When GuocoLand and Hong Leong Holdings opened the books on Lentor Mansion in March 2024, the market answered swiftly: 400 of 533 units — 75% of the entire project — sold on the first weekend at prices ranging from S$2,104 to S$2,478 psf. That kind of velocity, achieved against a backdrop of more than 2,900 competing units in the same Lentor micro-cluster, says something important about this development. Buyers were not simply purchasing a home; they were making a calculated bet on the long-term transformation of District 26 (Lentor / Upper Thomson) from a quiet OCR backwater into one of Singapore's most deliberate new residential precincts. The 99-year leasehold project sits on Lentor Gardens Road, the fourth in a sequence of launches that together constitute a once-in-a-generation estate shaping exercise. Understanding Lentor Mansion means understanding the whole cluster — its logic, its risks, and the precise position Mansion occupies within it.
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 precinct did not exist as a residential address before 2022. URA's master plan carved a dense residential node around Lentor MRT (TEL TE5) on the Thomson-East Coast Line, a station that opened in November 2022 and connects directly to Orchard, Marina Bay, and Shenton Way without a transfer. The strategic logic is straightforward: TEL travel time to Orchard is roughly 15 minutes, repositioning an OCR address as commuter-premium territory. That single infrastructure decision unlocked six consecutive Government Land Sale tenders in the Lentor precinct, collectively delivering approximately 2,954 units across Lentor Modern (605 units, integrated retail podium, the only development with a direct MRT link), Lentor Hills Residences (598 units), Lentoria (267 units), Lentor Gardens Residences (530 units), Lentor Central Residences, and Lentor Mansion itself.
Lentor Mansion was the last of the primary wave to launch. GuocoLand and Hong Leong Holdings secured the 235,373 sq ft Lentor Gardens Road site for S$486.8 million (approximately S$984 psf ppr) in April 2023 — the sole bid, underlining land banker confidence in a market where other bidders stayed away. The breakeven is estimated in the S$1,900–S$2,000 psf range, which explains the launch pricing floor of S$2,104 psf. Positioned against Lentor Modern's eventual subsale premiums (units in the sold-out integrated project have since traded above S$2,400 psf) and Lentor Hills Residences' near-sellout trajectory, Mansion entered at a slight discount to the cluster leader while offering larger average unit sizes — a deliberate value proposition aimed at families rather than investors seeking the smallest quantum entry point.
The school catchment angle reinforces the family positioning. Lentor Gardens Road falls within the 1-km registration priority radius of CHIJ St Nicholas Girls' School (Primary) and is in close proximity to Anderson Primary School — two names that perennially register waitlists during Phase 2B and are among the most sought-after primary school options in the North. For families willing to commit to a 99-year lease in an OCR address, proximity to both schools in a walkable, MRT-linked setting provides a narrative that transcends pure price-psf calculus.
We track 533 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LENTOR MANSION dashboard.
- Average sale price: $1,975,086 across 533 transactions
- District 26 PSF ranking: Premium tier (top 2%)
- 99 yrs lease commencing from 2023 · OCR · D26 · 533 units
About LENTOR MANSION
LENTOR MANSION is a 99 yrs lease commencing from 2023 condominium, located at LENTOR GARDENS in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by Lentor Mansion Pte Ltd, comprising 533 residential units, completed in 2024.
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 MANSION:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 214 | $2,302 psf | $1,362,220 |
| 2 BR | 124 | $2,259 psf | $1,905,323 |
| 3 BR | 150 | $2,233 psf | $2,505,998 |
| 4 BR | 45 | $2,219 psf | $3,312,133 |
Sales Market Overview
LENTOR MANSION has recorded 533 sale transactions with an average transaction price of $1,975,086, ranging from $1,137,000 to $3,544,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 492 | $2,271 psf | $1,894,846 | — |
| 2025 | 41 | $2,198 psf | $2,937,968 | ↓ 3.2% |
LENTOR MANSION ranks in the top 2% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, LENTOR MANSION trades 46.2% above the segment benchmark.
Loading chart data...
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 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 MANSION (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LENTOR MANSION
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower MRT
- Singapore American School
- Mayflower Primary School
- Ang Mo Kio Secondary School
Nearby MRT Stations
LENTOR MANSION is 370m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 370m |
| Yio Chu Kang | NS15 | North-South Line | 1.3 km |
| Mayflower | TE6 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of LENTOR MANSION, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 700m |
| Mayflower Primary School | Primary | 1.1 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Jing Shan Primary School | Primary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.4 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Peirce Secondary School | Secondary | 1.5 km |
| Yio Chu Kang Secondary School | Secondary | 1.5 km |
| Nanyang Polytechnic | Tertiary | 1.8 km |
| Chong Boon Secondary School | Secondary | 1.8 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 km |
Lentor Mansion's core strength is its cluster coherence. Unlike standalone OCR projects that must create their own sense of place, Mansion benefits from the halo of Lentor Modern's mall (hawker centre, supermarket, F&B, childcare), the MRT station that anchors the entire precinct, and the steady flow of ancillary investment that follows when multiple developers commit to the same neighbourhood simultaneously. Buyers are effectively purchasing into a completed master plan rather than a speculative one. The price heatmap for District 26 shows a distinct psf premium emerging around Lentor MRT relative to comparables 800m further away — a pattern consistent with TEL station micro-catchments in Caldecott and Springleaf.
At the unit level, Mansion's 533-unit scale is neither boutique nor overwhelming. The development comprises 3 towers of varying height, with a majority of units oriented to avoid direct inter-block sightlines — a layout quality that becomes rarer as density increases within the cluster. Typical 3-bedroom units at 947–1,023 sq ft are notably larger than the 786–893 sq ft equivalents seen in competing Lentor launches, a deliberate choice that addresses the persistent complaint about shrinking floor plates in new OCR launches. Families trading up from 4-room HDB flats will find the spatial proposition genuinely competitive.
- TEL connectivity: Lentor MRT TE5 provides one-seat rides to Orchard (~15 min), Marina Bay (~25 min), and Shenton Way (~22 min) — rare for an OCR address.
- Developer pedigree: GuocoLand's track record (Martin Modern, Wallich Residence, Midtown Modern) and Hong Leong Holdings' consistent finish quality reduce execution risk on a leasehold asset where build quality depreciates alongside the lease.
- School catchment premium: CHIJ St Nicholas Girls' and Anderson Primary within 1-km priority distance adds a sticky demographic floor of owner-occupier families.
- Cluster liquidity: With four Lentor projects approaching TOP in a compressed window, the secondary market for "Lentor address" units will be more liquid than a single standalone project — comps are immediately available and buyers can benchmark efficiently.
The same cluster coherence that is Lentor Mansion's greatest strength is also its primary risk. Rental supply concentration is the most immediate concern. Approximately 2,954 units across six Lentor projects are expected to obtain TOP within a three-year window (2025–2028). Even assuming a healthy 70% investor-held proportion across the cluster, that translates to more than 2,000 rental units entering the North OCR market simultaneously — a volume no single micro-market absorbs without downward pressure on asking rents. Investors who underwrote a gross yield of 3.0–3.5% at launch prices may find the first 12–18 months post-TOP more competitive than projected, particularly if Lentor Modern's earlier TOP and superior mall integration commands a persistent rental premium over non-integrated peers like Mansion.
The resale entry price presents a secondary risk. At S$2,104–S$2,478 psf on a 99-year lease commencing 2023, buyers are paying OCR prices that were historically associated with RCR or fringe-CCR addresses. The TEL premium justifies a re-rating, but it is worth stress-testing: if TEL ridership growth disappoints, or if competing North-South Corridor road infrastructure reduces commute times from further-flung OCR addresses, the relative connectivity premium narrows. Use the ROI calculator to model holding-period sensitivity under 2.5%–3.5% rental yield assumptions before committing to an investment framing.
Finally, lease tenure math is unforgiving at these price points. A 99-year lease starting 2023 means any resale in 2043 transacts on a 79-year remaining tenure — still well within CPF usage and bank financing eligibility thresholds, but beginning the psychological discount that steepens after the 70-year mark. Buyers targeting a 15–20-year hold should model this explicitly using the stamp duty calculator and a leasehold depreciation curve; the numbers remain workable but the exit price assumptions must be conservative.
[
{
"persona": "HDB upgrader family (4-room or 5-room, school-age children)",
"fit_color": "green",
"reason": "Lentor Mansion's 3-bedroom units at 947–1,023 sq ft comfortably accommodate a family upsizing from a 4-room HDB. CHIJ St Nicholas and Anderson Primary within 1-km registration priority, plus direct MRT access, addresses the two primary school-family decision drivers simultaneously. Owner-occupier financing is straightforward on a 99-year lease at this income band."
},
{
"persona": "Long-term investor targeting rental yield (hold 10+ years)",
"fit_color": "amber",
"reason": "Launch prices at S$2,100–S$2,478 psf imply gross yields of 2.8–3.4% at current North OCR rents — achievable but not generous. Near-term rental pressure from 2,900+ Lentor units reaching TOP simultaneously is a real headwind for years 1–3 post-completion. The long-term TEL connectivity story supports capital appreciation, but investors need patience and a conservative cash-flow buffer."
},
{
"persona": "Downsizer from landed property in Upper Thomson / Bishan",
"fit_color": "green",
"reason": "Lentor Mansion's larger floor plates and established neighbourhood feel (mature trees, low-rise landed surrounds in D26) make it one of the more credible landed-to-condo transition addresses. No lifestyle compromise on greenery or noise, with the added benefit of full-condo facilities and zero maintenance overhead."
},
{
"persona": "Short-term speculative flipper (sub-5-year hold)",
"fit_color": "red",
"reason": "With 75% of units sold on launch weekend, the initial buyer pool is already holding paper gains — any near-term resale competes against the remaining 25% primary market units and cluster supply from five sibling projects. ABSD and SSD costs on a short hold at these psf levels make the hurdle rate very high. This is not a flipping vehicle."
},
{
"persona": "Young professional couple (DINK, first property)",
"fit_color": "amber",
"reason": "1-bedroom and 2-bedroom quantums start from roughly S$1.15M–S$1.5M — achievable for dual-income professionals but towards the upper end of OCR expectations. TEL commute to CBD is genuinely competitive. The concern is quantum: at these prices, a new launch RCR alternative (e.g. Toa Payoh or Bishan fringe) could offer more upside. Worth comparing on <a href=\"/compare\">the comparison tool</a> before committing."
},
{
"persona": "Permanent Resident or new citizen seeking school-priority address",
"fit_color": "green",
"reason": "CHIJ St Nicholas Girls' School and Anderson Primary catchment access is a direct, monetisable benefit for families with daughters or children entering primary registration. The ABSD hit for PRs (5%) is a real cost, but for families where school priority is the dominant decision variable, Lentor Mansion delivers this alongside future-proofed MRT access."
}
]
Lentor Mansion is the most family-optimised entry point in the Lentor cluster — larger unit sizes, a curated school-catchment story, and the backing of two developers with strong delivery track records. The 75% first-weekend take-up is genuine market validation, not marketing spin: buyers with real money voted with conviction. The development is unlikely to disappoint owner-occupiers who plan to live in it for ten or more years; the precinct infrastructure is being built around them, and the TEL will only become more valuable as the East Coast phases complete and through-ridership grows.
For investors, the picture is more nuanced. The cluster supply overhang is real and measurable — use the mortgage calculator to model your monthly carry cost honestly, and stress-test rental income at 80% occupancy for the first 24 months post-TOP. If the numbers still work at that haircut, Lentor Mansion is a sound medium-term hold. If they depend on full occupancy from day one, the risk is being taken on at a price point that leaves little margin for error. The Lentor story is compelling. Lentor Mansion is one of its best chapters — but it is a chapter in a longer, still-unfolding book, and readers should know the whole plot before they commit.
FAQ
What is the average price for LENTOR MANSION?
What is the rental yield for LENTOR MANSION?
Is LENTOR MANSION freehold or leasehold?
What is the expected TOP date for Lentor Mansion?
Lentor Mansion is expected to receive its Temporary Occupation Permit (TOP) in approximately mid-2027. The 99-year lease commences from 2023. Buyers should factor in a construction period of roughly 3–4 years from the 2024 launch, which aligns with the developer's stated completion timeline. Confirm the exact date with GuocoLand directly as construction milestones are updated periodically.
How does Lentor Mansion compare to Lentor Modern and Lentor Hills Residences?
Lentor Modern is the only integrated development in the cluster with a direct MRT link and retail mall — it commands a small premium and is fully sold. Lentor Hills Residences (598 units, near-sellout) offered slightly smaller average unit sizes and launched at marginally lower psf. Lentor Mansion differentiates on larger 3-bedroom floor plates (947–1,023 sq ft versus 786–893 sq ft at Hills Residences) and a school-catchment positioning targeting families. It does not have an integrated retail component, so residents walk to Lentor Modern's mall (approximately 300m). Use the comparison tool to benchmark live resale prices across all three projects.
Which primary schools are within 1 km of Lentor Mansion?
CHIJ St Nicholas Girls' School (Primary Section) and Anderson Primary School are both widely cited as falling within the 1-km registration priority radius for Lentor Gardens Road. Families should verify the exact distance using the MOE P1 registration distance tool with the development's confirmed postal address once it is assigned, as distances are measured from the registered residential address to the school gate.
What are the ABSD implications for buying Lentor Mansion as a second property?
As of 2024, Additional Buyer's Stamp Duty (ABSD) for Singapore Citizens purchasing a second residential property is 20%, and 30% for a third or subsequent property. Permanent Residents face 5% on a first purchase and 30% on a second. Foreign nationals pay 60%. At a S$1.7M entry price (typical 3-bedroom), a Singapore Citizen's ABSD on a second property would be S$340,000 — a significant holding cost that materially affects breakeven horizon. Calculate the full stamp duty outlay using the stamp duty calculator before proceeding.
Is Lentor Mansion walkable for daily errands without a car?
Yes, with qualifications. Lentor Modern's retail podium — approximately 300m from Lentor Mansion — houses a supermarket, food court, childcare, and F&B outlets. Lentor MRT (TE5) is a short walk and provides connections to AMK Hub (Ang Mo Kio MRT, two stops on the NSL), Orchard Road, and the CBD without transfers. The immediate streetscape is still maturing; as of 2024, some pedestrian linkages are under construction alongside the remaining cluster developments. Full walkability to all amenities will improve progressively as the precinct completes in 2026–2028.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 533 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 MANSION
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.