James's professional assessment. Not investment advice. Based on launch sales and transactions reported by EdgeProp to October 2026.
Weighted score out of 100: Schools 15%, Transport 35%, Amenities 20%, Returns 30%.
New Launch Review | Lentor Hills | District 26
Lentor Gardens Residences sold 270 of its 499 homes on launch day, at $2,350 psf. The next site in the estate cost 39% more in land. Which remaining units are still worth it?
Direct answer
Lentor Gardens Residences is a 499-home, 99-year condo by Kingsford Group in Lentor Hills, with three 16-storey blocks, one 8-storey block and three strata terrace houses. It sold 54% of its units on launch day, 18 July 2026, at an average of $2,350 psf (EdgeProp). New sales in early October 2026 were recorded at about $2,326 to $2,540 psf (EdgeProp). TOP is expected in December 2030.
48-hour launch review
The showflat is built to make you say yes. I’m here to tell you when to say no.
Wrong stack, wrong facing, wrong price, and you pay twice: once when you buy, and again when you sell. Send me the units you’re eyeing. In 48 hours you get the price floor, the stacks I’d avoid, your real running costs and who buys from you later.
No calls unless you ask. If the numbers say don’t buy, I’ll tell you.
Check my units before I book →MyChoiceHomez STAR score
Schools 15%, Transport 35%, Amenities 20%, Returns 30%. James's professional assessment of the project, not a recommendation to buy or sell.
The Lentor Hills estate
Estate map showing each Lentor Hills project. The rings and distances are measured from the Lentor Central site, October 2026.
Why you would buy Lentor Gardens Residences
Buy Lentor Gardens Residences if you want a new home in Lentor, near the MRT and the mall, at a price below what the next launch in the estate is likely to charge, and you plan to stay ten years or more. If you need a home sooner than 2031, or you are buying mainly for rent, look at the completed Lentor projects instead.
Lentor, already working
When Lentor's first launches sold in 2022, buyers were paying for a plan. Today, Lentor MRT runs direct to Orchard and Marina Bay, Lentor Modern's mall opened in January 2026, and the project backs onto the upcoming Lentor Hillock Park (EdgeProp). You can walk the estate and see what you are buying into.
Priced off the cheapest land in the estate
Kingsford paid $920 psf ppr for the site in April 2025, the lowest land price in the Lentor wave (EdgeProp). Lentor Central, a later site in the estate, went for $1,278 psf ppr in March 2026, and analysts quoted by EdgeProp expect it to launch from about $2,600 psf as Lentor Signature. Buying here means buying before that higher land cost shows up in prices.
Layouts that first-time buyers liked
The compact three-bedroom types, at about $2.05 million to $2.21 million, sold out within hours on launch day, and 93% of premium two-bedrooms were taken (EdgeProp). Analysts quoted by EdgeProp pointed to efficient layouts. For a young family, a three-bedroom near $2 million in a new estate is hard to find closer to town.
Who should skip Lentor Gardens Residences
- You need to move in before 2031. TOP is expected in December 2030. Lentor Modern and other completed projects are ready now.
- You need rent to cover the mortgage. At $2,350 psf, yields will be modest, and about 3,400 Lentor homes will compete for tenants.
- You plan to sell soon after completion. You will be selling alongside the rest of the estate's newer homes.
GFA harmonisation: compare new with new
Lentor Gardens Residences was tendered after the GFA harmonisation rules took effect on 1 June 2023, so its floor areas exclude air-con ledges. Lentor Mansion and the coming Lentor Signature follow the same rules, so their psf compares directly. Lentor Modern and the other early Lentor launches were sold under the old rules, so their strata psf understates the real price of living space. My GFA harmonisation guide explains the rule.
Why not Lentor Mansion, Lentor Signature or a Lentor Modern sub-sale?
Choose Lentor Signature if you want to be next to the mall and can pay more. Choose a Lentor Modern sub-sale if you want to move in now. Lentor Gardens Residences wins when you want a new Lentor home at the estate's lowest current new-launch price.
Sources: EdgeProp (Lentor Gardens Residences launch day, July 2026, and transaction data, October 2026; Lentor Mansion sales, 2024 to 2025; Lentor Central tender, March 2026; Lentor Modern sub-sales, July 2026). Price estimates are analysts' views reported by EdgeProp.
The question you are already asking: why not a CCR condo?
Lentor Gardens Residences launched at $2,350 psf, and recent sales sit at $2,326 to $2,540 psf. One Marina Gardens launched about 26% higher at $2,953 psf, so a buyer stretching past this price will ask whether a little more buys a central address.
| What you compare | Lentor Gardens Residences | One Marina Gardens | Aurea |
|---|---|---|---|
| Price psf | $2,350 average at launch, Jul 2026. Recent sales $2,326 to $2,540 (EdgeProp) | $2,953 average at launch, April 2025 | $3,005 average at launch, March 2025 |
| Launch weekend sales | 54% of 499 sold on launch day | 353 of 937 sold (38%) | 23 units at launch. No current EdgeProp tally found |
| Entry price | Not stated | $1.163 million for a one-bedroom | From $2,750 psf at preview |
| Stamp duty and rules | Seller's stamp duty on early sale. ABSD applies to second homes and foreigners | Same | Same |
Sources: EdgeProp (Lentor Gardens Residences launch, July 2026, and October 2026 sales); EdgeProp (One Marina Gardens launch, April 2025, and sales to May 2025; Aurea launch and preview, February and March 2025); IRAS (ABSD rates from 27 April 2023). The One Marina Gardens and Aurea figures are launch-time and dated.
At $2,350 psf, a 1,000 square foot home costs about $2.35 million. At One Marina Gardens' launch average, the same $2.35 million buys about 800 square feet. The gap is real, so the choice is about where you want to live: a family estate on the Thomson-East Coast Line, or a central address.
CCR sales have been uneven, not weak across the board. One Marina Gardens sold 38% on launch weekend and about 46% by May 2025, according to EdgeProp. At the Aurea launch, analysts quoted by EdgeProp called sales encouraging after what they described as mostly lacklustre CCR sales since the April 2023 ABSD change. I would not read that as a verdict on any one project.
Choose a CCR condo if you work in the CBD, want to live near it, and a smaller home suits you. Choose Lentor Gardens Residences if you want a new family estate in Lentor Hills, a TOP date of December 2030, and a price well below central launches.
What the market isn't telling you
1. The cheapest units went first
Launch-day buyers paid an average of $2,350 psf. By early October, new sales were being recorded at up to about $2,540 psf (EdgeProp). The compact three-bedrooms sold out in hours. What is left is more likely to be higher floors and larger units. Compare the price of the unit you are offered with the launch average, not with the brochure.
2. About 3,400 homes in one estate
Lentor Hills will have about 3,400 private homes including this project, and about 4,000 once Lentor Signature is built (EdgeProp). Most will complete within a few years of each other. When you sell, your buyer can choose from all of them. Stack, facing and the view over the park will matter more than usual.
3. Ask about the developer's handover record
Kingsford is a smaller developer than GuocoLand or Hong Leong, the groups behind most of Lentor. That is not a problem in itself, but it is worth asking how defects were handled at its completed projects, and what the first maintenance budget and sinking fund plan look like. Read my Lentor Gardens Residences management guide for what to check.
Strengths and watch points
- A few minutes' walk to Lentor MRT and Lentor Modern's mall
- Lowest land price in the Lentor wave
- Backs onto the upcoming Lentor Hillock Park
- Harmonised floor areas
- Strong launch-day demand from owner-occupiers
- Keys not until about December 2030
- Remaining units priced above the launch average
- About 3,400 Lentor homes at resale
- Smaller developer than its neighbours
- Modest rental yield at this price
Would you rather
A. A new three-bedroom at Lentor Gardens Residences at around $2,400 psf, with TOP in December 2030.
B. Wait for Lentor Signature, next to the mall, at an analyst estimate from about $2,600 psf, launching in 2027.
James picks A, for a family staying ten years or more, and only at or below about $2,450 psf. Both are new, both are a short walk from the same station. On a 950 sq ft unit, a $200 psf gap is about $190,000, for a slightly closer walk to the mall. Above $2,450 psf, the gap narrows enough that waiting for Lentor Signature's prices becomes worth it.
What I think you should do
Ask Kingsford for the current price list and shortlist units at or below about $2,450 psf. Check which stacks face the Lentor Hillock Park and which face neighbouring blocks. Ask for the first maintenance budget and the sinking fund plan.
If you are upgrading from an HDB flat, run my funds gap check first. For the rest of the estate, read my Lentor new launches guide. For CPF and financing, speak to a licensed financial adviser for advice specific to your situation.
Your next move, before Lentor Signature launches
Do these three things now, in this order:
- Know your budget. Work out your HDB sale proceeds, CPF refund and loan limit with a funds gap check, and check whether ABSD applies to you.
- Set your ceiling. Recent sales are $2,326 to $2,540 psf. Decide your maximum before you see a showflat, using Lentor Signature's expected price as your reference.
- Choose your stack. Send me the units you like. I will tell you which I would avoid, and ask about the green features and sinking fund first.
Send me your flat type, income and timing on WhatsApp. I will reply with your sale proceeds, your budget range, and a comparison of the remaining units, Lentor Signature and Lentor Mansion within 48 hours. If the numbers say wait, I will tell you.
WhatsApp James your numbersNot ready? Read GLS Tracker first.
Frequently asked questions
Why not buy a CCR condo like One Marina Gardens or Aurea instead?+ Read- Hide
A CCR condo gives a central address, but the same money buys a smaller home. One Marina Gardens averaged $2,953 psf at launch and Aurea $3,005 psf, against $2,350 psf at launch here and recent sales of $2,326 to $2,540 psf. Buy Lentor Gardens Residences if you want a family estate in Lentor Hills. Buy in the CCR if you work in the centre and a smaller home suits you.
How much are Lentor Gardens Residences units?+ Read- Hide
The project launched on 18 July 2026 at an average of $2,350 psf (EdgeProp). New sales in early October 2026 were recorded at about $2,326 to $2,540 psf. Compact three-bedrooms sold at about $2.05 million to $2.21 million at launch. Ask Kingsford for the current price list.
How many units have been sold at Lentor Gardens Residences?+ Read- Hide
Kingsford sold 270 of the 499 condo units, or 54%, on launch day, along with all three strata shops (EdgeProp). Sales have continued since. Check the developer's latest availability before you visit.
When will Lentor Gardens Residences be completed?+ Read- Hide
TOP is expected in December 2030 (EdgeProp). If you need to move in sooner, completed Lentor projects such as Lentor Modern are ready now.
Who should not buy Lentor Gardens Residences?+ Read- Hide
Skip it if you need to move in before 2031, need rent to cover the mortgage, or plan to sell soon after completion, when about 3,400 Lentor homes will compete for buyers and tenants.
Should I buy Lentor Gardens Residences or wait for Lentor Signature?+ Read- Hide
Lentor Signature sits next to Lentor Modern's mall, but its land cost $1,278 psf ppr against $920 here, and analysts quoted by EdgeProp expect it from about $2,600 psf. If you can buy at Lentor Gardens Residences at or below about $2,450 psf, I think that is the better value.
Is Lentor Gardens Residences near the MRT?+ Read- Hide
Yes. EdgeProp describes it as a few minutes' walk to Lentor MRT on the Thomson-East Coast Line, which runs direct to Orchard and Marina Bay. Lentor Modern's mall is also a few minutes' walk away.
Sources+ Show all 14- Hide
- EdgeProp, Kingsford Group submits top bid of $920 psf ppr for Lentor Gardens GLS site, April 2025
- EdgeProp and Yahoo News Singapore, Kingsford to preview Lentor Gardens Residences on 4 July at prices averaging $2,350 psf, July 2026
- EdgeProp and Yahoo News Singapore, Lentor Gardens Residences preview drew 5,000 visitors, July 2026
- EdgeProp and Yahoo News Singapore, Lentor Gardens Residences sells 54% of its units on launch day at an average of $2,350 psf, July 2026
- Yahoo News Singapore, developers' sales in July 2026
- EdgeProp, Lentor Gardens Residences transaction data, accessed October 2026
- EdgeProp, GuocoLand's Lentor Mansion achieves 75% sales at launch, March 2024
- EdgeProp and Yahoo News Singapore, Lentor Hills transformation into a private residential estate, 2025
- EdgeProp and The Edge Singapore, Lentor Central GLS site tender, March 2026
- URA, GFA harmonisation for strata developments, effective 1 June 2023
- LTA, Thomson-East Coast Line station information
- EdgeProp, One Marina Gardens launch and monthly developer sales reports, April and May 2025
- EdgeProp, Aurea at Golden Mile launch and preview reports, February and March 2025
- IRAS, Additional Buyer Stamp Duty rates from 27 April 2023
Disclaimer & Licensing+-
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 (CEA Licence L3008022J)
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