Lentor Mansion 2026: 1. The review (this page) | 2. Buying a sub-sale
James's professional assessment. Not investment advice. Based on EdgeProp launch reports and transaction data to October 2026.
Weighted score out of 100: Schools 15%, Transport 35%, Amenities 20%, Returns 30%.
Sub-sale Review | Lentor Hills | District 26
Lentor Mansion was 98% sold within months of launch, so today you buy from an owner, not the developer. The question is how much more than the launch buyers you should pay. If your family has outgrown a three-bedroom and you want to stay near the Thomson-East Coast Line, Lentor Mansion is the one project in Lentor that sells four- and five-bedroom homes.
Direct answer
Lentor Mansion is a 533-home, 99-year condo by GuocoLand and Hong Leong Holdings in Lentor Hills, in three 16-storey and three 8-storey towers. It sold 400 units, or 75%, over its launch weekend in March 2024 at $2,104 to $2,478 psf, and was over 98% sold soon after (EdgeProp). TOP is listed for 2028. Sub-sale listings on EdgeProp in October 2026 ask about $2,340 to $2,940 psf.
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 →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 Mansion
Buy Lentor Mansion if you need four or five bedrooms in Lentor, you want keys earlier than the newer launches, and you can buy a sub-sale close to what launch buyers paid. If you only need two bedrooms, Lentor has plenty of choice at lower prices.
The big units Lentor does not otherwise have
Lentor Mansion has four- and five-bedroom homes up to 1,507 sq ft, for multi-generational families who want a large home without leaving the estate. At launch, these sold slowly while every two-bedroom went in a weekend (EdgeProp). That means the large units were bought by families who wanted them, not by investors.
Keys two years before the newer launches
TOP is listed for 2028 (EdgeProp). Lentor Gardens Residences, next door, expects TOP in December 2030, and Lentor Signature has not even launched. If you need to move in by 2028 or 2029, Lentor Mansion is the realistic new option in the estate.
A finished estate around it
Lentor MRT is running, Lentor Modern's mall opened in January 2026, and the project has its own childcare centre and a bungalow-style clubhouse (EdgeProp). You are not buying into a plan.
Who should skip Lentor Mansion
- You only need two bedrooms. Lentor Gardens Residences and other projects offer new two-bedrooms at or below Lentor Mansion's sub-sale asking prices.
- You need rent to cover the loan. Yields at these prices will be modest, and about 3,400 Lentor homes will compete for tenants.
- You will pay any asking price. Some sub-sale listings are well above both the launch range and new units next door.
Why not Lentor Gardens Residences, Lentor Signature or Lentor Modern?
Choose Lentor Gardens Residences for a new unit from the developer at a similar psf with later keys. Choose Lentor Modern to move in now. Lentor Mansion wins for a large family unit with keys in 2028.
Sources: EdgeProp (Lentor Mansion launch, March 2024; project page and listings, October 2026; Lentor Gardens Residences launch and transactions, 2026; Lentor Central tender, March 2026; Lentor Modern sub-sales, July 2026).
The question you are already asking: why not a CCR condo?
Lentor Mansion sub-sale listings ask about $2,340 to $2,940 psf in October 2026. At the top of that range, a sub-sale asks about the same as One Marina Gardens' launch average of $2,953 psf, so the CCR comparison is a real one.
| What you compare | Lentor Mansion sub-sale | One Marina Gardens | Aurea |
|---|---|---|---|
| Price psf | Asks $2,340 to $2,940 (EdgeProp, Oct 2026) | $2,953 average at launch, April 2025 | $3,005 average at launch, March 2025 |
| Launch price | $2,104 to $2,478, March 2024 (EdgeProp) | Not applicable | Not applicable |
| 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 Mansion launch, March 2024, and sub-sale listings, October 2026); 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 $2,940 psf, a 1,000 square foot sub-sale home asks about $2.94 million, and One Marina Gardens' launch average buys about 995 square feet for the same money. At the lower end of the range, $2,340 psf, the same $2.34 million buys about 790 square feet in the CCR. So the question is which Lentor Mansion units sit at the lower end, not whether to buy in Lentor.
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 would pay $2,900 psf or more for a Lentor sub-sale anyway, and you work in the centre. Choose a Lentor Mansion sub-sale if you find a unit near the lower end of the asking range, you want the TOP in 2028, and you want a family estate.
What the market isn't telling you
1. Some sellers are asking more than the new launch next door
Two-bedroom sub-sale listings at Lentor Mansion ask up to about $2,940 psf (EdgeProp, October 2026). New units at Lentor Gardens Residences, next door and also harmonised, were recorded at about $2,326 to $2,540 psf in early October. For a two-bedroom, you would be paying a premium only for keys about two years earlier. For most buyers, that is not worth it.
2. The large units are where the value is
At launch, every two-bedroom sold in a weekend, while only a small share of four- and five-bedroom units did (EdgeProp). Recent deals averaged about $2,160 psf (EdgeProp), close to the bottom of the launch range. Four-bedroom listings now ask about $2,450 to $2,610 psf. For a family that needs the space, the large units are where you are most likely to find a price near what launch buyers paid.
3. Sub-sales come with extra costs
In a sub-sale you pay buyer's stamp duty on the full price, and the seller may face seller's stamp duty if they sell within three years of buying (IRAS). That can make sellers less flexible on price. Read my sub-sale guide for how to approach it.
Strengths and watch points
- The only four- and five-bedroom homes in Lentor
- TOP listed for 2028, earlier than newer launches
- Lentor MRT and Lentor Modern's mall nearby
- Childcare centre inside the development
- Harmonised floor areas
- Sub-sale only, no developer units
- Some asking prices above new units next door
- Not directly linked to the MRT
- About 3,400 Lentor homes at resale
- Modest rental yield at these prices
Would you rather
A. A four-bedroom Lentor Mansion sub-sale at about $2,450 psf, around $3 million, with keys in 2028.
B. A four-bedroom at Lentor Gardens Residences from the developer, at a similar psf, with keys in December 2030.
James picks A, for a family that needs the space by 2028, and only at or below about $2,450 psf. At that price you pay roughly what you would next door, and get your keys two years sooner. For a two-bedroom, or at asking prices well above $2,500 psf, I would choose B.
What I think you should do
If you need four or five bedrooms, shortlist Lentor Mansion sub-sales at or below about $2,450 psf, and compare each one with a new unit of the same size at Lentor Gardens Residences. Ask the seller when they bought, since a seller still within the seller's stamp duty period may have less room to negotiate.
If you are selling an HDB flat to buy, plan the order with my funds gap check. For the whole 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 you make an offer
Do these three things now, in this order:
- Know your budget. Work out your loan limit and cash with a funds gap check, and check whether ABSD applies to you.
- Set your ceiling. Sub-sale asks run from $2,340 to $2,940 psf. Decide your maximum offer by comparing launch prices, recent sales and a similar new unit at Lentor Gardens Residences.
- Check the unit. Ask for the sinking fund and defects record before you offer. Send me the unit and the asking price and I will tell you what I would offer.
Send me the unit and the asking price on WhatsApp. I will reply with how it compares with launch prices, recent deals and Lentor Gardens Residences 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
Lentor Mansion sub-sales ask $2,340 to $2,940 psf, and the top of that range is close to One Marina Gardens at $2,953 psf and Aurea at $3,005 psf at launch. A CCR condo gives a central address. A sub-sale near the low end of the range gives a bigger home in Lentor Hills for the money. Pick by the unit and its asking price, not the project name.
How much did Lentor Mansion sell for at launch?+ Read- Hide
Over the launch weekend of 15 to 16 March 2024, 400 of 533 units sold at $2,104 to $2,478 psf, from $1.149 million for a 527 sq ft two-bedroom to $3.512 million for a 1,507 sq ft five-bedroom (EdgeProp). The project was over 98% sold soon after.
What are Lentor Mansion sub-sale prices in 2026?+ Read- Hide
Listings on EdgeProp in October 2026 asked about $2,340 to $2,940 psf, from about $1.55 million for a two-bedroom to $3.2 million for a four-bedroom. Recorded deals over the last 12 months averaged about $2,160 psf. Asking prices are not transaction prices, so compare with recent deals.
When is Lentor Mansion's TOP?+ Read- Hide
EdgeProp lists TOP for 2028. At launch, completion was targeted for 2027. Check the current date with the developer or the seller.
Who should not buy Lentor Mansion?+ Read- Hide
Skip it if you only need two bedrooms, since new units at Lentor Gardens Residences next door are priced at or below many sub-sale asks. Also skip it if you need rent to cover the loan, or if you are willing to pay any asking price.
Is Lentor Mansion better than Lentor Gardens Residences?+ Read- Hide
For a four- or five-bedroom with keys by 2028, Lentor Mansion can be the better choice if you buy at or below about $2,450 psf. For a two-bedroom, Lentor Gardens Residences offers new units from the developer at a similar or lower psf, with keys in December 2030.
Who developed Lentor Mansion?+ Read- Hide
GuocoLand and Hong Leong Holdings. It is the fifth project in Lentor Hills, with three 16-storey and three 8-storey towers, a childcare centre and a colonial bungalow-themed clubhouse (EdgeProp).
Sources+ Show all 12- Hide
- EdgeProp, GuocoLand-Hong Leong joint venture previews Lentor Mansion at prices from $2,082 psf, March 2024
- EdgeProp, GuocoLand's Lentor Mansion achieves 75% sales at launch, prices from $2,104 psf, March 2024
- Yahoo News Singapore, Lentor Mansion clinches six awards with colonial bungalow-inspired design
- EdgeProp, Lentor Mansion project page, transactions and listings, accessed October 2026
- EdgeProp and Yahoo News Singapore, Lentor Hills transformation into a private residential estate, 2025
- EdgeProp, Lentor Gardens Residences launch day and transaction data, 2026
- EdgeProp and The Edge Singapore, Lentor Central GLS site tender, March 2026
- IRAS, buyer's stamp duty and seller's stamp duty on residential property
- 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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