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WhatsApp James →Lentor Mansion · District 26 · 2026
James's professional assessment · Not investment advice
CHIJ St. Nicholas Girls' School sits within 1km, one of the corridor's strongest ballot-priority draws. This is one of the most commercially significant attributes of the project.
No sheltered direct link to Lentor MRT; access is via Lentor Modern Mall's sheltered walkway, about 5 minutes on foot. A real, honest convenience gap versus Lentor Modern, priced into the psf discount. The North-South Corridor's phased 2029 opening is a genuine catalyst not yet reflected in current pricing.
Lentor Modern Mall opened January 2026 with CS Fresh supermarket and Mulberry Learning preschool live, removing the amenity-risk discount buyers priced in at launch. The largest land plot in the estate also gives Lentor Mansion the lowest density of any launched Lentor Hills project.
Launched at $2,100 to $2,478 psf; current subsale average of $2,257 psf reads as a price floor, not a ceiling, on the article's own framing. Neighbouring Lentor Modern's subsale gains (9 to 21%) offer a real comparable, but Lentor Mansion itself has zero recorded rental transactions to date, TOP is still 2028, and actual yield performance here remains unproven.
You are researching Lentor Mansion because you missed the launch. Or because you are wondering whether the buyers who entered at $2,100 to $2,478 psf made the right call, and whether the subsale market now offers a reasonable entry.
Both are legitimate questions. And they have specific, data-backed answers that most reviews don't give you.
Here are three things most buyers looking at Lentor Mansion in 2026 don't find out:
- Lentor Mansion reached the highest average price of any Lentor Hills project at $2,257 psf, on land that cost $985 psf ppr.
- It's the only Lentor Hills project with 5-bedroom units, and it sits on the estate's biggest plot, which gives it the lowest density of all six launched projects.
- With TOP expected in 2028 and the North-South Corridor opening in phases from 2029, the next connectivity catalyst has not yet been priced in.
This guide covers all three. No sales gallery language. Just the development mechanics, the honest performance data, and what the subsale picture looks like for buyers entering today.
Deep DiveWhat Lentor Mansion Actually Is: and How It Differs From the Rest of Lentor Hills+ Read →− Collapse
What Lentor Mansion Actually Is: and How It Differs From the Rest of Lentor Hills
Lentor Hills Estate is a government-planned private residential precinct in District 26 (Ang Mo Kio planning area), activated through a sequence of GLS tenders from 2021 onward. As of March 2026, eight sites have been released. Six projects launched, two in the pipeline.
Lentor Mansion is the fifth project launched in this estate, hitting the market in March 2024. But within the six-project lineup, it occupies a distinct position on three dimensions:
Scale: The Largest Land Plot in the Estate
At approximately 235,000 sq ft, Lentor Mansion sits on the biggest land parcel among the six launched GLS sites. This matters for a specific reason: a larger land footprint with 533 units means lower residential density than comparable projects. More sky terrace space. Broader facility grounds. A quieter internal environment relative to the density you get at Lentor Hills Residences (598 units) or Lentor Modern (605 units). If your priority is space-per-resident. Not just square footage per unit, Lentor Mansion is the standout in the estate.
Product: The Only 5-Bedroom Project in Lentor Hills
Every other Lentor Hills project maxes out at 4 bedrooms. Lentor Mansion's 45 units of 5-bedders. Sized 1,485 to 1,507 sq ft. Directly target multi-generational families who need a genuine large-format home without leaving the estate. At launch, these were priced from $3.176 million. Given that the market for larger private family homes in the OCR has been consistently supply-constrained, this was a deliberate positioning choice by GuocoLand and Hong Leong Holdings. And the launch data validated it.
Design: The Black-and-White Clubhouse Concept
GuocoLand introduced a "Mansion" design series for this project. A black-and-white colonial-themed clubhouse, sky terraces on the ninth floor of every 16-storey tower, and a business centre catering to the increasing share of hybrid-working residents. This is not an aesthetic decision in isolation; it signals a positioning step up from Lentor Modern's functional-MRT-integrated product to a more estate-lifestyle product aimed at owner-occupiers.
James's Note: Having managed estates from ECs to ultra-luxury condos, I can tell you design intent matters for governance too. A development with a distinctive clubhouse and a clear identity tends to attract a more engaged MCST, a steadier maintenance culture and a stronger name at resale. GuocoLand built that in on purpose here, and it tends to show up in subsale prices years later.
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Get my free review →Deep DiveThe Launch Performance: What the Numbers Actually Say+ Read →− Collapse
The Launch Performance: What the Numbers Actually Say
Understanding what the market paid at launch is the baseline for evaluating whether subsale pricing makes sense today.
| Metric | Data |
|---|---|
| Launch date | March 15 to 16, 2024 (VIP preview March 15) |
| Developer | GuocoLand + Hong Leong Holdings (Intrepid Investments) |
| Land cost | $486.8M ($984.84 psf ppr), a single uncontested bid |
| Units | 533 (2-bed to 5-bed; no 1-bedders) |
| Launch weekend sales | 400 units (75%) |
| Launch PSF range | $2,104 to $2,478 psf |
| Starting absolute price | $1.149M (527 sq ft 2-bedder) |
| Top transaction at launch | $3.512M (1,507 sq ft 5-bedder) |
| Current sold status | 98.5%+ sold |
| Average PSF (all transactions) | $2,257 psf: highest in Lentor Hills estate |
| Expected TOP | 2028 |
Sources: GuocoLand, EdgeProp, Huttons Asia CEO Mark Yip commentary March 2024, PropNex Research
Three things stand out in that table.
First, the land cost. At $985 psf ppr, GuocoLand submitted the only bid for this site. Uncontested. That means no competitive bidding war drove up the land cost, which is why the project could launch at $2,104 psf starting price while still delivering healthy developer margin. Compare this to the newest Lentor Central GLS site (March 2026) at $1,278 psf ppr. The land cost gap directly explains why the next Lentor launch is estimated to start from $2,700 psf.
Second, the 2-bedder sell-out. All 214 two-bedroom units were sold on launch weekend. This is significant because it confirms the quantum story: buyers in the $1.1M to $1.4M range were willing to move immediately. That demand is not speculative. It is structural upgrader demand from HDB households with CPF and cash proceeds to deploy.
Third, the highest average PSF in the estate. Lentor Mansion achieved the highest average price among all Lentor Hills projects at $2,257 psf. Above Lentor Modern ($2,107 psf average), Lentor Hills Residences ($2,099 psf average), and Lentor Central Residences ($2,200 psf average). On a land cost of only $985 psf ppr, that is a strong margin. And it reflects buyer willingness to pay a premium for the project's larger plots, lower density, and product differentiation.
Deep DiveThe Bottom Line: What Lentor Mansion's Record Average PSF Is Telling You+ Read →− Collapse
The Bottom Line: What Lentor Mansion's Record Average PSF Is Telling You
Lentor Mansion achieved $2,257 psf average across 533 units. The highest in an estate that has now validated buyer demand across six consecutive launches with 98%+ absorption. That figure was reached on land that cost $985 psf ppr, with a product that offered the estate's only 5-bedroom units, the largest single land plot in the estate, and a deliberately lower-density design philosophy.
For a buyer entering subsale today, the calculation is no longer about catching an underpriced estate. That opportunity closed in 2021. The calculation is whether $2,257 psf and above, for a project approaching TOP in 2028, in a fully de-risked address with school proximity, MRT access, and an incoming NSC catalyst, represents defensible long-term value.
For owner-occupiers with a school priority need or a genuine upgrade aspiration in this corridor, the answer is likely yes. For investors seeking capital acceleration from a discounted base, you are two years too late for that specific trade.
The subsale market for Lentor Mansion will become more active as TOP approaches. That window. Between now and 2028. Is when you will have the most options and the most motivated sellers. Position your decision before the keys are distributed, not after.
Sources: EdgeProp.sg, "GuocoLand's Lentor Mansion achieves 75% sales at launch; prices from $2,104 psf," March 17, 2024 | GuocoLand / EdgeProp, "From greenfield to growth story: Lentor Hills' transformation," July 21, 2025 | EdgeProp.sg, "Lentor Modern records early subsale gains of up to 21% following TOP," December 15, 2025 | PropNex Research, Wong Siew Ying, March 2024 | Huttons Asia, Mark Yip commentary, March 2024 | ERA, Marcus Chu commentary, March 2024 | 99.co, Lentor Mansion project data, 2025 to 2026 | PropertyGuru, Lentor Mansion last transacted prices, 2026 | UOB Global Economics & Markets Research, Outlook 2026, January 15, 2026 | URA GLS records, Lentor Hills Estate 2021 to 2026
Disclaimer+
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd This article is for informational purposes only and does not constitute financial or investment advice. All psf figures, timelines, and market data are sourced from publicly available records as at March 2026 and subject to change. Buyers should conduct their own due diligence.
Thinking of buying a subsale unit? The school premium, the case for and against, and the questions to ask are in Part 2: buying a subsale. For the wider estate, see Lentor condos at TOP.
FAQ: Lentor Mansion
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Sources+ Show all 6 →− Hide
- GuocoLand and Hong Leong Holdings: Lentor Mansion launch data
- EdgeProp Singapore: Lentor Mansion launch sales and transaction data
- Huttons Asia (Mark Yip) and ERA (Marcus Chu) market commentary, March 2024
- PropNex Research: Lentor Hills estate launches
- 99.co and PropertyGuru: Lentor Mansion project and listing data, 2025 to 2026
- MOE: Primary 1 registration and school distance rules
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.
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