When Hong Leong Holdings, GuocoLand, and CSC Land Group secured the Lentor Central government land sale site in late 2022, they paid approximately S$1,278 per square foot per plot ratio — the highest land bid in the Lentor Hills cluster at that point, and a figure that immediately set expectations for a premium product. Lentor Central Residences, the 477-unit, 99-year leasehold development that emerged from that land parcel, launched in March 2025 at an average S$2,200 per square foot, achieving 93% take-up on its opening weekend. That headline number tells one story; the more nuanced story is what it means to be the last major entry in a cluster that, in the space of roughly three years, delivered over 3,000 new private homes to a single postal district. For buyers weighing up this project today, the record land cost, the crowded neighbourhood competitive set, and the walkable connection to Lentor MRT (TE5) on the Thomson-East Coast Line are the three factors that matter most — and they pull in different directions.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Lentor Hills precinct in District 26 was, until 2022, a quiet residential enclave best known for its low-rise landed homes, mature trees, and proximity to Lower Peirce Reservoir. The government's decision to release a rapid succession of GLS sites transformed it into one of the most watched new-launch corridors in Singapore. By the time Lentor Central Residences previewed in February 2025, five other projects had already launched from the same estate: Lentor Modern (605 units, GuocoLand, launched 2022, direct MRT link, retail podium), Lentor Hills Residences (598 units, Hong Leong / GuocoLand / TID, launched July 2023), Hillock Green (474 units, CCCC / Soilbuild / United Engineers, launched November 2023), Lentoria (267 units, TID / Mitsui Fudosan, launched March 2024), and Lentor Mansion (533 units, GuocoLand / Hong Leong, launched March 2024, average S$2,257 psf). That collective pipeline of approximately 2,477 units was still partially unsold or awaiting TOP when Lentor Central Residences entered the market — a context every serious buyer should hold in mind when assessing re-sale and rental demand post-TOP.
Lentor MRT (TE5) is the spine that connects all these projects. The station sits on Stage 2 of the Thomson-East Coast Line, which began passenger service in August 2021 and provides one-stop access to Mayflower (TE6), interchange at Caldecott (TE9, Circle Line), Orchard (TE14, North-South Line), and onward to Marina Bay. LTA's TEL page confirms the full line's extension toward the East will eventually connect to Bedok South, Sungei Bedok interchange, and Changi Airport — a long-dated catalyst that adds optionality to TEL corridor values. Lentor Central's 32 Lentor Central address puts it roughly a five-minute walk from the MRT entrance, a meaningful upgrade over some cluster neighbours that are farther from the concourse.
The land cost context deserves special attention. According to market analysis from URA Property Data, the Lentor Central GLS attracted the highest land rate bid in the cluster at approximately S$1,278 psf ppr. Developers who pay more for land must either price finished units higher to protect margins or accept a thinner cushion. In Lentor Central's case, the S$2,200 psf average launch price was the highest among Lentor cluster contemporaries at the time of launch — reflecting that land cost being passed on to buyers. This structural reality is one reason the project sold 93% on launch day despite the dense competitive set: buyers were effectively endorsing the premium positioning, but it also sets a higher bar for future capital appreciation relative to cluster neighbours who entered at lower bases.
We track 477 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LENTOR CENTRAL RESIDENCES dashboard.
- Average sale price: $1,967,164 across 477 transactions
- District 26 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2023 · OCR · D26 · 477 units
About LENTOR CENTRAL RESIDENCES
LENTOR CENTRAL RESIDENCES is a 99 yrs lease commencing from 2023 condominium, located at LENTOR CENTRAL in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by Lentor Central Park Pte Ltd, comprising 477 residential units, completed in 2025.
With approximately 96 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LENTOR CENTRAL RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 53 | $2,336 psf | $1,081,424 |
| 1 BR | 81 | $2,257 psf | $1,533,346 |
| 2 BR | 184 | $2,212 psf | $1,821,832 |
| 3 BR | 106 | $2,194 psf | $2,479,226 |
| 4 BR | 53 | $2,141 psf | $2,996,330 |
Sales Market Overview
LENTOR CENTRAL RESIDENCES has recorded 477 sale transactions with an average transaction price of $1,967,164, ranging from $978,000 to $3,230,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 477 | $2,222 psf | $1,967,164 | — |
LENTOR CENTRAL RESIDENCES ranks in the top 9% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, LENTOR CENTRAL RESIDENCES trades 43.4% above the segment benchmark.
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Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| HILLOCK GREEN | 99 yrs lease commencing from 2022 | 474 | $2,187 psf | 467 |
Location Map
Map shows LENTOR CENTRAL RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LENTOR CENTRAL RESIDENCES
- Lentor MRT
- Yio Chu Kang MRT
- Singapore American School
- Mayflower Primary School
- Ang Mo Kio Secondary School
Nearby MRT Stations
LENTOR CENTRAL RESIDENCES is 460m from Lentor MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 460m |
| Yio Chu Kang | NS15 | North-South Line | 1.5 km |
Nearby Schools
There are 9 schools within 2 km of LENTOR CENTRAL RESIDENCES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 670m |
| Mayflower Primary School | Primary | 1.4 km |
| Ang Mo Kio Secondary School | Secondary | 1.7 km |
| Yio Chu Kang Primary School | Primary | 1.7 km |
| Jing Shan Primary School | Primary | 1.7 km |
| Ang Mo Kio Primary School | Primary | 1.7 km |
| Yio Chu Kang Secondary School | Secondary | 1.8 km |
| Peirce Secondary School | Secondary | 1.8 km |
| Nanyang Polytechnic | Tertiary | 1.9 km |
Lentor Central Residences has several genuine strengths that distinguish it within — and beyond — its immediate cluster.
- MRT proximity and TEL long-run value: The five-minute walk to Lentor MRT (TE5) is one of the shorter access times across the cluster. The TEL offers direct, no-transfer connectivity to the Orchard Road shopping belt, Marina Bay financial district, and Shenton Way CBD. As the line fills out to the East Coast, the corridor's overall accessibility premium will likely improve further, supporting rental demand from professionals working in the central business district.
- 93% launch-day take-up rate: Strong first-day sales absorption (445 of 477 units) reflects genuine end-user and investor conviction at launch. A near-sold-out project typically translates into a more cohesive ownership community, less distressed re-sale competition from unsold developer inventory, and a cleaner en-bloc story in the distant future — though any en-bloc scenario for a 99-year project launched in 2025 is decades away at best.
- Reputable developer consortium: Hong Leong Holdings and GuocoLand have a strong Singapore development track record across multiple integrated and mixed-use projects. CSC Land Group adds construction depth. The combined consortium's balance sheet reduces delivery risk — a meaningful consideration for buyers paying a S$2,200 psf average for units in an off-plan project.
- Smaller unit count in a mid-size building: At 477 units, Lentor Central Residences is neither the largest (Lentor Hills Residences at 598 units) nor the smallest (Lentoria at 267 units) in the cluster. This scale tends to support manageable maintenance fees and a sense of community without the anonymity of a mega-complex, while still generating enough transactions to establish a clear market price benchmark at resale.
- Entry price below S$1 million for 1-bedrooms: One-bedroom units started at S$975,000 (from 463 sq ft at S$2,106 psf), giving the project genuine accessibility for first-time private home buyers and smaller investors. In an OCR new launch market where sub-million-dollar entries are becoming rare, this price point helped drive the strong opening-day absorption and broadens the eventual resale buyer pool.
The risks attached to Lentor Central Residences are, in large part, structural features of the cluster it joins rather than project-specific deficiencies — but buyers should price them honestly.
- Late-cluster positioning and supply competition: Lentor Central Residences is the sixth major launch in Lentor Hills in under three years. When all cluster projects eventually reach TOP (staggered across 2026–2028), the rental market will absorb approximately 3,000+ new private units in a relatively contained geographical area. Rental yields will face compression pressure as supply lands simultaneously. The Lentor Modern, which TOPped in August 2025 with a live rental track record averaging S$5.68 psf per month, provides the most useful data point — but even that benchmark could soften as additional units become available.
- Record land cost baked into price: The S$1,278 psf ppr land bid — the highest in the cluster — means Lentor Central Residences has structurally less upside cushion from a capital appreciation standpoint than cluster peers who entered on cheaper land. Buyers at S$2,200 psf average need sustained price growth from that elevated base to achieve meaningful gains, especially when comparable cluster units already exist with lower entry prices and — in some cases — earlier TOP dates.
- 99-year leasehold decay in a crowded OCR district: As a 99-year lease from 2023, the project will cross the 40-year depreciation threshold around 2063. While that timeline is remote, OCR leasehold properties in Singapore historically see more pronounced price decay relative to freehold or long-leasehold alternatives as they age, particularly in districts without a strong en-bloc catalyst. Buyers with a long investment horizon should model lease decay explicitly using tools like the ROI calculator.
- Limited retail and amenity self-sufficiency: Unlike Lentor Modern, which sits atop a 90,000 sq ft retail podium with F&B and childcare, Lentor Central Residences relies on neighbouring developments and the broader Ang Mo Kio / Yishun hinterland for daily amenities. The cluster retail supply anchored at Lentor Modern helps, but buyers accustomed to walk-to-everything convenience (or comparing against Thomson V Two, Bishan, or AMK Hub catchment projects) will note a gap.
- Stamp duty and financing headwinds: At a S$2,200 psf average, most units cross the S$1.5 million threshold where Additional Buyer's Stamp Duty (ABSD) costs for second-property buyers become particularly punishing. Buyers should model total acquisition cost carefully using the stamp duty calculator before committing, and stress-test servicing costs at higher interest rate scenarios via the mortgage calculator.
[
{
"persona": "Owner-occupier upgrader (HDB to private, first private purchase)",
"fit_color": "green",
"reason": "Sub-S$1M entry for 1-bedrooms, TEL MRT walkability, and strong developer pedigree make this a credible lifestyle upgrade. ABSD is not payable on a first private purchase, so the headline price is the real cost."
},
{
"persona": "Long-term rental investor (5+ year horizon)",
"fit_color": "amber",
"reason": "TEL connectivity supports rental demand from CBD professionals, but 3,000+ cluster units reaching TOP in 2026-2028 will pressure near-term yields. Patient investors willing to hold through the supply absorption period may see yields stabilise at a reasonable level, but should budget for a softer initial rental period."
},
{
"persona": "Short-term capital gain trader (flip within 3 years)",
"fit_color": "red",
"reason": "The record land cost baked into the S$2,200 psf launch price, combined with a dense cluster resale competitive set and Seller’s Stamp Duty (SSD) on disposals within 3 years, makes a quick capital gain strategy difficult to execute. This project rewards patience, not speed."
},
{
"persona": "Second property buyer (Singapore citizen or PR)",
"fit_color": "amber",
"reason": "ABSD of 20% (citizens) or 30% (PRs) on a second property at S$2,200 psf average represents a very large upfront cost that substantially erodes any yield or capital gain scenario. Use the stamp duty calculator to model the full acquisition cost before proceeding."
},
{
"persona": "Young professional couple (dual income, first private home)",
"fit_color": "green",
"reason": "Two-bedroom units from approximately S$1.39 million combined with TEL access to Orchard and the CBD make this a practical and aspirational choice for dual-income households. The walkable MRT connection reduces car dependency and transport costs."
},
{
"persona": "Retiree or empty-nester seeking downsizing",
"fit_color": "amber",
"reason": "The Lentor Hills location offers greenery and relative quiet — assets for this demographic. However, the limited on-site or immediate-vicinity retail amenity means more reliance on personal transport or the MRT for daily errands, which suits active rather than mobility-limited retirees."
}
]
Lentor Central Residences is a well-executed project from a credible developer consortium, entering a market it helped define but arriving as the last act of a crowded performance. The TEL walkability, the strong launch-day conviction from buyers, and the sub-million entry point for one-bedrooms are genuine merits. The record land cost that produced Singapore's highest cluster launch average, the looming supply wave as five neighbouring projects land within a two-year window, and the structural absence of on-site retail are legitimate headwinds that differentiate it from being an unqualified recommendation.
For owner-occupiers buying a primary residence with a 10-year or longer horizon — particularly those commuting to Orchard, Marina Bay, or the East Coast via TEL — this project makes sound lifestyle and financial sense at the right unit level. For investors, the arithmetic is harder: rental yields will face a multi-year compression cycle as cluster supply lands, and appreciation from a S$2,200 psf base requires either broader market uplift or a step-change in Lentor's amenity offer that is not yet fully visible. Use the side-by-side comparison tool to stack Lentor Central Residences against cluster peers and against alternative OCR projects before committing. The price heatmap also provides useful context on District 26's relative positioning within the broader OCR landscape.
Bottom line: Buy if you are an owner-occupier who values TEL access and is comfortable with the OCR leasehold premium. Approach with disciplined yield and appreciation modelling if you are an investor — this is not a project where the numbers forgive wishful thinking.
FAQ
What is the average price for LENTOR CENTRAL RESIDENCES?
What is the rental yield for LENTOR CENTRAL RESIDENCES?
Is LENTOR CENTRAL RESIDENCES freehold or leasehold?
How does Lentor Central Residences compare to its cluster neighbours such as Lentor Mansion and Hillock Green?
The Lentor Hills estate contains six major new-launch projects delivered between 2022 and 2025. Lentor Mansion (533 units, GuocoLand and Hong Leong, launched March 2024) achieved an average of S$2,257 psf — the closest comparator in pricing terms. Hillock Green (474 units, launched November 2023) and Lentoria (267 units, launched March 2024) entered at slightly lower price bases. Lentor Modern (605 units, GuocoLand, TOPped August 2025) is the only project with a live rental track record and sits directly above Lentor MRT station. Lentor Central Residences differentiates itself primarily through its higher land cost basis, its developer consortium strength, and its near-complete sell-through at launch. Use the comparison tool to run a detailed side-by-side.
Is Lentor Central Residences within walking distance of Lentor MRT station?
Yes. Lentor MRT station (TE5) on the Thomson-East Coast Line is approximately a five-minute walk from 32 Lentor Central. The TEL provides direct access to Caldecott (interchange with the Circle Line), Orchard (interchange with the North-South Line), and Marina Bay, making the project well-connected for professionals commuting to the CBD or Orchard Road commercial belt. The LTA TEL page confirms the line's ongoing extension toward the East Coast and Changi Airport, which adds long-term connectivity optionality to the corridor.
What are the key risks of buying Lentor Central Residences as an investment property?
There are three primary investment risks. First, supply concentration: approximately 3,000+ new units across six cluster projects are staggered for TOP between 2025 and 2028, which will pressure rental yields as supply hits the market simultaneously. Second, the record land cost at S$1,278 psf ppr means the S$2,200 psf average launch price has structurally less capital appreciation headroom compared with cluster peers who entered on cheaper land. Third, for second-property buyers, Additional Buyer's Stamp Duty (ABSD) at 20% (Singapore citizens) or 30% (PRs) on a property at this price point adds a very large upfront cost. Use the stamp duty calculator and ROI calculator to stress-test your numbers before committing.
What unit types are available and what are the starting prices?
Lentor Central Residences offers one- to four-bedroom units across 477 homes. At launch, one-bedroom units (from 463 sq ft) started from S$975,000; two-bedroom units (from 678 sq ft) from S$1.388 million; three-bedroom units (from 915 sq ft) from S$1.813 million; and four-bedroom units (from 1,184 sq ft) from S$2.368 million. Given the 93% launch-day sell-through, buyer choice at the resale or sub-sale market will be more limited and prices may differ from these launch reference points.
Does Lentor Central Residences have on-site retail or amenities?
Lentor Central Residences does not feature an integrated retail podium. The nearest significant retail offering within the cluster is Lentor Modern, which sits above a 90,000 sq ft commercial podium and is directly linked to Lentor MRT station. For broader retail, dining, and healthcare services, residents would typically use Ang Mo Kio Hub (approximately 4 km south), Yishun Town Centre, or amenities accessible via TEL. The absence of walk-to retail is a practical consideration for buyers comparing Lentor Central Residences against mixed-use developments elsewhere in Singapore.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 477 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for LENTOR CENTRAL RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.