Where Lentor Gardens Residences fits within the wider Lentor Hills new launch market

Developed by Kingsford, the 499-unit Lentor Gardens Residences enters the market as the latest private condominium addition within the rapidly growing Lentor Hills estate. The project offers a park-front lifestyle, larger family-oriented homes, and what is currently expected to be one of the more attractive entry prices in the precinct.

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Lentor Gardens Residences: The 7th condo in the Lentor Hills enclave

Lentor Gardens Residences is the seventh private condominium to launch in the Lentor Hills precinct since Lentor Modern kick-started the area’s transformation in 2022. Buyer demand has remained consistently healthy over the past few years, with most of the six earlier launches now fully sold or nearing sell-out.

This reflects growing confidence in Lentor as an emerging residential enclave, supported by its new MRT station, fresh amenities, and master-planned neighbourhood.

By the time the estate reaches full maturity, there will be a total of eight new private condominium developments within the same cluster. While this creates a vibrant new residential precinct, it also presents an important consideration for future resale performance.

With many projects sharing similar locational advantages and being completed within a relatively short timeframe, each development will need its own distinctive strengths to stand out in an increasingly homogeneous market.

To better understand where Lentor Gardens Residences fits within the broader Lentor landscape, here’s a quick comparison of the key value proposition offered by each project.

Where the project stands relative to other Lentor launches

Lentor Gardens Residences occupies a slightly different position from many of the other new launches in the estate. Rather than competing on being the closest to the MRT or the most sought-after school, it distinguishes itself through its greener surroundings and more value-oriented pricing.

Its location next to the park connector means residents can enjoy one of the more nature-focused living environments within Lentor. Although it is around 700 metres from Lentor MRT Station — the furthest among the eight new launches — the journey can largely be made through landscaped green spaces rather than alongside busy roads, making the walk more pleasant than the distance alone might suggest.

The development is also located approximately 1.28km from CHIJ St Nicholas Girls’ School, placing it outside the 1km priority enrolment radius. As a result, buyers who place significant importance on school proximity may naturally gravitate towards projects such as Lentoria, Lentor Mansion or parts of Lentor Hills Residences.

As a whole, these characteristics of Lentor Gardens Residences are likely to appeal to buyers who prioritise a more tranquil environment and seek a more attainable entry point into the estate. In many ways, it succeeds Lentor Central Residences as the next affordability play within Lentor.

Land price advantage: S$920 psf ppr is the lowest in Lentor

Much of this affordability narrative stems from Kingsford’s successful land bid in April last year, when it secured the site at S$920 psf per plot ratio, the lowest land rate recorded among the Lentor GLS parcels.

This matters because land cost forms the largest component of a developer’s pricing strategy. A lower acquisition price generally provides more flexibility to launch competitively while still maintaining healthy profit margins.

Land rate of the GLS sites in the Lentor Hills area

The closest comparison is Lentor Central Residences, whose land was acquired at S$982 psf ppr. That project launched with an average price of roughly S$2,200 psf and achieved an impressive 93% sales rate during its launch weekend before eventually selling out completely. This demonstrates that buyers have already shown a strong appetite for competitively priced projects within Lentor.

More importantly, the pricing landscape has now shifted.

The final Lentor GLS site was recently awarded to GuocoLand in March at S$1,278 psf ppr, around 39% higher than Kingsford’s acquisition cost for the Lentor Gardens site. Unless market conditions soften significantly, that project will almost certainly require substantially higher selling prices to remain commercially viable.

As a result, Lentor Gardens Residences could occupy a favourable pricing window before the next benchmark is established. The next opportunity to buy in Lentor is expected to fall in the S$2,700 to S$3,000 psf range due to the significantly higher land rate of the last remaining plot.

Indicative launch price of S$2,350 psf on average – Is this a good deal?

Kingsford has indicated an average selling price of S$2,350 psf for Lentor Gardens Residences. With some units expected to start below this average, many buyers will naturally ask whether the project represents good value or is even “underpriced” relative to the rest of the Lentor market.

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There are generally two ways to assess this. The first is by comparing its pricing against previous new launches within the same precinct. If it launches below comparable developments despite offering similar attributes, it could be viewed as a value buy.

The second is by comparing it against existing resale prices in the area. If buyers can purchase a brand-new unit at a price close to, or below, resale condominiums nearby, that would also strengthen its value proposition.

Current condo price trend in the Lentor Hills area

Looking at the resale market, comparables are quite limited as Lentor Modern is the only completed development in the new Lentor estate. The project has already established resale prices above Lentor Gardens Residences’ indicative launch level, with several recent transactions crossing the S$2,500 psf mark.

That comparison should, however, be viewed in context. Lentor Modern is an integrated development with direct access to the Lentor MRT station and Lentor Modern Mall, advantages that naturally command a pricing premium over standalone residential projects.

Even so, its resale performance demonstrates that the market has already accepted a higher benchmark price for homes within the new Lentor precinct.

Over the past five years, average condominium prices in the Lentor area have risen by more than 11%. In 2026 alone, average transactions across the Lentor Hills enclave have hovered around S$2,370 psf, driven by the remaining new sales at Lentoria and Hillock Green, together with resale transactions at Lentor Modern.

Taken together, Kingsford’s indicative average of S$2,350 psf sits broadly in line with where the Lentor market is currently trading. While it may not necessarily be “underpriced” based purely on prevailing market averages, the project could still be one of the most attractive entry points into the precinct.

Read more: How Lentor Gardens Residences offers a timely entry into the area’s next growth phase

Lentor Central Residences as the most direct comparison

For buyers considering Lentor Gardens Residences, Lentor Central Residences is arguably the most relevant comparison. The two projects share a remarkably similar market positioning. Neither falls within the coveted 1km enrolment radius of CHIJ St Nicholas Girls’ School, and neither commands the premium associated with an integrated development or immediate MRT frontage.

Instead, both are positioned as the more value-driven options within the Lentor Hills enclave, targeting buyers seeking a lower entry price without compromising on the benefits of a new condominium in the estate.

With Lentor Central Residences now fully sold, it also offers the clearest indication of what buyers were willing to pay for a comparable product.

Average transacted prices in Lentor Central Residences

According to 99.co Researcher, the project has recorded an average transacted price of around S$2,221 psf since its launch, with 1-bedroom units achieving the highest average psf due to their smaller size. For buyers who are particularly mindful of future resale performance, these figures provide a useful pricing reference.

Ideally, securing a unit at Lentor Gardens Residences at or close to Lentor Central Residences’ average pricing would provide a stronger margin of safety, especially considering both projects occupy a similar segment of the market.

Put simply, the closer your entry price is to Lentor Central Residences, the greater the potential buffer for future capital appreciation.

One notable difference, however, is the product mix. Unlike Lentor Central Residences, Lentor Gardens Residences does not offer 1-bedroom units. Instead, the development comprises only 2- to 5-bedroom layouts, reinforcing Kingsford’s intention to position the project primarily towards owner-occupiers rather than investors seeking compact units.

This could also result in a higher proportion of genuine homeowners within the development, potentially supporting a more stable residential community over the long term.

What makes Lentor Gardens Residences stand out?

Pricing alone is unlikely to differentiate the project over the long run. Perhaps the most overlooked advantage is that Lentor Gardens Residences is currently the only new condominium in the estate not constructed using PPVC (Prefabricated Prefinished Volumetric Construction).

For homeowners, this translates into greater flexibility when renovating in the future. Internal layouts can be modified more easily, allowing owners to merge bedrooms, create larger living spaces, add wider entrances, or reconfigure rooms as family needs evolve. This level of adaptability has become increasingly uncommon in newer developments.

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The project also adopts a noticeably more family-oriented planning approach than many neighbouring launches in terms of unit mix. Its 200-metre swimming pool further reinforces this concept. Instead of concentrating facilities in a single clubhouse zone, the pool stretches through the development, allowing each residential block to enjoy direct water views.

Combined with generous landscaping and frontage towards the surrounding greenery, Lentor Gardens Residences retains a lower-density atmosphere that closely resembles the original character of Lentor before large-scale redevelopment began.

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Final thoughts: Is Lentor Gardens Residences worth considering?

Lentor Gardens Residences takes a different approach from some of the more centrally located launches in the estate. While it is not the closest project to Lentor MRT, and does not fall within the 1km enrolment radius of CHIJ St Nicholas Girls’ School, it offers value through a different mix of strengths. These include competitive pricing, practical family-sized layouts, greater renovation flexibility, and an attractive park-front and pool-front environment.

Perhaps more importantly, it launches at an interesting point in Lentor’s development cycle. With only one remaining project after this, which is most likely to launch at a significantly higher price, buyers entering Lentor Gardens Residences today may still benefit from a relatively favourable entry point.

For buyers prioritising lifestyle and long-term liveability over immediate MRT convenience, Lentor Gardens Residences could represent one of the more balanced opportunities within the entire Lentor Hills precinct.

Pros and cons of Lentor Gardens Residences

To summarise, here are the key strengths and potential drawbacks buyers should consider when evaluating Lentor Gardens Residences.

Strengths

• Lowest land acquisition cost among all Lentor GLS sites, supporting competitive launch pricing.
• Expected average launch price remains below the likely benchmark for the final Lentor development.
• Family-centric project with up to five-bedroom layouts, including terrace houses.
• The only non-PPVC development in Lentor, offering greater renovation flexibility.
• Attractive park-front setting with a pleasant walking route to Lentor MRT via the park connector.
• A 200-metre signature pool creates internal waterfront views for many units.
• Quieter environment with frontage towards the surrounding lush greenery.

Potential drawbacks

• Furthest walking distance to Lentor MRT among all new launches in the estate.
• Outside the 1km priority enrolment radius for CHIJ St Nicholas Girls’ School.

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