When GuocoLand launched Lentor Modern on a crisp September weekend in 2022, the queues outside the sales gallery stretched well past the car park. By Sunday evening, 84% of its 605 units had been snapped up at an average of $2,106 psf — a figure that instantly became the new benchmark for District 26 (Upper Thomson & Springleaf) and signalled the awakening of a corridor that had slumbered for decades. That single launch weekend changed how buyers, investors, and government planners thought about the northern fringes of Singapore’s rail network. Three years on, with Lentor Modern now TOP’d in 2025 and its retail mall trading, the original pioneer of the Lentor estate stands as one of the most consequential launches of the post-pandemic cycle — not merely for the returns it delivered to early buyers, but for the urban transformation it catalysed across an entire precinct.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 26 occupies the northern arc of central Singapore, stretching from Upper Thomson Road through Lentor Drive and into the Springleaf nature corridor. For most of Singapore’s modern property history it was an afterthought: landed enclaves, secondary schools, and green buffer land rather than the dense mixed-use nodes that define the mature OCR heartlands of Tampines or Jurong. The inflection point arrived on 28 August 2021, when the Land Transport Authority opened TEL Stage 2, placing Lentor MRT (TE5) on the Thomson–East Coast Line — a line that runs unbroken from Woodlands North in the north to Gardens by the Bay in the south, threading through Orchard and the Central Business District without a single interchange. Lentor station gave the corridor something it had never possessed: a one-seat ride to the CBD in roughly 25 minutes.
GuocoLand, already well-regarded for Midtown Modern (District 7, 2021) and the award-winning Martin Modern, moved quickly. The Lentor Modern Government Land Sale site — directly above the new station — was secured and planning began for an integrated development: three towers of 25 storeys rising from a commercial podium, the first time such a mixed-use concept had been delivered in this precinct. The project set the template for what the Urban Redevelopment Authority envisioned for Lentor: a walkable, transit-anchored neighbourhood with retail, childcare, and daily amenities at grade level, surrounded by mid-density residential towers. In the 18 months that followed the Lentor Modern launch, the URA released four additional GLS sites in the Lentor corridor — Lentor Hills Road Parcel A (Lentor Hills Residences), Parcel B, Lentor Central Residences, and Lentor Gardens (Lentor Mansion) — creating a pipeline of nearly 3,000 units and confirming the government’s long-term commitment to the precinct.
We track 635 sales and 57 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LENTOR MODERN dashboard.
- Average sale price: $1,948,974 across 635 transactions
- Estimated gross rental yield: 2.9%
- District 26 PSF ranking: Premium tier (top 16%)
- 99 yrs lease commencing from 2021 · OCR · D26 · 605 units
About LENTOR MODERN
LENTOR MODERN is a 99 yrs lease commencing from 2021 condominium, located at LENTOR CENTRAL in District 26 (Upper Thomson, Springleaf) (Outside Central Region), comprising 605 residential units, completed in 2022.
With approximately 94 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 MODERN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 148 | $2,174 psf | $1,334,097 |
| 2 BR | 155 | $2,228 psf | $1,630,973 |
| 3 BR | 267 | $2,088 psf | $2,190,398 |
| 4 BR | 65 | $2,038 psf | $3,115,618 |
Sales Market Overview
LENTOR MODERN has recorded 635 sale transactions with an average transaction price of $1,948,974, ranging from $1,072,170 to $3,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 521 | $2,125 psf | $1,829,060 | — |
| 2023 | 63 | $2,087 psf | $2,606,304 | ↓ 1.8% |
| 2024 | 20 | $2,250 psf | $2,437,123 | ↑ 7.8% |
| 2025 | 12 | $2,343 psf | $2,433,741 | ↑ 4.1% |
| 2026 | 19 | $2,405 psf | $2,237,568 | ↑ 2.6% |
LENTOR MODERN ranks in the top 16% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, LENTOR MODERN trades 37.9% above the segment benchmark.
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Rental Market Overview
LENTOR MODERN has recorded 57 rental transactions with monthly rents averaging $4,767/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 33 | $4,928/mo | $3,200/mo | $8,500/mo |
| 1 BR | 6 | $3,425/mo | $3,200/mo | $4,000/mo |
| 2 BR | 11 | $4,100/mo | $3,700/mo | $4,500/mo |
| 3 BR | 6 | $5,883/mo | $5,300/mo | $6,650/mo |
| 4 BR | 1 | $8,150/mo | $8,150/mo | $8,150/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 3 | $4,567/mo |
| 2026 | 54 | $4,778/mo |
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Investment Analysis
Based on average rents and sale prices, LENTOR MODERN delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 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 |
| 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 MODERN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LENTOR MODERN
- Lentor MRT
- Yio Chu Kang MRT
- Singapore American School
- Mayflower Primary School
- Yio Chu Kang Primary School
Nearby MRT Stations
LENTOR MODERN is 210m from Lentor MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 210m |
| Yio Chu Kang | NS15 | North-South Line | 1.2 km |
Nearby Schools
There are 11 schools within 2 km of LENTOR MODERN, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 900m |
| Mayflower Primary School | Primary | 1.3 km |
| Yio Chu Kang Primary School | Primary | 1.5 km |
| Ang Mo Kio Secondary School | Secondary | 1.5 km |
| Ang Mo Kio Primary School | Primary | 1.6 km |
| Yio Chu Kang Secondary School | Secondary | 1.6 km |
| Jing Shan Primary School | Primary | 1.6 km |
| Nanyang Polytechnic | Tertiary | 1.7 km |
| Peirce Secondary School | Secondary | 1.7 km |
| Chong Boon Secondary School | Secondary | 1.9 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 km |
Lentor Modern’s investment thesis rests on five interlocking pillars, each of which has been validated by market data in the years since launch.
- Direct MRT integration: The development sits directly above Lentor MRT (TE5), connected via a covered linkway that residents can access without stepping outside. On the Thomson–East Coast Line, Orchard is approximately 10 stops south and Marina Bay a further few minutes beyond. This connectivity premium is structural, not cyclical — it cannot be replicated by later Lentor launches that sit a 5-to-10-minute walk from the station.
- Pioneer scarcity and brand equity: As the first major private condominium in the Lentor estate, Lentor Modern established the area’s price ceiling. Subsale transactions between 2025 and 2026 have averaged approximately $2,382 psf, representing roughly a 15.5% premium over the average launch price and demonstrating that early buyers have maintained meaningful unrealised gains. The project sold out entirely by January 2025, removing overhang and underpinning secondary-market liquidity.
- Mixed-use retail podium: The approximately 90,000 sq ft of net lettable retail area — including a supermarket and childcare centre — provides daily-convenience infrastructure that pure residential towers cannot offer. Residents benefit from ground-floor groceries, F&B, and services, which supports both liveability and rental appeal to working families.
- GuocoLand’s execution track record: The developer has delivered over 11,000 homes across nearly 40 projects in Singapore. Midtown Modern and Midtown Bay were both fully sold and critically acclaimed. GuocoLand’s integrated-development expertise — combining residential, retail, and MRT connectivity — is precisely the skill set most relevant to Lentor Modern’s product brief. Buyers are not taking execution risk on an untested developer.
- Catchment school proximity: Anderson Primary School sits within the station catchment zone. Within 1 km or 2 km lies a cluster of well-regarded primary and secondary schools that make the address attractive to family buyers competing in the Primary 1 registration exercise — a structural demand driver unique to Singapore’s education system.
Use the mortgage calculator or the stamp duty calculator to model your acquisition costs, and review our price heatmap to see how District 26 PSF trends compare across the OCR.
No property investment is without friction, and Lentor Modern is no exception. Buyers and renters considering the project should weigh the following carefully.
- 99-year leasehold with lease commencing 2021: The clock has already started. Buyers acquiring at current resale prices of $2,100–$2,500 psf are paying near-freehold prices for a leasehold asset. Lease decay becomes a meaningful valuation drag beyond the 30-to-40-year mark, and buyers who hold for 20+ years should model the impact of depreciating tenure on exit pricing. The comparison tool can help benchmark against nearby freehold or longer-lease alternatives.
- Corridor supply pipeline: The success of Lentor Modern triggered a cascade of GLS releases. Lentor Hills Residences (598 units), Lentor Central Residences (~475 units), and Lentor Mansion (~530 units) have together added roughly 1,600 additional units to the immediate catchment. Rental competition will intensify as each project reaches TOP, and landlords at Lentor Modern will need to price competitively to maintain occupancy. Gross yield compression is a plausible medium-term scenario.
- OCR pricing relative to historical norms: At $2,100–$2,400 psf, Lentor Modern commands pricing that was previously associated with RCR or even fringe CCR projects. The premium is justifiable on connectivity and integrated-development grounds, but it also means that any broad OCR price correction — triggered by policy cooling measures, interest rate increases, or macroeconomic stress — would disproportionately affect buyers who paid the highest per-square-foot price in the corridor’s history.
- Retail and amenity maturation: The estate is still young. While the retail podium opened in early 2026, it will take time for the broader Lentor precinct to attract the breadth of F&B and lifestyle options that established estates like Bishan or Ang Mo Kio offer. Residents willing to pay a premium for a vibrant neighbourhood ecosystem may need to wait another 5–8 years for that vision to fully materialise.
[
{
"persona": "MRT-dependent professional couple",
"fit_color": "green",
"reason": "Direct covered link to Lentor TE5 and a one-seat TEL ride to Orchard and the CBD makes car-lite living genuinely viable. The 2-bedroom-plus-flex layout at $1.3M–$1.7M suits dual-income households without children."
},
{
"persona": "Young family with school-age children",
"fit_color": "green",
"reason": "Anderson Primary School is within the 1 km registration zone, the childcare centre is at-podium, and the supermarket eliminates the evening grocery run. The 3-bedroom-plus-flex units are generously proportioned by OCR standards."
},
{
"persona": "Buy-to-let investor targeting tenants in professional clusters",
"fit_color": "amber",
"reason": "Gross yields are plausible at current rents, but the growing pipeline of nearby completions (Lentor Hills Residences, Lentor Mansion) will increase rental competition from 2025–2026 onwards. Vacancy risk is low but yield compression is a realistic 3-to-5-year scenario."
},
{
"persona": "Resale buyer seeking near-term capital gains",
"fit_color": "amber",
"reason": "Subsale profits have averaged ~15.5% above launch price, but re-entry at $2,300–$2,500 psf leaves a narrower margin of safety. Upside exists if the Lentor precinct matures faster than expected, but the risk-reward is less compelling than it was at launch."
},
{
"persona": "Retiree or empty-nester downsizing from landed in the north",
"fit_color": "green",
"reason": "The Upper Thomson address is familiar and proximate to existing social networks in Thomson, Bishan, and Ang Mo Kio. The lift-lobby-to-supermarket convenience and proximity to nature reserves (Lower Peirce, Springleaf) aligns well with an active, low-traffic lifestyle."
},
{
"persona": "Speculative short-term trader",
"fit_color": "red",
"reason": "The project is fully sold and fully TOP’d. The easy capital-gains window from launch to TOP has closed. Entry at resale prices of $2,300+ psf with a 15-year-old leasehold discount building year over year is a structurally unfavourable position for a trader with a sub-5-year horizon."
}
]
Lentor Modern occupies a rare position in Singapore’s OCR property landscape: it is simultaneously a pioneer, a benchmark-setter, and an already-proven asset. The 84% opening-weekend sell-through, the full sold-out status by early 2025, and the 15.5% average subsale premium are not marketing narratives — they are documented transaction outcomes that validate the original investment thesis. The direct-MRT integration, GuocoLand’s execution credibility, the mixed-use amenity stack, and the school-proximity premium form a combination that subsequent Lentor launches, despite their proximity, cannot fully replicate.
For owner-occupiers, especially families and MRT-dependent professionals, Lentor Modern remains one of the most liveable large-format integrated developments delivered in the OCR in the 2020s. For investors, the calculus is more nuanced: entry price at current resale levels demands a patient, long-duration holding horizon to absorb lease decay and navigate the near-term rental supply cycle. Those acquiring at $2,100–$2,200 psf for compact two-bedroom units targeting the professional rental market have reasonable odds; those paying $2,400+ psf for larger units and expecting rapid yield returns face a harder path.
The broader Lentor estate story is still being written. As Lentor Central Residences, Lentor Mansion, and future sites complete their construction and fill with residents, the precinct will acquire the critical mass of F&B, retail, and community infrastructure that transforms a collection of condominiums into a genuine neighbourhood. When that transition completes — likely sometime in the late 2020s — Lentor Modern’s position above the station will feel less like a speculative bet and more like the obvious address in the corridor. The question for buyers today is whether current pricing already fully discounts that future, or whether further appreciation remains on the table.
FAQ
What is the average price for LENTOR MODERN?
What is the rental yield for LENTOR MODERN?
Is LENTOR MODERN freehold or leasehold?
Is Lentor Modern directly connected to the MRT?
Yes. Lentor Modern is physically integrated with Lentor MRT station (TE5) on the Thomson–East Coast Line via a covered internal linkway. Residents can access the station concourse without going outdoors. The TEL provides a direct, no-interchange route south to Newton, Orchard, Stevens, and the CBD, making it one of the strongest transit connectivity propositions in the OCR. See the LTA TEL overview for full route details.
What is the lease tenure and when does it expire?
Lentor Modern is a 99-year leasehold development with the lease commencing in 2021, meaning the tenure expires in 2120. Buyers acquiring today in 2026 are purchasing approximately 94 years of remaining lease. Under current HDB and CPF rules, lease decay does not typically affect property values materially until the lease falls below 60 years, but buyers planning a long hold should factor in the gradual decline in resale attractiveness beyond the 30–40-year mark. Use our stamp duty calculator to model the full acquisition cost before committing.
What schools are near Lentor Modern and does it qualify for the 1 km Primary 1 registration phase?
Anderson Primary School is located within the 1 km priority registration zone for Phase 2B/2C of the Primary 1 registration exercise, which is a meaningful advantage for families. Within the broader 2 km radius, CHIJ Saint Nicholas Girls’ School and several secondary schools are accessible. Proximity to Anderson Primary is frequently cited by family buyers as a key reason for purchasing in the Lentor corridor, and it underpins structural demand that is independent of the property cycle.
How does Lentor Modern’s psf compare to other Lentor corridor condos?
Lentor Modern set the initial benchmark at approximately $2,106 psf at its September 2022 launch. Subsequent launches in the corridor — Lentor Hills Residences and Lentor Mansion — also transacted at around $2,099–$2,104 psf, suggesting the corridor has consolidated around the $2,100 psf level for new launches. Resale transactions at Lentor Modern in 2025–2026 have averaged approximately $2,382 psf, reflecting the project’s pioneer premium and fully-sold status. Use our comparison tool to stack the projects side by side across psf, unit mix, and facilities.
What retail and amenities are available within Lentor Modern?
The development includes approximately 90,000 sq ft of net lettable retail area at podium level, anchored by a supermarket and a childcare centre. The retail mall opened in early 2026. This means residents have daily-convenience retail — groceries, F&B, and personal services — without leaving the development footprint. The broader Lentor estate is still maturing, and further amenity depth (independent cafes, medical clinics, enrichment centres) is expected to build out as the corridor population grows through the late 2020s.
Is Lentor Modern a good investment in 2026?
The honest answer depends on your investment horizon and entry price. For owner-occupiers, Lentor Modern offers a compelling combination of MRT integration, mixed-use amenity, school proximity, and GuocoLand quality at a price point that, while elevated by OCR historical standards, reflects genuine structural advantages. For pure investors, the easy “new launch to TOP” capital gain window has closed; at resale prices of $2,300–$2,500 psf, returns depend on rental income stability through an incoming supply wave and long-term precinct appreciation as Lentor matures into a full neighbourhood. Consult a licensed financial adviser and review official URA transaction data before making any commitment.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 635 transactions analysed
- Rental data: 57 lease records 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 MODERN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.