LENTOR VIEW is a freehold development along LENTOR LANE in District 26 (Mandai / Upper Thomson), part of the OCR segment of Singapore's private residential market. The project comprises 142 units and is TOP 1992.
This profile draws on 12 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 26 (Mandai / Upper Thomson), the immediate context for LENTOR VIEW is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 12 sales and 36 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LENTOR VIEW dashboard.
- Average sale price: $4,581,667 across 12 transactions
- Estimated gross rental yield: 1.7%
- District 26 PSF ranking: Mid-range (top 73%)
- Freehold tenure · OCR · D26 · 142 units
About LENTOR VIEW
LENTOR VIEW is a freehold condominium, located at LENTOR LANE in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by TONG LEE COMPANY PTE LTD, comprising 142 residential units, completed in 1992.
As a freehold property, LENTOR VIEW does not face lease decay concerns.
Sales Market Overview
LENTOR VIEW has recorded 12 sale transactions with an average transaction price of $4,581,667, ranging from $3,000,000 to $6,720,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,249 psf | $4,300,000 | — |
| 2022 | 5 | $1,181 psf | $4,090,000 | ↓ 5.5% |
| 2023 | 2 | $1,505 psf | $4,415,000 | ↑ 27.4% |
| 2024 | 3 | $1,581 psf | $5,283,333 | ↑ 5.0% |
| 2025 | 1 | $1,616 psf | $5,550,000 | ↑ 2.3% |
LENTOR VIEW ranks in the top 73% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, LENTOR VIEW trades 11.2% below the segment benchmark.
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Rental Market Overview
LENTOR VIEW has recorded 36 rental transactions with monthly rents averaging $6,290/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 36 | $6,290/mo | $2,950/mo | $13,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $6,215/mo |
| 2022 | 6 | $5,475/mo |
| 2023 | 5 | $8,300/mo |
| 2024 | 10 | $6,000/mo |
| 2025 | 3 | $4,883/mo |
| 2026 | 2 | $7,650/mo |
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Investment Analysis
Based on average rents and sale prices, LENTOR VIEW delivers an estimated gross rental yield of 1.7%. 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 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 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows LENTOR VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LENTOR VIEW
- Lentor MRT
- Yio Chu Kang MRT
- Singapore American School
- Mayflower Primary School
- Yio Chu Kang Primary School
Nearby MRT Stations
LENTOR VIEW is 420m from Lentor MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 420m |
| Yio Chu Kang | NS15 | North-South Line | 1.3 km |
Nearby Schools
There are 10 schools within 2 km of LENTOR VIEW.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 1.1 km |
| Mayflower Primary School | Primary | 1.6 km |
| Yio Chu Kang Primary School | Primary | 1.7 km |
| Yio Chu Kang Secondary School | Secondary | 1.7 km |
| Nanyang Polytechnic | Tertiary | 1.7 km |
| Ang Mo Kio Secondary School | Secondary | 1.8 km |
| Ang Mo Kio Primary School | Primary | 1.8 km |
| Jing Shan Primary School | Primary | 1.9 km |
| Peirce Secondary School | Secondary | 2.0 km |
| Institute of Technical Education (College Central) | Tertiary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Lentor sits about 0.42km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Singapore American School sits about 1.08km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 12 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LENTOR VIEW combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 12 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for LENTOR VIEW?
What is the rental yield for LENTOR VIEW?
Is LENTOR VIEW freehold or leasehold?
How far is the nearest MRT from LENTOR VIEW?
What is the tenure of LENTOR VIEW?
How does LENTOR VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of LENTOR VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 12 transactions analysed
- Rental data: 36 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 VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.