Lentoria occupies a quiet corner of Lentor Hills Road — literally and strategically. As the seventh and smallest entrant into Singapore's most closely watched new-launch cluster, this 267-unit leasehold development by TID Residential (a Hong Leong Group and Mitsui Fudosan joint venture) launched in early 2024 at an average of approximately S$2,120 psf, positioning itself squarely within a precinct that had already delivered six predecessors and logged more than 2,300 sales. By mid-2025, Lentoria had sold roughly 90 per cent of its units, leaving fewer than 35 homes across the combined unsold inventory of Lentoria and Hillock Green — a sign that the Lentor story had more legs than early sceptics anticipated. Yet the project's late-cluster positioning introduces a calculus that demands careful unpacking: buyers who arrive after the cluster's price-discovery phase pay for a proven neighbourhood but sacrifice the early-mover discount. This review examines whether Lentoria's boutique scale, covered-linkway connectivity to Lentor MRT, and a land cost of S$1,130 psf ppr translate into a compelling investment case in 2025 and beyond.
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 was effectively a greenfield site when Hong Leong broke ground on Lentor Modern in 2022. The Urban Redevelopment Authority's Government Land Sales (GLS) programme released a succession of sites along Lentor Hills Road and Lentor Gardens, seeding what would become one of the most concentrated clusters of new private homes in Outside Central Region (OCR) history. By early 2025, six projects — Lentor Modern, Lentor Hills Residences, Hillock Green, Lentor Mansion, Lentor Central Residences, and Lentoria — had collectively put 2,477 homes on the market, of which 93.6 per cent were sold as at February 2025. A seventh site adjacent to Lentor Modern was slated for GLS launch in December 2025, adding a projected 580 units and nudging total supply toward 4,034 homes. District 26 resale condo median prices climbed approximately 46 per cent between 2020 and 2025, driven in large part by this greenfield-to-growth transformation.
Lentoria sits at the southern tip of the Lentor Hills Road corridor, set on a 116,456 sq ft site with a 99-year lease commencing 2022. Its TOP was originally targeted for 2027 but completion certificates for the first blocks arrived in mid-2024, with the project fully handed over by July 2027. Lentoria's 267 units — the smallest count in the cluster — span 1-bedroom to 4-bedroom configurations, and the development's compact footprint means fewer shared-facility users per amenity, a subtle quality-of-life edge over the larger 598-unit Lentor Mansion next door. The project's land rate of S$1,130 psf ppr compared favourably against the December 2025 GLS top bid of S$1,278 psf ppr on the adjacent site, confirming that Lentoria was assembled at a cost basis that still offers a reasonable margin buffer for end-buyers relative to future comparable launches.
We track 241 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LENTORIA dashboard.
- Average sale price: $1,965,165 across 241 transactions
- District 26 PSF ranking: Premium tier (top 7%)
- 99 yrs lease commencing from 2022 · OCR · D26 · 267 units
About LENTORIA
LENTORIA 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 View Pte Ltd, comprising 267 residential units, completed in 2024.
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 LENTORIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 47 | $2,290 psf | $1,467,404 |
| 2 BR | 118 | $2,199 psf | $1,736,943 |
| 3 BR | 76 | $2,219 psf | $2,627,334 |
Sales Market Overview
LENTORIA has recorded 241 sale transactions with an average transaction price of $1,965,165, ranging from $1,185,000 to $3,360,400.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 181 | $2,183 psf | $1,800,691 | — |
| 2025 | 54 | $2,325 psf | $2,455,894 | ↑ 6.5% |
| 2026 | 6 | $2,500 psf | $2,510,233 | ↑ 7.6% |
LENTORIA ranks in the top 7% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, LENTORIA 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 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows LENTORIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LENTORIA
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower MRT
- Singapore American School
- Mayflower Primary School
- Ang Mo Kio Secondary School
Nearby MRT Stations
LENTORIA is 330m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 330m |
| Yio Chu Kang | NS15 | North-South Line | 1.2 km |
| Mayflower | TE6 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 11 schools within 2 km of LENTORIA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 880m |
| Mayflower Primary School | Primary | 930m |
| Ang Mo Kio Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Primary School | Primary | 1.2 km |
| Yio Chu Kang Primary School | Primary | 1.2 km |
| Jing Shan Primary School | Primary | 1.2 km |
| Yio Chu Kang Secondary School | Secondary | 1.3 km |
| Peirce Secondary School | Secondary | 1.3 km |
| Chong Boon Secondary School | Secondary | 1.6 km |
| Nanyang Polytechnic | Tertiary | 1.6 km |
| Institute of Technical Education (College Central) | Tertiary | 1.7 km |
Lentoria's single most bankable strength is its covered, sheltered walkway to Lentor MRT (TE5) on the Thomson-East Coast Line. In Singapore's climate, “a five-minute walk” that requires crossing open terrain is functionally different from a fully sheltered five-minute stroll, and Lentoria is one of very few Lentor projects to have negotiated an uninterrupted covered corridor to the station. The TEL connects Lentor directly to Orchard (one transfer via Stevens), the Central Business District, and Changi Airport, making this project far more city-accessible than the OCR label implies. Commute simulations place the door-to-door time from Lentoria to Raffles Place at roughly 35 minutes — competitive with many RCR addresses.
The school catchment is another measurable advantage. Anderson Primary School and CHIJ St. Nicholas Girls' School are both within 1 km — a fact that unlocks priority registration balloting for resident families and historically underpins price resilience in OCR sub-markets. Properties within 1 km of top primary schools in Singapore have demonstrated sustained premiums through multiple property cycles, and Lentoria's positioning on this axis is a structural, not cyclical, characteristic.
Boutique scale confers a third advantage: with 267 units, the development will not flood the resale or rental market with competing inventory the way a 600-unit tower block would. When multiple TOP dates cluster — as they do in Lentor — the sub-markets where individual projects contribute fewer listings tend to see less price compression. Lentoria's contribution to collective Lentor rental supply is proportionately smaller than Lentor Mansion or Lentor Hills Residences, giving individual landlords marginally more pricing power at TOP. The project's facilities — a 50-metre lap pool, sky jacuzzi, gymnasium, yoga studio, and bowling lawn — are generous relative to unit count, supporting a premium rental positioning for expatriate and dual-income tenants.
The Lentor cluster's concentrated supply remains the overarching risk for any buyer entering Lentoria today. Between 2024 and 2027, the neighbourhood will see thousands of units reach TOP in close succession: Lentor Modern, Lentor Central Residences, Lentor Hills Residences, Hillock Green, and Lentoria itself, followed closely by the GLS site launched in December 2025. When so many units arrive in the rental market within a compressed window, landlords face a period of heightened vacancy and downward rent pressure before tenants — primarily drawn from the Singapore-citizen and permanent-resident upgrader pool and incoming expatriate demand — fully absorb the stock. Projected OCR gross yields of 3.5–4.0 per cent are plausible steady-state figures but may temporarily dip at the cluster's TOP peak.
Lentoria's PSF entry point of S$2,080 to S$2,524 (transaction range as at October 2025) sits in the upper band of OCR benchmarks. Buyers acquiring at S$2,200–S$2,300 psf are essentially pricing in the neighbourhood's aspirational transformation rather than its current amenity reality: Lentor Hills Estate is still a developing precinct without the established hawker centres, wet markets, and retail variety of mature towns like Bishan or Ang Mo Kio. The anticipated Lentor Modern mall and surrounding retail pods will fill this gap over time, but the immediate residential experience is quieter and less self-sufficient than established OCR addresses. Buyers who require ready conveniences — or who hold a shorter horizon of fewer than five years — may find the value proposition thinner than the marketing literature suggests.
Finally, Lentoria's 99-year leasehold tenure commenced 2022, meaning buyers in 2025 are acquiring a lease that has already consumed three years. Over a typical 10-year hold, lease decay is not material, but for buyers hoping to exit at the 30-year mark when CPF usage restrictions begin to bite and bank financing becomes incrementally harder for sub-60-year leases, the timing math deserves scrutiny. See the lease decay calculator for a personalised projection.
[
{
"persona": "HDB upgrader with school-going children",
"fit_color": "green",
"reason": "1 km proximity to Anderson Primary and CHIJ St. Nicholas Girls' School directly unlocks Phase 2A and 2B priority balloting. Sheltered MRT access and the 50-metre pool suit families upgrading from a HDB town without sacrificing connectivity. Use the <a href=\"/calculator/affordability\" class=\"pipeline-link\">affordability calculator</a> to stress-test the jump from HDB to private pricing."
},
{
"persona": "Buy-to-let investor targeting rental income",
"fit_color": "amber",
"reason": "Projected OCR gross yields of 3.5–4.0 per cent are serviceable, but the TOP-era supply wave from six concurrent Lentor projects will compress near-term rents. Investors with a 7–10 year horizon fare better than those seeking immediate yield. Run the <a href=\"/calculator/roi\" class=\"pipeline-link\">ROI calculator</a> against current asking prices before committing."
},
{
"persona": "First-time private home buyer (singles or DINK couples)",
"fit_color": "green",
"reason": "The 1-bedroom and 2-bedroom units at Lentoria offer an accessible entry into the private market with full TEL MRT coverage. Smaller unit formats also mean lower absolute quantum, easing TDSR constraints. Verify your borrowing capacity with the <a href=\"/calculator/tdsr\" class=\"pipeline-link\">TDSR calculator</a> before reserving a unit."
},
{
"persona": "Short-term speculative buyer (sub-3-year horizon)",
"fit_color": "red",
"reason": "Lentoria was launched after the cluster's price-discovery phase, meaning early-mover gains are largely captured. With seven or more Lentor projects completing simultaneously and additional GLS supply incoming, capital appreciation within a 3-year window carries above-average execution risk. The <a href=\"/compare\" class=\"pipeline-link\">comparison tool</a> shows alternative OCR projects with more differentiated positioning."
},
{
"persona": "Long-term owner-occupier seeking lifestyle quality",
"fit_color": "green",
"reason": "Boutique scale (267 units), generous facilities per resident, a covered link to the TEL, and proximity to Lentor Hillock Park make Lentoria a genuinely comfortable long-term home. Once the broader Lentor estate matures — retail, F&B, and community amenities typically arrive 3–5 years post-completion — the neighbourhood experience will be meaningfully richer."
},
{
"persona": "Decoupling buyer seeking a second private property",
"fit_color": "amber",
"reason": "The 1-bedroom and 2-bedroom formats support a decoupling strategy, but at S$2,100+ psf and with ABSD applying on the second property, the total cost of entry is significant. Model the full stamp-duty impact with the <a href=\"/calculator/stamp-duty\" class=\"pipeline-link\">stamp duty calculator</a> and the restructured mortgage with the <a href=\"/calculator/decoupling\" class=\"pipeline-link\">decoupling calculator</a> before proceeding."
}
]
Lentoria is a well-executed, boutique leasehold project that derives most of its investment thesis from the Lentor precinct's macro transformation story rather than from any singular, project-specific moat. The covered link to Lentor MRT and the school-catchment advantages are concrete and durable. The boutique unit count works in landlords' favour at the margins. But none of these factors are hidden gems — they were priced in at the S$2,100–S$2,200 psf launch range, which itself landed at the upper bound of OCR convention.
The honest assessment for a buyer considering Lentoria in 2025 is this: the downside scenario (supply-compressed rents for two to three years post-TOP, muted capital appreciation while Lentor's retail fabric fills in) is tolerable for a patient long-term holder but painful for anyone with a short horizon. The upside scenario — a fully matured Lentor estate with a comprehensive mall, established F&B street, and a proven school feeder track — is genuinely attractive, but realisation is likely to take until 2030 or later.
Rate Lentoria a Hold for investors and a Buy for owner-occupiers with a school-going family or a genuine five-plus year horizon. For investment buyers, compare total cost of ownership carefully across the District 26 landscape before committing. Use the mortgage calculator and the total cost of ownership calculator to build a realistic cash-flow model before signing the OTP.
FAQ
What is the average price for LENTORIA?
What is the rental yield for LENTORIA?
Is LENTORIA freehold or leasehold?
When is Lentoria&#39;s TOP date and when can buyers collect keys?
Lentoria's Temporary Occupation Permit (TOP) is expected in July 2027. Buyers who signed Sales and Purchase Agreements at launch in early 2024 will collect keys on TOP or shortly thereafter. The legal completion date (Certificate of Statutory Completion) typically follows 12–18 months after TOP, by which point the development will be fully handed over including all communal facilities and landscape works.
Is the Lentor cluster facing a supply overhang that could depress resale prices?
Early fears of oversupply have largely not materialised. By July 2025, six projects had sold 2,849 of 2,954 launched units — a 96.4 per cent take-up rate. That said, all six projects will reach TOP within roughly two years of each other (2025–2027), meaning the rental market will absorb several thousand new units simultaneously. Resale price pressure is more muted because owner-occupiers dominate the buyer profile, but rental yields may compress temporarily near the TOP dates before stabilising. A GLS site adjacent to Lentor Modern was launched in December 2025 for an additional 580 units, extending the supply tail into 2028–2029.
What are the primary schools within 1 km of Lentoria?
Anderson Primary School and CHIJ St. Nicholas Girls' School are both confirmed within 1 km of Lentoria's registered address, qualifying resident families for Phase 2A and 2B registration priority under the Ministry of Education's Primary One registration exercise. This catchment access is one of Lentoria's most tangible and defensible value propositions, particularly for Singaporean citizen families planning their children's primary school journey.
How long does it take to commute from Lentoria to the CBD?
Lentoria is connected via a fully sheltered walkway to Lentor MRT (TE5) on the Thomson-East Coast Line. Direct trains run to Orchard in approximately 12 minutes and to Marina Bay in approximately 25 minutes. Door-to-door estimates to Raffles Place or the Marina Bay Financial Centre range from 30 to 38 minutes depending on train intervals and exit-to-office walking time. For buyers considering a cross-island commute, the TEL also connects directly to Changi Airport at the southern terminus without a transfer, a useful feature for frequent travellers.
Is Lentoria suitable for buyers who currently own an HDB flat?
Yes — Lentoria is one of the more natural upgrade destinations for owners of HDB flats in Ang Mo Kio, Yishun, or Bishan who want to stay within the northern corridor while accessing private condominium living. HDB upgraders will need to sell their flat within six months of collecting keys at Lentoria (or pay Additional Buyer's Stamp Duty on the flat) if they are purchasing Lentoria as their sole private property. The 1-bedroom and 2-bedroom formats are particularly suited to singles and couples; families upgrading from 4-room or 5-room HDB flats should target the 3-bedroom or 4-bedroom configurations. Use the stamp duty calculator to model the full acquisition cost including BSD.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 241 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 LENTORIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.