 2B advantage |
| Anderson Primary | Primary | Lentor Modern | ~600m–1.2km | Near 1km boundary — verify block level |
| Mayflower Primary | Primary | Lentor Modern / Hillock Green | ~800m–1.5km | 2km radius — Phase 2C feeder |
| Anderson Serangoon JC | JC | Lentor Hills Residences | ~1km | JC — PSLE routing, not address-based |
Lentor is in an unusual position: 2,954 units all completing within 3 years means landlord competition is intense in 2026–2027. Tenants at Lentor today have more negotiating leverage than at almost any other new launch precinct in Singapore. Use it.
Negotiate rent against the competing supply — not against the asking price
With 598 Lentor Hills units, 267 Lentoria units, and 474 Hillock Green units all releasing in 2026–2027, vacancy risk is real for landlords. A well-positioned tenant with stable employment can typically negotiate $200–$400/month below asking. Reference the competing listings directly in your negotiation.
Ask for the DLP defects inspection report before you sign
For newly TOPped units, ask the landlord whether the defects liability inspection has been completed and all rectification works done. If defects are outstanding, developer contractors will need access during your tenancy — disrupting your household. Negotiate compensation for any confirmed access requirements in your tenancy agreement.
Negotiate furnished or part-furnished at reduced rent
Many Lentor landlords are holding brand-new unfurnished units. Negotiate either: (a) a landlord contribution to a furniture package, or (b) a rent reduction for taking unfurnished. Most landlords will pay for key appliances (washing machine, aircon servicing, bed frames) rather than accept a long vacancy period.
Request diplomatic clause for secondment employees
Standard for expats on company assignments. A 12-month diplomatic clause in a 24-month lease is a reasonable and common request at Lentor. Landlords in a supply-competitive market will accept this from a quality tenant rather than face extended vacancy.
Lentor is genuinely a neighbourhood in formation. Lentor Modern's mall (CS Fresh supermarket, F&B, childcare) opened in early 2026 — it gives the precinct its daily-convenience anchor. Hillock Park is being developed. The TEL connection is operational. But the honest caveat: if you are used to the density and energy of Bishan, Novena, or Thomson Road, Lentor will feel quiet. That is the point. The buyers and tenants who chose Lentor chose it because quiet, greenery, and private school catchment are worth more to their household than restaurant variety and commercial bustle. If that trade-off resonates — Lentor is a genuinely good rental at the right price point.
Looking to Rent at Lentor?
James can identify the right development and block for your household, verify the school catchment for your specific address, and represent your interests in lease negotiation — at no cost to tenants.
WhatsApp James: 91111173 — Tenant Enquiry →🏠 Landlord Path
- Complete DLP inspection first
- Photograph unit before any tenancy
- Attend MCST formation AGM
- Price at market — 2026/27 supply wave is real
- Target 24-month leases
- Factor property tax (12–36% AV) into yield
- Lentor Modern commands 8–12% rent premium
💰 Seller Path
- Check SSD status — exact purchase date
- Lentor Modern: ~13–14% gain from launch
- Sell before 2027 supply wave builds resale stock
- 1-bedroom: exit now, thin market
- 3BR/4BR: rent and exit in 2028–2029
- Lentoria sellers: wait for Mar 2027 SSD-free
- Lentor Mansion: do not sell — SSD risk until 2027
🔑 Tenant Path
- Lentor Modern = MRT convenience premium
- Hillock Green = park lifestyle, lowest rent
- Lentoria = boutique, green views, quietest
- Verify school 1km at your specific block address
- Supply wave = tenant negotiating power
- Ask for DLP report before signing
- Request diplomatic clause for secondment
Read Next
- Lentor New Launches 2026: Complete Guide to the District 26 Corridor
- Lentor Hills Residences Review: Is the D26 Premium Justified in 2026?
- Upper Thomson Road Parcel A: The Next Big Launch in the Same Corridor
- Inter-Floor Leakage: Who Is Liable in a Singapore Condo?
- MCST Singapore: Your Complete Guide to Condo Governance
Sources: EdgeProp — Lentor Modern market data April 2026 (avg PSF $2,382, rental yield 2.8%); 99.co — Lentor Modern rental $5.68 psf/mth, rents $3,200–$8,800/month; GuocoLand / EdgeProp — Lentor Hills estate article Jul 2025 (2,954 units, 96.4% sold); StackedHomes — Lentor Modern TOP August 2025, subsale gains; EdgeProp — Lentor Hills Residences TOP Dec 2026; 99.co — Lentoria TOP 2027; PropertyGuru — Hillock Green, Lentor Mansion data; URA Q1 2026 rental PSF OCR $4.10; JJ Property Advisory — Q1 2026 rental market; MOE Singapore — school distance registration
This article is for informational and educational purposes only. All transaction data, rental figures, yield calculations, and equity estimates are indicative based on published market data as at April 2026. SSD rates and holding periods must be verified against your specific purchase date and contract. School distance claims must be verified using MOE's official address-based tool at your specific unit address. Property tax rates (non-owner-occupied 12–36% AV) are per IRAS 2026 guidelines. Past transaction prices are not indicative of future values. Property investments involve risk. Please consult a licensed professional before making any property decision.
