James's professional assessment. Not investment advice. Provisional until prices and floor plans are released.
Weighted score out of 100: Schools 15%, Transport 35%, Amenities 20%, Returns 30%.
New Launch Review | Lentor | District 26
The first six Lentor launches sold about 2,910 of their 2,954 homes (99.co, March 2026). In March 2026, the last site at Lentor Central went for $1,278 psf ppr, the most anyone has paid for residential land in the estate, and 39% more than Lentor Gardens fetched a year earlier. Someone pays for that gap. If you buy here, it will be you.
Direct answer
Lentor Signature is the name being used for the Lentor Central site: about 553 homes in three towers by GuocoLand, Intrepid Investments and TID, on a 99-year lease, about 400m from Lentor MRT and next to Lentor Modern. Launch is targeted for the first half of 2027. Prices are not out. Knight Frank expects from about $2,600 psf.
Where it sits
The site marker is approximate, based on the open parcel beside Lentor Modern. Distances are straight-line from that point, October 2026.
Why you would buy Lentor Signature
Buy Lentor Signature if you want a new home in Lentor with the MRT, a supermarket and a mall already working on day one, and you plan to stay a long time. If you are buying for rent or a quick resale, the land price makes that a hard case.
The estate is finished around it
Early Lentor buyers paid for a promise. Lentor Modern's mall, the MRT station and six completed or nearly completed condos are now real. GuocoLand says the towers should have open views over landed homes and towards the reservoirs (GuocoLand, July 2026). You can walk the area today and judge it for yourself.
A developer that knows the estate
This is GuocoLand's fifth site in Lentor Hills. Lentor Modern, its first, sold all 605 homes (ERA, March 2026). That is no promise about this project, but it means the team has already learnt how Lentor buyers choose units.
Who should look elsewhere
If your children need a primary school within 1km, check carefully: only Anderson Primary is close. If rent must cover the mortgage, the yield at $2,600 psf or more will be thin. If you plan to sell within five years, you will compete with about 3,400 Lentor homes completed around the same time.
GFA harmonisation: compare new with new
The site was sold in 2026 under the GFA harmonisation rules that took effect on 1 June 2023, so its psf leaves out air-con ledges. Lentor Gardens Residences was sold under the same rules and is the cleanest comparison. Lentor Modern was sold in 2021, so its strata area includes space a new project would exclude. I keep it separate below. My GFA harmonisation guide explains the rule.
Why not Lentor Gardens Residences or a resale unit?
Choose Lentor Gardens Residences if you want a new Lentor home now, for less. Choose Lentor Signature only if being beside the mall and the station is worth a clear premium to you.
Sources: EdgeProp (Lentor Central tender, March 2026; Lentor Gardens Residences launch, July 2026; Lentor Central Residences launch, March 2025); ERA (sales status, March 2026). Price estimates are analysts' views reported by EdgeProp, not the developers'.
Resale comparable, shown separately (pre-harmonisation strata psf)
Lentor Modern: next door, 605 homes, completed August 2025. Sub-sales averaged about $2,360 psf in early 2026 (PropNex, as reported by EdgeProp), with some deals close to $2,600 psf by July 2026.
If you allow the 10% to 12% uplift I use for pre-harmonisation floor area, $2,360 psf works out to roughly $2,600 to $2,640 psf of liveable space.
What the market isn't telling you
1. The land price sets the floor, not the value
Kingsford paid $920 psf ppr for Lentor Gardens in April 2025 and launched at $2,350 psf. GuocoLand's group paid $1,278, about $358 more per square foot of buildable space. Construction costs are much the same on both sites, so most of that gap has to show up in your price. That is why analysts start at $2,600.
2. Five bidders agreed Lentor is worth more
Lentor Gardens drew two bids. Lentor Central drew five, and the top bid was 5.7% above Frasers Property's group at $1,208 (ERA, March 2026). Developers are confident buyers will pay more here. Their confidence is about selling out, not about your resale price in 2035.
3. Your exit competes with the whole estate
By the time Lentor Signature is completed, around 2031, Lentor Hills will hold about 3,400 other private homes of similar age, plus this project's 553 (EdgeProp, July 2026). When you sell, your buyer can choose from all of them. Lentor Modern's adjusted price of about $2,600 psf already sits close to the expected launch level, so the room for gains looks small.
4. Ask what the green features cost to run
The project is targeting Green Mark Platinum Super Low Energy (GuocoLand, July 2026). That can lower common-area power bills, but solar panels, sensors and energy systems need contracts and replacement. Ask for the planned maintenance budget and sinking fund contributions before you sign. These decide your fees after the developer hands over. More on that in my Lentor owners guide.
Strengths and watch points
- Next to Lentor Modern's mall and supermarket, already open
- About 400m to 500m from Lentor MRT on the Thomson-East Coast Line
- New 99-year lease and harmonised floor area
- Developer with four earlier Lentor sites
- Views over landed homes, per the developer
- Highest residential land price in Lentor
- Analyst estimates about 15% above Lentor Gardens Residences
- Only one primary school within about 1km
- About 3,400 similar homes in the estate at resale
- Thin rental yield at the expected price
Would you rather
A. A new 950 sq ft three-bedroom at Lentor Signature, about $2.57 million at an illustrative $2,700 psf, completed around 2031.
B. A 950 sq ft three-bedroom at Lentor Gardens Residences, about $2.23 million at its $2,350 psf launch average, completed around December 2030, if a suitable unit is still available.
James picks B, unless Lentor Signature launches at or below about $2,550 psf. Both are new, both are in Lentor, and both are a short walk from the same MRT. The $330,000 difference in this example buys you a slightly closer walk to the mall and a lease about a year newer. At $2,550 psf, the gap narrows to about 8%, which I think a long-term owner can justify. Unit sizes are illustrative until floor plans are released.
What I think you should do
If Lentor is where you want to live, put Lentor Signature on your list, but set your ceiling at about $2,550 psf before the preview. Work out your HDB sale proceeds and CPF refund, run a funds gap check, and plan the order in which you sell and buy.
At the preview, ask for the stacks facing the landed estate, the maintenance budget for the green features, and the sinking fund plan. If the price lands well above $2,550 psf, compare Lentor Gardens Residences and resale units at Lentor Modern side by side. For CPF and financing, speak to a licensed financial adviser for advice specific to your situation. The wider land pipeline is on my GLS Tracker, and the rest of the estate is in my Lentor new launches guide.
Frequently asked questions
When will Lentor Signature launch?+ Read- Hide
The developers are targeting the first half of 2027 (GuocoLand, July 2026). Completion is estimated around 2031, but the TOP date has not been confirmed. Prices, floor plans and the final unit mix have not been released, so treat every psf figure you see before the price list as an estimate.
How much will Lentor Signature cost?+ Read- Hide
Prices are not out. After the land tender, Knight Frank said launch prices could start from about $2,600 psf and average above $2,700 psf (EdgeProp, March 2026). At $2,700 psf, a 950 sq ft three-bedroom would cost about $2.57 million. Compare it with Lentor Gardens Residences first.
Who is developing Lentor Signature?+ Read- Hide
A consortium of GuocoLand, Intrepid Investments (part of the Hong Leong Group) and TID Residential won the Lentor Central site in March 2026 with a bid of $657.1 million, or $1,278 psf ppr. It is GuocoLand's fifth site in the Lentor Hills estate, after Lentor Modern and others.
How far is Lentor Signature from Lentor MRT?+ Read- Hide
The marketing material puts it at about 400m. On my map, the station is about 480m in a straight line from the approximate centre of the site. Lentor MRT is on the Thomson-East Coast Line, which runs direct to Orchard, Maxwell and Marina Bay.
How many homes will Lentor Signature have?+ Read- Hide
About 553 homes in three towers of 26 to 27 storeys, according to GuocoLand's July 2026 financing announcement. Tender documents allowed up to about 560 units. The final count, unit mix and sizes will be in the launch documents, so check them at the preview.
Is Lentor Signature a good buy?+ Read- Hide
It depends on the price and your plans. It sits on the most expensive land sold in Lentor, beside a mall and MRT that already exist. For an owner-occupier staying 15 years or more, I would set a ceiling of about $2,550 psf before the preview. Above that, Lentor Gardens Residences is the better value.
Upgrading into Lentor?
I'll work out your sale proceeds, your budget and the Lentor Gardens Residences comparison, and list the questions to ask about the green features and sinking fund, before the preview. You get the working in writing. No pitch. Without a ceiling set in advance, the showflat sets it for you.
WhatsApp JamesSources+ Show all 12- Hide
- EdgeProp, Lentor Central GLS site's highest bidder is GuocoLand, Intrepid, TID consortium with $1,278 psf ppr offer, March 2026
- ERA, commentary on the closing of the tender for the GLS site at Lentor Central, 3 March 2026
- ERA Research, Lentor Central GLS site analysis, with URA new sale medians as at 11 March 2026
- 99.co, Lentor Central GLS tender results, March 2026
- GuocoLand, S$634.7 million green financing for the Lentor Central site, SGX announcement, July 2026
- EdgeProp, Kingsford to preview Lentor Gardens Residences at prices averaging $2,350 psf, July 2026
- EdgeProp, Lentor Gardens Residences launch-day sales, 19 July 2026
- EdgeProp, Lentor Central Residences achieves 93% sales at an average of $2,200 psf, 9 March 2025
- EdgeProp, Kingsford Group top bid of $920 psf ppr for the Lentor Gardens GLS site, April 2025
- URA, GFA harmonisation for strata developments, effective 1 June 2023
- LTA, Thomson-East Coast Line station information
- OpenStreetMap contributors, map data, October 2026
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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