Lentor Central GLS sees five bids, with top offer of S$657.1 million

The Urban Redevelopment Authority (URA) has closed the tender for the Government Land Sales (GLS) site at Lentor Central today. 

The site was launched for tender on 8 December 2025, with the submission window closed on 3 March 2026. At this stage, the results released are provisional, and do not represent a final award decision. URA will announce the successful tenderer after completing its evaluation process at a later date.

Even so, the tender results offer meaningful insight into developer sentiment. In fact, the level of participation and the prices submitted provide a timely gauge of confidence in the Lentor Hills estate and, more broadly, the Outside Central Region (OCR) market.

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Site details at a glance

The Lentor Central land parcel has been zoned for residential use. It sits on a site area of 15,925.8 square metres and carries a maximum permissible gross floor area (GFA) of 47,778 square metres. 

Based on planning parameters, the 99-year lease plot is expected to yield about 560 new private homes. This makes it a sizeable addition to the Lentor Hills precinct, which has already seen several GLS sites launched in recent years.

The site is located within the Ang Mo Kio planning area and falls within the OCR. Over the past few years, the Lentor neighbourhood has been gradually shaped into a new private residential cluster with transport links and retail amenities integrated into the estate.

Five bids received, with a clear front-runner

The top bid translates to approximately S$13,753 per square metre of GFA, or about $1,278 per square foot per plot ratio (psf ppr). Notably, this figure stands above earlier projections, which had generally placed the likely top bid in the S$900 to S$1,150 psf ppr range.

The second-highest bid came from a consortium made up of Frasers Property, Sekisui House and Metro Soilbuild Development. Their bid of S$621.5 million works out to around S$1,208 psf ppr. The difference between the top and second bids is about 5.7%, which indicates a relatively competitive contest at the upper end.

Meanwhile, the third, fourth and fifth bids were submitted by Kingsford Huray Development, China Overseas Land & Investment, and Kheng Leong Company (via Peak Valley Private Limited). The spread between the top and lowest bids is significant, at roughly 35%. This suggests varying views on achievable selling prices and risk appetite.

The eighth GLS site in Lentor Hills

This is the eighth residential GLS site offered in the Lentor Hills estate since 2021. Over a relatively short span of five years, the area has transformed from a quiet residential pocket into a new private housing cluster anchored by the Lentor MRT station on the Thomson–East Coast Line.

Projects launched so far include:

• Lentor Modern
• Lentor Hills Residences
• Hillock Green
• Lentoria
• Lentor Mansion
• Lentor Central Residences

Across these six launched developments, a total of 2,954 units were released. Of these, about 2,910 units have been sold based on recent caveat data. In percentage terms, that is close to 99% take-up.

In addition, Lentor Gardens Residences, which sits on the seventh site, is expected to be launched this year. It can add roughly 499 homes to the area’s pipeline.

Therefore, despite a steady flow of new supply, demand in Lentor Hills has remained firm. Unsold inventory is low, and several projects have already been fully sold.

Why developers are still keen on Lentor

Several factors appear to have supported the strong top bid.

First, the site enjoys excellent connectivity. It is within walking distance of Lentor MRT station on the Thomson–East Coast Line. Moreover, it sits next to Lentor Modern, a mixed-use development that integrates retail and dining options at its podium level. For future residents, daily conveniences will be just steps away.

Second, the surrounding area offers access to schools within a 2-kilometre radius, including CHIJ St. Nicholas Girls’ School, Anderson Primary School, and Mayflower Primary School. This enhances its appeal to family buyers.

Third, the existing supply in Lentor Hills has largely been absorbed. With only a small number of units remaining unsold across earlier launches, concerns about oversupply appear limited at this stage.

In addition, many recent OCR projects in 2025 recorded strong launch weekend sales. This broader trend has likely reinforced confidence that mass-market homes, particularly those near MRT stations, can achieve healthy take-up.

Land rate sets a new benchmark

The top bid of around S$1,278 psf ppr is the highest recorded among the eight GLS sites in Lentor Hills to date. For comparison, the Lentor Modern site was awarded at about S$1,204 psf ppr in 2021. More recently, the Lentor Gardens site was sold at S$920 psf ppr in April 2025.

The upward shift in land rates reflects firmer pricing observed in recent GLS exercises. It also signals that developers are prepared to price in future growth, rather than short-term uncertainties.

Based on the latest land cost, analysts expect the eventual project on the Lentor Central site to launch at an average selling price potentially above S$2,500 psf. For context, sub-sale transactions at Lentor Modern have averaged around the mid-S$2,300 psf range in 2025 and early 2026. This demonstrates that buyers have shown willingness to transact at such levels in the area. 

Broader market considerations

Of course, the tender comes against a backdrop of global geopolitical tensions and rising oil prices. Higher energy costs can eventually filter into construction expenses. When combined with elevated land prices, development costs may rise.

However, developers often assess opportunities over a longer horizon. Projects from this site would likely be launched about 12 to 15 months after award. As a result, bidders may be looking beyond immediate headlines and focusing instead on Singapore’s economic stability, housing demand fundamentals, and the resilience of local buyers.

Furthermore, under the Confirmed List of the GLS programme for the first half of 2026, only a limited number of non-executive condominium sites are located in the OCR. This relative scarcity may have encouraged developers to secure land in Lentor Central to replenish their land banks.

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What happens next?

If the GuocoLand-led consortium secures the site, plans could involve multiple residential towers of up to around 27 storeys, with views towards landed housing areas or nearby reservoirs. However, final development details will only be confirmed after the award.

In the meantime, the tender results offer a clear message. Despite an active pipeline in Lentor Hills, developer confidence in the precinct remains intact. Strong past sales, low unsold stock, and proximity to MRT and amenities continue to underpin interest.

As the Lentor story unfolds, this latest GLS exercise adds another chapter to the steady evolution of one of the OCR’s most closely watched residential enclaves.

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