District 26 · Lentor Hills

In 2021, Lentor was a quiet landed enclave with aging private condos and virtually no new residential supply.

In 2026, it is the most closely tracked OCR precinct in Singapore — six launched developments, nearly 3,000 units, a 94% aggregate sell-through rate, and the first project already TOPped and handing over keys. The precinct was built on faith. The data has since validated it.

Here is the complete state-of-play for every project, plus what is still coming.

The Complete Lentor Tracker

Sources: EdgeProp, GuocoLand, Hong Leong Holdings, Huttons, PropNex, URA, March 2026

What Lentor Modern's TOP Actually Proved

Lentor Modern received its Temporary Occupation Permit in August 2025 — the first development in the Lentor Hills estate to complete.

This matters beyond the obvious. A precinct's credibility is partly a promise until the first development delivers. Residents move in. The supermarket opens. The childcare fills. The MRT connection becomes a daily reality rather than a floor plan label.

Subsale transactions at Lentor Modern have already been recorded at double-digit gains from launch pricing, per StackedHomes analysis. That is the earliest market signal that the precinct has sustained its value into the resale and rental market, not just the new launch phase.

The Price Progression Story

Read the Lentor price table from top to bottom and you see a clear story: consistent upward pressure across five launches over three years, with Lentor Mansion achieving the precinct's highest average at S$2,257 psf despite being the fifth project to launch.

The conventional expectation — that supply overhang from multiple launches in the same area would compress pricing — did not materialise. Each successive launch absorbed cleanly, often at a higher psf than the previous one.

The explanation is straightforward. Lentor's buyer pool — HDB upgraders from Ang Mo Kio, Bishan, Yishun, and Thomson who want a new private home near familiar schools and community — is genuine, funded by HDB resale equity, and not particularly price-elastic. They are buying lifestyle continuity at a private standard, not chasing speculative momentum. That base of owner-occupier demand is one of the most durable demand profiles in Singapore's residential market.

Lentor Gardens Residences — The Seventh Parcel

Kingsford Development secured the Lentor Gardens site for S$429.23 million, working out to approximately S$920 psf ppr. Lentor-gardensresidences This was the lowest land cost among the last four Lentor parcels — reflecting either value identification or more competitive bidding dynamics as the precinct matured.

PropNex CEO Ismail Gafoor estimated the average selling price at above S$2,150 psf based on this land cost, noting Lentor Central Residences' 93% launch rate as evidence that well-positioned, sensibly-priced projects can still achieve good absorption despite earlier supply overhang concerns. EdgeProp.sg

The development comprises approximately 499 units across four blocks of 8–16 storeys — lower-rise than most Lentor peers, which translates to a quieter, less dense living environment. Family-weighted unit mix: two- to five-bedroom and penthouse layouts. Covered linkway to Lentor MRT (TE5). Adjacent to the upcoming Hillock Park. Expected TOP: Q1 2029.

For a full review of Lentor Gardens Residences — pricing context, supply risk, school catchments, and the honest verdict — see our complete project review.

The Supply Risk — Stated Plainly

ERA CEO Marcus Chu flagged that total new housing stock within a 2km radius of the Lentor precinct will reach approximately 4,390 units once the Springleaf Residence development completes — drawing from the same pool of potential upgraders in Ang Mo Kio, Yio Chu Kang, and Yishun. EdgeProp.sg

That is a real number. Combined with Lentor Gardens Residences and any potential eighth parcel, buyers planning to sell within 5 years will be competing in a market with significant simultaneous resale inventory from neighbouring projects.

The mitigant: as at April 2025, only an estimated 135 units out of 2,954 launched units remained unsold across the first six Lentor parcels EdgeProp.sg — proving that the precinct absorbed supply cleanly at each stage. A precinct that clears this efficiently tends to maintain resale depth even when new completions arrive.

The honest framing for Lentor Gardens Residences buyers: 7–12 year hold, not a 3–5 year trade. The investment thesis is precinct maturation, not short-cycle appreciation.

What's Still Coming

The eighth and final Lentor Hills parcel has not yet been tendered. Its timing and pricing will determine the ultimate price ceiling for the precinct's new launch phase. When it launches — likely 2027 at the earliest — it will enter a market where the infrastructure is proven, the schools are established, the MRT is operational, and every prior launch has cleared.

That context historically supports, not undermines, pricing for the final parcels in a well-executed precinct plan.

Ready to Compare Lentor Options for Your Situation?

I work with HDB upgrader families across Districts 20 and 26. If you want an honest, no-pressure read on Lentor Gardens Residences vs Springleaf Residence vs JadeScape resale — for your specific budget, CPF position, school timeline, and holding horizon — let's talk.

📲 WhatsApp James at 91111173 CEA Licensed Property Consultant · PropNex · mychoicehomez.com · Replies within the day · No obligation

Data & Disclaimer

All data is sourced from URA Realis, EdgeProp, UOB Global Economics & Markets Research (January 2026), StackedHomes, and market reports from PropNex, ERA, and Huttons as at March 2026. Specific developer insights provided by GuocoLand, Hong Leong Holdings, and Kingsford Development.

Note: This article is for informational purposes only and does not constitute financial, legal, or investment advice. Always perform your own due diligence or consult a qualified professional before making property decisions.