Estate Guide | Lentor Hills | October 2026
If you are an Ang Mo Kio, Bishan or Yishun family who wants to upgrade without leaving the north, Lentor is probably on your list. In 2022 it was a promise. In 2026 the MRT runs, the first condo is lived in, and Lentor Modern's mall is open. There are now eight projects in one estate, from finished homes to a launch that has not priced yet. The right one depends on when you need your keys, how many bedrooms you need and how much you want to pay for being close to the mall.
Direct answer
Lentor Hills has eight private projects. The first six, about 2,954 homes launched from 2022 to 2025, were about 99% sold by July 2026 (EdgeProp). Lentor Gardens Residences launched in July 2026 at an average of $2,350 psf and sold 54% on day one. Lentor Signature, the last site, is expected to launch in the first half of 2027 from about $2,600 psf, by analysts' estimates reported by EdgeProp. The estate will hold about 4,000 private homes when complete.
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 families are choosing Lentor
Choose Lentor if you want a new private home on the Thomson-East Coast Line, near the estate you grew up in, and you plan to stay ten years or more. If you want a quick resale or high rent, the estate's size works against you.
A direct line to Orchard and Marina Bay
Lentor MRT on the Thomson-East Coast Line runs straight to Orchard, Maxwell and Marina Bay. For a family working in town, that removes a transfer from the daily commute.
The estate is finished enough to judge
Lentor Modern was completed in August 2025 and its mall opened in January 2026 (EdgeProp). Lentor Hills Residences and others are following. You can visit the estate, walk to the station and see the finishes before you choose.
Choice of timing and size
Few estates offer this range: completed homes, projects finishing in 2027 and 2028, a launch now selling with keys in 2030, and one more launch in 2027. Lentor Mansion has the estate's four- and five-bedroom homes. You can match the project to your move-in date and family size.
Who should look elsewhere
- You plan to sell within five years of completion. About 4,000 homes of similar age will compete for buyers.
- You need rent to cover the loan. At $2,300 psf and above, yields are modest.
- You want a primary school within 1km. Anderson Primary is about 1km from the estate on my map. Check your block with MOE.
The Lentor projects at a glance
| Project | Homes and launch | Price | Status |
|---|---|---|---|
| Lentor Modern (GuocoLand) | 605, Sep 2022 | $2,107 psf average; sub-sales near $2,600 | Sold out, completed Aug 2025 |
| Lentor Hills Residences (GuocoLand, Hong Leong) | 598, Jul 2023 | Pre-harmonisation | Nearly sold out, TOP 2026 |
| Hillock Green (CCCC, Soilbuild, United Engineers) | 474, Nov 2023 | Pre-harmonisation | TOP 2027 |
| Lentoria (Hong Leong, Mitsui Fudosan) | 267, Mar 2024 | Check floor-area basis | Selling down |
| Lentor Mansion (GuocoLand, Hong Leong) | 533, Mar 2024 | $2,257 psf average | About 98.5% sold, TOP 2028 |
| Lentor Central Residences (Hong Leong, GuocoLand, CSC Land) | 477, Mar 2025 | $2,200 psf at launch | Sold out |
| Lentor Gardens Residences (Kingsford) | 499, Jul 2026 | $2,350 psf at launch | 54% sold day one, TOP Dec 2030 |
| Lentor Signature (GuocoLand, Intrepid, TID) | About 553, 1H 2027 | From about $2,600 psf, analyst estimate | Not launched |
Sources: EdgeProp (Lentor Hills estate report, July 2025; Lentor Gardens Residences launch, July 2026; Lentor Mansion launch, March 2024; Lentor Central Residences launch, March 2025; Lentor Central tender, March 2026); GuocoLand (Lentor Modern). Status as last reported; check with the developer.
Which Lentor project fits you?
Match the project to your move-in date and family size first, then compare prices.
What the market isn't telling you
1. Prices rose with every launch, and land rose faster
Launch averages have climbed from about $2,107 psf at Lentor Modern to $2,350 at Lentor Gardens Residences. The last site, Lentor Central, went for $1,278 psf ppr in March 2026, 39% more than Lentor Gardens' $920 (EdgeProp). That is why Lentor Signature is expected to start around $2,600. Earlier buyers benefited from cheaper land. Later ones will pay for it.
2. Compare harmonised with harmonised
Lentor Modern, Lentor Hills Residences and Hillock Green were sold before the GFA harmonisation rules, so their strata psf includes air-con ledges and understates the real price of living space. Lentor Mansion, Lentor Gardens Residences and Lentor Signature follow the new rules. My GFA harmonisation guide explains how to compare them.
3. About 4,000 neighbours selling at the same time
Most Lentor homes will complete between 2025 and 2031. When owners start selling, they will be competing with each other. Buy a stack, facing or layout that stands out, and plan to hold long enough for the estate to settle.
Strengths and watch points
- Direct TEL line to Orchard and Marina Bay
- Mall, MRT and first homes already working
- Wide choice of timing and unit sizes
- Strong owner-occupier demand at every launch
- Parks and green buffers around the estate
- About 4,000 homes completing close together
- Rising land costs push new prices up
- Mix of old and new floor-area rules
- Modest rental yields
- Few primary schools within 1km
Would you rather
A. A new three-bedroom at Lentor Gardens Residences at around $2,400 psf, keys in December 2030.
B. A three-bedroom at Lentor Signature, next to the mall, from an estimated $2,600 psf, launching in 2027.
James picks A, for most families staying ten years or more. Both are new, harmonised and a short walk from the same station. The roughly $200 psf difference buys a closer walk to the mall. If Lentor Signature launches close to Lentor Gardens Residences' prices, B becomes the better choice.
What I think you should do
Start with your move-in date and the number of bedrooms you need. That narrows Lentor to one or two projects. Then compare their prices on the same floor-area basis, and check each block's distance to the station and to your target school.
If you are upgrading from an HDB flat, run my funds gap check first. Renting in Lentor before you buy? Read my Lentor renter guide. For CPF and financing, speak to a licensed financial adviser for advice specific to your situation. The land pipeline is on my GLS Tracker.
Frequently asked questions
How many condos are there in Lentor Hills?+ Read- Hide
Eight private projects: Lentor Modern, Lentor Hills Residences, Hillock Green, Lentoria, Lentor Mansion, Lentor Central Residences, Lentor Gardens Residences and Lentor Signature. Together they will hold about 4,000 private homes (EdgeProp).
What is the latest Lentor launch?+ Read- Hide
Lentor Gardens Residences by Kingsford launched on 18 July 2026 at an average of $2,350 psf, selling 270 of 499 units on launch day (EdgeProp). Lentor Signature, the last site, is expected to launch in the first half of 2027.
How much will Lentor Signature cost?+ Read- Hide
Prices are not out. After the March 2026 land tender at $1,278 psf ppr, analysts quoted by EdgeProp expected launch prices from about $2,600 psf, averaging above $2,700 psf.
Who should not buy in Lentor?+ Read- Hide
Skip Lentor if you plan to sell within five years of completion, when about 4,000 homes of similar age will compete for buyers, if you need rent to cover the loan, or if you need a primary school within 1km of your block.
Which Lentor condo is ready to move into?+ Read- Hide
Lentor Modern was completed in August 2025, and Lentor Hills Residences is due in 2026. Both are pre-harmonisation projects, so compare their psf carefully with newer launches.
Is Lentor near an MRT station?+ Read- Hide
Yes. Lentor MRT on the Thomson-East Coast Line serves the estate, with direct trains to Orchard, Maxwell and Marina Bay. Walking distances vary by project, so check your block.
Choosing a Lentor project?
Tell me your budget, your move-in date and how many bedrooms you need. I'll shortlist the Lentor projects that fit and compare them on the same basis. You get the working in writing. No pitch.
WhatsApp JamesSources+ Show all 9- Hide
- EdgeProp and Yahoo News Singapore, from greenfield to growth story: Lentor Hills' transformation into a burgeoning private residential estate, July 2025
- GuocoLand, Lentor Modern sales and completion announcements
- EdgeProp, GuocoLand's Lentor Mansion achieves 75% sales at launch, March 2024
- Yahoo News Singapore, Lentor Central Residences achieves 93% sales at an average of $2,200 psf at launch, March 2025
- EdgeProp, Lentor Gardens Residences sells 54% of its units on launch day at an average of $2,350 psf, July 2026
- EdgeProp, The Edge Singapore and Yahoo News Singapore, Lentor Central GLS site tender at $1,278 psf ppr, March 2026
- URA, tender award for the sale site at Lentor Central, March 2026
- URA, GFA harmonisation for strata developments, effective 1 June 2023
- LTA, Thomson-East Coast Line station information
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
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