Lentor Hills Residences stands at the epicentre of Singapore’s most closely watched new residential estate of the 2020s. Developed by a joint venture of Hong Leong Holdings, GuocoLand, and TID — the same triumvirate behind the acclaimed Lentor Modern next door — this 598-unit, 99-year leasehold project on Lentor Hills Road delivered its first keys in late 2023 against a backdrop of intense buyer curiosity and equally intense peer competition. With Lentor MRT station (TE5 on the Thomson-East Coast Line) a four-minute walk away and the Central Catchment Nature Reserve as a green buffer to the north-west, the project assembled the two ingredients Singaporean buyers prize most: transit convenience and natural amenity. Yet understanding Lentor Hills Residences demands more than admiring its address — it requires reckoning with a supply dynamic that is unique in recent Singapore property history. Within roughly 500 metres, five new-launch condominiums totalling more than 3,500 units competed for buyer attention between 2022 and 2025, making the Lentor cluster simultaneously the most exciting growth story and the most concentrated ownership risk in the Outside Central Region (OCR).
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 estate was a deliberate Urban Redevelopment Authority master-plan. The URA released a series of Government Land Sale (GLS) sites in quick succession to transform what had been low-rise private housing and secondary forest into a mid-to-premium private residential precinct directly plugged into the TEL. Lentor Modern launched first in September 2022 — the integrated development with a 96,000-square-foot mall anchored by a supermarket and childcare — and sold 508 of its 605 units on the first weekend, setting a benchmark average of approximately S$2,108 psf. Lentor Hills Residences followed in July 2023 at an average of S$2,080 psf, moving 298 units (50 per cent of the 598-unit project) on its launch weekend. Hillock Green and Lentor Mansion subsequently launched in late 2023 and early 2024 respectively, with Lentor Mansion achieving 400-unit (75 per cent) first-weekend take-up at S$2,104–S$2,478 psf. Lentoria rounded out the cluster, giving the precinct a total pipeline that dwarfs any single comparable OCR node opened in the preceding decade.
Connectivity is the estate’s structural backbone. TEL Stage 3, which opened on 13 November 2022, connected Lentor station southward to Stevens (interchange with the Downtown Line), Orchard (North-South Line interchange), Outram Park, and Marina Bay — effectively putting Orchard Road seven stops and under 20 minutes away without any transfer. The Land Transport Authority estimated that Stage 3’s opening reduced travel times between northern Singapore and the city centre by around 40 per cent. For Lentor Hills Residences buyers, that is a material quality-of-life and rentability upgrade that was already baked in at launch — not a speculative future promise. School proximity reinforces the residential appeal: Anderson Primary, Mayflower Primary, CHIJ St. Nicholas Girls’ School, and Anderson Serangoon Junior College all lie within 1–2 km, making the project viable for families across the primary-school balloting landscape. Explore price trends for District 26 properties to contextualise where Lentor Hills Residences sits within the broader OCR north corridor.
We track 599 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LENTOR HILLS RESIDENCES dashboard.
- Average sale price: $1,940,317 across 599 transactions
- District 26 PSF ranking: Premium tier (top 18%)
- 99 yrs lease commencing from 2022 · OCR · D26 · 598 units
About LENTOR HILLS RESIDENCES
LENTOR HILLS RESIDENCES is a 99 yrs lease commencing from 2022 condominium, located at LENTOR HILLS ROAD in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by Lentor Hills Development Pte Ltd, comprising 598 residential units, completed in 2023.
With approximately 95 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 HILLS RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 34 | $2,233 psf | $1,059,882 |
| 1 BR | 110 | $2,169 psf | $1,397,773 |
| 2 BR | 149 | $2,163 psf | $1,614,356 |
| 3 BR | 227 | $2,057 psf | $2,235,559 |
| 4 BR | 79 | $2,076 psf | $2,841,114 |
Sales Market Overview
LENTOR HILLS RESIDENCES has recorded 599 sale transactions with an average transaction price of $1,940,317, ranging from $945,000 to $3,013,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 438 | $2,104 psf | $1,771,274 | — |
| 2024 | 153 | $2,146 psf | $2,422,039 | ↑ 2.0% |
| 2025 | 8 | $2,228 psf | $1,982,500 | ↑ 3.8% |
LENTOR HILLS RESIDENCES ranks in the top 18% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, LENTOR HILLS RESIDENCES trades 36.6% 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 MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
| HILLOCK GREEN | 99 yrs lease commencing from 2022 | 474 | $2,187 psf | 467 |
Location Map
Map shows LENTOR HILLS RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LENTOR HILLS RESIDENCES
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower MRT
- Singapore American School
- Mayflower Primary School
- Ang Mo Kio Secondary School
Nearby MRT Stations
LENTOR HILLS RESIDENCES is 240m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 240m |
| Yio Chu Kang | NS15 | North-South Line | 1.2 km |
| Mayflower | TE6 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of LENTOR HILLS RESIDENCES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 820m |
| Mayflower Primary School | Primary | 1.2 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.5 km |
| Jing Shan Primary School | Primary | 1.5 km |
| Yio Chu Kang Secondary School | Secondary | 1.5 km |
| Peirce Secondary School | Secondary | 1.6 km |
| Nanyang Polytechnic | Tertiary | 1.7 km |
| Chong Boon Secondary School | Secondary | 1.8 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 km |
Four structural advantages distinguish Lentor Hills Residences from generic OCR launches of its vintage.
- Genuine MRT walkability. At roughly 300 metres to Lentor station, the project qualifies as a true walk-to-MRT asset by Singapore standards, where “within 10 minutes” can mean many things. Direct TEL access to Orchard, Marina Bay, and Woodlands North without a transfer is a durable rentability driver that cannot be replicated by bus-dependent addresses in the same price bracket. Use our price heat map to see how MRT proximity correlates with psf premiums across the northern OCR.
- Nature reserve buffer and low-rise northern streetscape. The Lower Peirce Reservoir corridor and Thomson Nature Park border the estate to the north-west. Unlike mid-estate blocks in densely developed OCR towns, Lentor Hills Residences faces a green canopy that will not be built out — the Central Catchment Nature Reserve is a permanent conservation area. This translates to unobstructed views for north-facing units and a perceived liveability premium that commands measurable rental and resale uplift.
- Established JV developer track record. The Hong Leong–GuocoLand–TID consortium is not an ad-hoc partnership. Their adjacent Lentor Modern has already achieved TOP (August 2025) and recorded early subsale profits averaging S$319 psf above initial purchase price — approximately 15.5 per cent — lending credibility to the cluster’s long-term capital appreciation narrative. Buyers of Lentor Hills Residences have a live comparable to reference rather than relying on developer projections.
- Integrated neighbourhood ecosystem. Lentor Modern’s mall, supermarket, childcare, and F&B are effectively shared amenities for all cluster residents, including Lentor Hills Residences owners. Combined with the school cluster and nature trails, the precinct exhibits the self-contained liveability score that landlords use to justify above-average asking rents. Gross rental yields have been estimated at 2.8–3.2 per cent for one- and two-bedroom units — tracking ahead of the broader OCR average of roughly 2.5–3.0 per cent. Run the numbers for your scenario with our ROI calculator.
The single most significant risk factor for Lentor Hills Residences is not project-specific — it is the cluster supply overhang that defines the entire Lentor estate. Within the catchment of a single MRT station, buyers, tenants, and future resellers must choose among five substantially similar 99-year leasehold condominiums: Lentor Modern, Lentor Hills Residences, Hillock Green, Lentor Mansion, and Lentoria, with a further GLS site at Lentor Central already sold and slated for a launch in 2026 at a record land bid of approximately S$1,278 psf ppr. This means that over a five-to-seven-year window, the Lentor MRT catchment will absorb more than 3,500 new private residential units — all leasehold, all OCR, all priced in a similar S$2,000–S$2,500 psf band.
- Differentiation deficit in the resale market. When Lentor Hills Residences owners seek to exit or rent their units from 2025 onward, they will compete not against the broader OCR market but against four or five functionally comparable peers at the same station. Unless a specific block, facing, or unit type commands a compelling premium, resale buyers can use sibling-project competition as a negotiating lever. Lentor Modern’s integrated status does give it a structural moat, but the remaining cluster lacks equivalent differentiators.
- Rental absorption across multiple TOPs. As each cluster project reaches TOP in sequence, the rental pool for the area will swell simultaneously. Lentor Modern’s 2025 TOP was followed by other projects completing in 2025–2026. Landlords competing for the same pool of TEL-commuting tenants will face yield compression in the near term. Investors with short investment horizons of three to five years should model a conservative rental assumption rather than extrapolating from current pre-completion scarcity rents.
- Lease decay and OCR ceiling. A 99-year lease commencing 2022 means buyers today acquire approximately 96 years of remaining tenure — still near-full. But OCR pricing tends to be more sensitive to lease decay than CCR equivalents as the project ages past the 60-year threshold, and the S$2,080 psf average launch price was already towards the upper end of historical OCR precedent at launch. Capital appreciation beyond that base requires either a broad Singapore property market re-rating or Lentor becoming a more recognised address than “northern OCR.”
- Buyer stamp duty and holding cost sensitivity. At S$2,080 psf average, a two-bedroom unit (~700 sq ft) costs approximately S$1.46 million. For a Singapore Permanent Resident purchasing a second property, the Additional Buyer’s Stamp Duty (ABSD) alone adds 25 per cent on top, making the all-in entry cost materially higher than the headline psf suggests. Always model ABSD using our stamp duty calculator before comparing with other OCR options.
[
{
"persona": "Owner-occupier family (SC, HDB upgrader)",
"fit_color": "green",
"reason": "Strong MRT walkability, school proximity within 1-2 km, nature reserve buffer, and a self-contained neighbourhood ecosystem make this a high-liveability long-hold for families upgrading from HDB. ABSD exemption on first private property removes the biggest cost headwind."
},
{
"persona": "HDB upgrader couple, first private property",
"fit_color": "green",
"reason": "TEL direct access to Orchard and Marina Bay suits dual-income professionals working in the CBD or along the TEL corridor. 99-year tenure with ~96 years remaining is no practical concern for a 20-30 year primary residence."
},
{
"persona": "Singapore PR, single property purchase",
"fit_color": "amber",
"reason": "Competitive location and MRT walkability are genuine plus factors, but the 5% ABSD for PRs adds roughly S$73,000-S$95,000 to a typical unit cost. Viable with a long hold horizon of 7+ years to absorb stamp duty through appreciation."
},
{
"persona": "Foreign or additional-property investor",
"fit_color": "red",
"reason": "60% ABSD (foreigners) or 25% ABSD (SC/PR second property) makes the Lentor cluster uncompetitive vs. comparable-yield alternatives elsewhere. Cluster supply overhang further compresses the rental yield premium that might otherwise justify the holding cost."
},
{
"persona": "Buy-to-let landlord targeting TEL tenants",
"fit_color": "amber",
"reason": "1BR and 2BR gross yields of 2.8-3.2% are respectable for OCR but will face pressure as Hillock Green, Lentor Mansion, and Lentoria simultaneously reach TOP and add rental supply within the same MRT catchment. Suitable for patient investors with 10+ year horizons."
},
{
"persona": "Short-term speculative resale (3-5 year flip)",
"fit_color": "red",
"reason": "Lentor Modern subsales at ~15.5% profit are encouraging precedents, but that pioneer premium may not replicate for later-launching cluster projects. Five sibling projects competing in the resale market from 2025 onward narrow the exit window and reduce pricing power."
}
]
Lentor Hills Residences is a well-executed product in a masterplanned growth estate that genuinely delivers on its twin promises of MRT convenience and greenery. The Hong Leong–GuocoLand–TID consortium has the track record, and the TEL’s direct city reach is a structural advantage that will not erode. For families buying to live and hold for the full cycle, the project stands on solid fundamentals.
The honest reservation is one of context, not quality. Lentor Hills Residences was always going to trade in the shadow of its sibling projects, and the cluster supply overhang is real. Buyers who approach it as an isolated investment in a scarce location are reading the market incorrectly — Lentor is OCR’s most supply-dense new node, and future resale performance will depend on how the wider precinct matures rather than on any individual project’s attributes. The cluster’s absorption record (near-100 per cent selldown across the first tranche of projects) is encouraging, but sold units are not the same as an undersupplied resale pool.
Our view: Lentor Hills Residences earns a measured buy for owner-occupiers and long-hold investors who have correctly priced ABSD, modelled conservative rental yields, and accepted a 10-year-plus horizon. It is not the venue for short-cycle capital recycling. Use our mortgage calculator and comparison tool to stack it against Lentor Mansion or Hillock Green before committing — the differences matter at the unit and floor-plan level even if the macro story is similar across the cluster.
FAQ
What is the average price for LENTOR HILLS RESIDENCES?
What is the rental yield for LENTOR HILLS RESIDENCES?
Is LENTOR HILLS RESIDENCES freehold or leasehold?
How far is Lentor Hills Residences from Lentor MRT station?
Lentor Hills Residences is approximately 300 metres from Lentor MRT (TE5), a roughly four-minute walk. The station is on the Thomson-East Coast Line (TEL), which connects directly — without transfer — to Stevens, Orchard, Great World, Outram Park, and Marina Bay southbound, and to Bright Hill, Upper Thomson, Springleaf, and Woodlands North northbound.
What is the tenure of Lentor Hills Residences and does it matter?
The project holds a 99-year leasehold tenure commencing 2022, meaning buyers today acquire approximately 96 years of remaining lease. For owner-occupiers and long-hold investors, this is functionally equivalent to freehold over a 20-30 year ownership window. Lease decay becomes a more material pricing factor when the remaining tenure falls below 60 years — a consideration relevant to buyers in the 2080s, not the 2020s. Always factor tenure into your exit-price assumptions when using the ROI calculator.
How does Lentor Hills Residences compare with Lentor Modern?
Lentor Modern is the only integrated development in the cluster, with a 96,000-square-foot mall, supermarket, and childcare directly within the project. It launched earlier (September 2022) at a slightly higher average psf and has already reached TOP (August 2025), with early subsales recording approximately 15.5 per cent profit over launch prices. Lentor Hills Residences launched at a comparable S$2,080 psf average but without integrated retail. Its competitive advantages are a larger nature-reserve buffer exposure and arguably better north-facing low-rise views. Use our comparison tool to run a side-by-side unit analysis.
What is the Additional Buyer’s Stamp Duty (ABSD) for Lentor Hills Residences?
ABSD rates as at 2024 are: Singapore Citizens buying a first residential property — 0%; Singapore Citizens buying a second property — 20%; Singapore PRs buying a first property — 5%; Singapore PRs buying a second property — 25%; foreigners (any purchase) — 60%. At Lentor Hills Residences’ average S$2,080 psf, a typical two-bedroom unit at around S$1.46 million would attract ABSD of S$73,000 (SC second property: S$292,000; foreigner: S$876,000). Always verify current rates with IRAS and model the full cost using our stamp duty calculator.
What is the supply risk from the Lentor cluster and how should buyers think about it?
The Lentor MRT catchment contains at least five 99-year leasehold condominiums launched between 2022 and 2025 (Lentor Modern, Lentor Hills Residences, Hillock Green, Lentor Mansion, Lentoria), with a further Lentor Central site sold in 2026. Total cluster supply exceeds 3,500 units — an unusually concentrated pipeline for a single OCR MRT station. This creates two risks: (1) rental yield compression as multiple TOPs deliver supply simultaneously into the same catchment; and (2) resale differentiation difficulty, as buyers can price-compare directly across near-identical leasehold peers. The risk is manageable for long-hold owner-occupiers but materially reduces the attractiveness of short-cycle investment strategies.
Which schools are near Lentor Hills Residences?
Within a 1-2 km radius: Anderson Primary School, Mayflower Primary School, Ang Mo Kio Primary School, CHIJ St. Nicholas Girls’ School (primary and secondary), Presbyterian High School, Yio Chu Kang Secondary School, and Anderson Serangoon Junior College. The precinct is well-served for the primary school balloting system, where proximity within 1 km and 2 km confers registration priority advantages under the Ministry of Education’s Phase 2B and 2C frameworks.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 599 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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