Each new launch series covers one project across 8 articles — price floor, floor plan traps, pricing tests, yield reality, corridor thesis, exit strategy, and management track record. Everything you need to decide before the showflat visit, not after.
Lentor Gardens Residences sits at the upper end of the TEL spine, 800m from Lentor MRT. NSC Lentor viaduct opens 2027. Mid-cycle positioning — early enough to benefit, late enough to see the evidence.
Lentor corridor H1 2026 rental data: 2BR $3,500–$4,500/mo, 3BR $4,500–$6,000/mo. Gross yield 2.7–3.5%. Supply warning: 2,900+ units incoming 2026–2028. What the corridor actually rents for.
Three-tier test: land cost breakeven, corridor resale comparables, and the developer brand discount question. Is $1,965–$2,051 psf honest, or is someone hoping you won't check?
Lentor Gardens Residences is GFA harmonised — strata area equals liveable area. Lentor Mansion is not. Comparing psf across these two projects without adjusting is a 5–10% error.
Kingsford's $920 psf/ppr land bid sits below the corridor's $985–$1,278 psf/ppr range. Breakeven ~$1,709 psf. Here is what the land cost tells you about downside risk and price support.
Kingsford's entry into the Lentor corridor bids $920 psf/ppr on a GFA-harmonised site. The price is defensible. The developer tier is the question. Here is the full 7-layer analysis.
Singapore GLS land cost tracker — average land bid ($ psf ppr) across CCR, RCR and OCR from 2021 to 2027. Data sourced from URA GLS Programme.
Today CDL and Hong Leong paid $1,865 psf ppr for the Peck Hay Road GLS — the highest CCR residential land rate since 2018. The future Newton condo will likely launch at $3,400–$3,900 psf. Here’s what that means for buyers deciding now.|
Lentor Gardens Residences is the newest benchmark in the Lentor corridor. By leveraging GFA harmonisation, this Kingsford project offers more liveable space than older neighbouring condos. We break down the math on the true cost per liveable sqft and why this matters for your 2026 investment.