> ## Content Index
> Fetch the complete content index at: https://www.mychoicehomez.com/llms.txt
> Use this file to discover other available public pages before exploring further.

# One Rule Change Split Seven Lentor Launches Into Two Eras
- URL: https://www.mychoicehomez.com/lentor-gardens-gfa-harmonisation-guide/
- Published: 2026-06-09T01:00:00.000Z
- Updated: 2026-08-24T12:08:12.000Z
- Description: URA's GFA harmonisation rule, effective for GLS sites tendered from 1 September 2022, split the Lentor corridor's seven GLS launches into two eras.
- Author: James Ong
- Tags: New Launch, Buyer Guides, Insights

Lentor Corridor · GFA HarmonisationOne Rule Change Split Seven Lentor Launches Into Two Eras

Lentor Modern at $2,379 psf looks cheaper than Lentor Mansion at $2,215 psf. Adjust for what you can actually stand on, and Lentor Modern is $345 psf more expensive per usable square foot.

Direct Answer

URA's GFA harmonisation rule, effective for GLS sites tendered from 1 September 2022, split the Lentor corridor's seven GLS launches into two eras. Pre-harmonisation projects (Lentor Modern, Lentor Hills Residences) include AC ledges, bay windows and voids in their quoted strata area — buyers pay full psf for space they can't use. Post-harmonisation projects (Hillock Green, Lentoria, Lentor Mansion, Lentor Central Residences) quote 100% liveable floor plate. The dollar impact: roughly $99,000–$176,000 per unit at $2,200 psf, depending on unit type, for space a pre-harmonisation buyer pays for but can never furnish.

## What GFA Harmonisation Actually Means

Before September 2022, developers could include AC ledges, bay windows, planter boxes and voids in the quoted strata area — a 1,000 sqft unit might include 80 sqft of unusable space, but buyers paid full psf on all 1,000 sqft. At $2,379 psf, that's $190,320 for space you can't live on. From September 2022, AC ledges become common property and bay windows, planters and voids are removed from the strata calculation entirely — the quoted sqft is 100% liveable floor plate. A pre-harmonisation 3BR at 1,033 sqft and a post-harmonisation 3BR at 915 sqft can have nearly identical liveable floor area, but the pre-harmonisation buyer pays full psf on an extra 75–120 sqft they can't use — a hidden cost of $178,000–$285,000 per unit at $2,379 psf, never disclosed in any headline psf comparison.

## The Seven Lentor GLS Sites: A Corridor Split in Two

The full timeline, 2021–2026+ Read more− Collapse

Lentor Modern (GuocoLand, $1,204 psf ppr, Jul 2021 tender) launched Sept 2022 at $1,856–$2,538 psf, pre-harmonisation, now trading $2,379 avg. Lentor Hills Residences (Hong Leong/GuocoLand/TID, $586.7M, Jan 2022 tender) launched 2023, sold out, pre-harmonisation. URA's harmonisation rule took effect 1 September 2022, splitting the corridor. Hillock Green (China Comm/Soilbuild/UE, $982 psf ppr) and Lentoria (Hong Leong/Mitsui, $1,130 psf ppr) were the first harmonised projects, launching 2023 and March 2024 respectively. Lentor Mansion (GuocoLand/Hong Leong, $984.84 psf ppr, 533 units) launched March 2024, 75% sold on launch weekend, priced $2,104–$2,478 psf — Singapore's first publicly recognised harmonised OCR condo, now averaging $2,215 psf. Lentor Central Residences (Hong Leong/GuocoLand/CSC Land, 477 units) launched March 2025 at 93% sold on Day 1, the strongest launch-day take-up in Lentor's history, averaging $2,200 psf, all harmonised, now sold out. The newest site, awarded early 2026 at a record $1,278 psf ppr, is expected to launch 2027–2028 with a breakeven around $2,700–$2,900 psf — harmonised, and setting the price floor for every project already launched below this land cost.

## What the Numbers Actually Show

The headline comparison says Lentor Modern ($2,379 psf) costs more than Lentor Mansion ($2,215 psf). Adjusted for liveable area, Lentor Modern's effective psf runs closer to $2,560 — roughly $345 psf more expensive per usable square foot than Lentor Central Residences. That gap compounds across every room in the unit.

Same corridor, two 3BR floor plans, two eras+ Read more− Collapse

Lentor Modern 3BR, 1,033 sqft quoted (pre-harmonisation): living/dining \~340 sqft, master bedroom \~155 sqft, bedrooms 2 and 3 \~90 and \~120 sqft, kitchen \~75 sqft, bathrooms \~70 sqft, balcony \~65 sqft — plus AC ledge \~45 sqft, bay window \~20 sqft and void \~10 sqft, all paid for and unusable. Actual liveable area: \~958 sqft. Cost of unusable space at $2,379 psf: roughly $178,000\. Lentor Mansion 3BR, \~915 sqft quoted (post-harmonisation): living/dining \~360 sqft, master bedroom \~165 sqft, bedrooms 2 and 3 \~95 and \~100 sqft, kitchen \~80 sqft, bathrooms \~75 sqft, balcony \~40 sqft — AC ledge, bay window and void all excluded from strata as common property. Actual liveable area: 915 sqft, 100%. Cost of unusable space: $0.

At $2,200 psf, the savings scale with unit size: roughly $99,000 for a 2-bedroom (\~45 sqft non-liveable), $154,000 for a 3-bedroom (\~70 sqft), and $176,000 for a 4-bedroom (\~80 sqft) — the most common comparison, 3-bedroom, showing the clearest gap. Savings are estimated as non-liveable sqft multiplied by unit psf; actual non-liveable area varies by specific unit and stack, so verify against developer floor plans directly.

## Harmonised vs Pre-Harmonisation: The Honest Comparison

Buying harmonised (Lentor Mansion, Lentoria, Lentor Central Residences) means every quoted square foot is liveable — no AC ledge, void or bay window hidden in the price — with cleaner, more efficiently laid-out floor plates that feel larger at equivalent quoted size. Future resale comparison is favourable too: the next launch (New Lentor Central, \~$2,700 psf) is also harmonised, providing structural price floor support for every harmonised project bought below that land cost. The $99,000–$176,000 saved versus a pre-harmonisation equivalent at the same headline psf is real money, not a marketing distinction.

## Frequently Asked Questions

Which Lentor projects are GFA harmonised and which aren't?+

Pre-harmonisation: Lentor Modern and Lentor Hills Residences, both tendered before September 2022\. Post-harmonisation: Hillock Green, Lentoria, Lentor Mansion, Lentor Central Residences, and the upcoming New Lentor Central site — all tendered after the rule took effect.

How much does GFA harmonisation actually save a buyer in dollar terms?+

Roughly $99,000 for a 2-bedroom, $154,000 for a 3-bedroom, and $176,000 for a 4-bedroom at $2,200 psf, based on the non-liveable square footage (AC ledge, bay window, void) that a pre-harmonisation unit charges for but a harmonised unit doesn't.

Why does Lentor Modern's psf look cheaper than Lentor Mansion's if it's actually more expensive?+

Lentor Modern's $2,379 psf headline figure includes roughly 75 sqft of unusable AC ledge, bay window and void space per typical 3BR unit. Adjusted to reflect only liveable area, its effective psf runs closer to $2,560 — about $345 psf more than Lentor Mansion's fully liveable $2,215 psf.

What does the record $1,278 psf ppr land bid mean for existing Lentor owners?+

It sets a breakeven launch price around $2,700–$2,900 psf for the newest site, expected 2027–2028\. That higher floor provides structural price support for every harmonised project already purchased below this land cost in the same corridor.

Is it worth paying more psf for a harmonised unit versus an older pre-harmonisation resale?+

Generally yes, once you adjust for liveable area — a harmonised unit's headline psf, even if similar or higher than a pre-harmonisation resale, reflects 100% usable space. Always compare liveable-adjusted psf, not headline psf, before deciding a resale looks cheaper.

Sources

- URA GLS tender results, 2021–2026
- URA GFA Harmonisation Circular, September 2022
- EdgeProp — Lentor corridor transaction data
- PropNex Research — Lentor corridor pricing analysis, June 2026

Lentor Gardens: Why GFA Harmonisation Changes the Math — **WhatsApp James for a straight answer, no pitch.** [Ask James →](https://wa.me/6591111173?text=Hi%20James%2C%20I%20have%20a%20question.&ref=mychoicehomez.com-sticky-lentor-gardens-gfa-harmonisation-guide)✕

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**