Seven GLS sites. Six launches. One rule change that split the corridor into two eras. Lentor Modern and Hillock Green sold pre-harmonisation PSF with AC ledges in your strata area. Lentor Mansion, Lentor Central Residences, and what comes next — these are harmonised. The saving per unit at Lentor PSF: $99,000 to $130,000. Here is the full comparison.
Lentor is Singapore's most closely watched OCR new launch corridor of the 2020s — seven GLS sites tendered since 2021, four already sold out, and a record land bid of $1,278 psf ppr set in early 2026. But not all Lentor condos are equal. The corridor contains both pre-harmonisation and post-harmonisation projects, and the difference per unit is close to $100,000 at current OCR PSF.
When buyers compare Lentor Modern ($2,379 avg psf) against Lentor Mansion ($2,215 avg psf) or Lentor Central Residences ($2,200 avg psf), they often conclude Lentor Modern is now the "cheaper" option in resale. That conclusion is wrong. Lentor Modern is pre-harmonisation — its quoted strata area includes AC ledges and bay windows. Lentor Mansion and Lentor Central Residences are post-harmonisation — their quoted area is 100% liveable floor plate. The apparent PSF gap largely evaporates once you adjust for liveable space.
| Project | Developer | Launch Year | Launch PSF | Avg PSF (Current) | Units | GFA Status |
|---|---|---|---|---|---|---|
| Lentor Modern | GuocoLand | Sep 2022 | $1,856–$2,538 | $2,379 | 605 | ❌ Pre-harmonisation |
| Lentor Hills Residences | HLH / GuocoLand / TID | 2023 | ~$2,100 | Sold out | 598 | ❌ Pre-harmonisation |
| Hillock Green | China Comm / Soilbuild / UE | 2023 | ~$2,100 | Sold out | 474 | ✅ Harmonised |
| Lentoria | Hong Leong / Mitsui | Mar 2024 | ~$2,100 | ~$2,150 | 265 | ✅ Harmonised |
| Lentor Mansion ★ First harmonised condo in Singapore | GuocoLand / HLH | Mar 2024 | $2,104–$2,478 | $2,215 | 533 | ✅ Harmonised |
| Lentor Central Residences | HLH / GuocoLand / CSC | Mar 2025 | $1,982–$2,573 | $2,200 avg | 477 | ✅ Harmonised |
| New Lentor Central (upcoming) | GuocoLand / TID / Intrepid | 2027–28 est. | TBA (~$2,700+) | — | ~562 | ✅ Harmonised |
AC ledge 45 + bay window 20 + void 10 = 75 sqft non-liveable
At $2,379 psf: ~$178,425 paid for unusable space
No AC ledge charge. No bay windows. No void spaces.
Every square foot quoted is a square foot you live in.
No corridor in Singapore illustrates the GFA harmonisation impact as clearly as Lentor — because it contains both eras of project within the same estate, same MRT line, same school catchment, and effectively the same buyer pool. Lentor Modern and Lentor Hills Residences on one side. Lentor Mansion and Lentor Central Residences on the other. The only meaningful difference is the harmonisation cut-off.
The resale benchmark is already diverging. Lentor Modern at $2,379 avg psf resale and Lentor Mansion at $2,215 avg psf look like Lentor Modern is appreciating faster. But Lentor Mansion is only two years into its price journey — it launched in March 2024 and TOPs in 2028. Its resale transactions are limited and its trajectory has not yet played out. More importantly, those comparing the two at face value PSF are making an inaccurate comparison: the $2,379 psf of Lentor Modern includes ~7% of non-liveable space. Adjusted for liveable area, Lentor Mansion is cheaper per usable square foot than Lentor Modern has been at any point in its resale history.
The land cost confirmation. The early 2026 Lentor Central GLS bid of $1,278 psf ppr — a new corridor record — confirms that developers believe in Lentor's long-term price trajectory. With four of seven launches already sold out, the remaining supply is tight. The 8th site, when it launches, will be harmonised and priced accordingly.
I have been watching Lentor closely since the first GLS tender in 2021. One thing that is not discussed enough about a new estate like Lentor Hills is the MCST maturity curve. When a development is brand new — whether it is Lentor Modern post-TOP in 2025 or Lentor Mansion post-TOP in 2028 — the sinking fund starts essentially at zero. First-generation residents pay establishment costs, and the MCST is learning. By year three to five, the sinking fund is building up and the estate is finding its operational rhythm. This matters for buyers making a hold vs sell decision in years three to seven. If you are comparing a pre-harmonisation Lentor Modern unit against a harmonised Lentor Mansion unit on a five-year hold view, the harmonised unit's lower maintenance liability as a new development works in its favour — you are not inheriting years of deferred maintenance from a 15-year-old MCST.
Comparing Lentor Modern against Lentor Mansion or Lentor Central Residences?
James runs the liveable floor plate analysis and MCST health check for both before you decide. D26 specialist · Managing Agent experience · CEA Reg No. R008385F · PropNex
WhatsApp James: 91111173Sources: 99.co, Lentor Modern and Lentor Mansion project data, 2025–2026; EdgeProp, Lentor Central Residences launch data, March 2025; StackedHomes, Lentor corridor land bid analysis, March 2026; URA, GFA Harmonisation circular, September 2022; URA Realis caveat data
For informational purposes only. PSF figures sourced from URA caveats and published market data. Liveable area adjustments are indicative estimates. BSD per IRAS 2024.
