Lentor Hills Residences

Overview & Key Facts

Lentor Hills Residences is a 598-unit, 99-year leasehold condominium at Lentor Hills Road in District 26, jointly developed by Hong Leong Holdings, GuocoLand and TID Pte Ltd (a joint venture between Hong Leong Group and Mitsui Fudosan). The development comprises five towers ranging from 8 to 23 storeys, set within a nature-inspired landscaped estate that draws directly on the Lentor Hills natural corridor adjacent to the site. With a TOP target of December 2028, Lentor Hills Residences is the second private residential launch in the newly established Lentor Hills private estate precinct — following Lentor Modern (605 units, GuocoLand, 2022) and sitting in a precinct that has since added Hillock Green, Lentor Mansion, Lentoria, and Lentor Central Residences.

The defining characteristic of Lentor Hills Residences, relative to its immediate precinct neighbour Lentor Modern, is its standalone residential identity. Lentor Modern is an integrated mixed-use development with 96,000 sqft of retail directly below the residential towers and a covered linkway to Lentor MRT. Lentor Hills Residences makes no such claim: it is a pure residential condominium, purpose-designed around nature, community, and family liveability, not retail integration. What it offers instead is direct proximity to Lentor Modern’s retail podium (a 2–3-minute walk away), combined with a quieter, more secluded residential character suited to buyers who prefer to live away from commercial activity while retaining easy access to it.

At an average transacted price of $1,940,317 and an average PSF of $2,116, Lentor Hills Residences is priced at a modest discount to Lentor Modern’s average PSF — a reflection of the absence of the integrated retail premium. For buyers seeking well-connected, nature-adjacent family living in the Lentor Hills estate without paying the premium for retail-podium integration, this pricing dynamic is a structural advantage. The development’s proximity to Lentor MRT (TE5, Thomson-East Coast Line), approximately 200 metres from the development entrance, adds a connectivity credential that few non-integrated condominiums in Singapore can match at this price point.

Anderson Primary School — consistently one of Singapore’s most oversubscribed primary schools — is within the 1km Phase 2C priority admission radius (approximately 700 metres), making Lentor Hills Residences one of the most directly relevant residential addresses for families seeking ballot priority at Anderson Primary. This combination of Anderson Primary 1km status, Lentor MRT proximity, nature-corridor adjacency, and the Hong Leong-GuocoLand-Mitsui Fudosan developer consortium creates a buyer proposition that is well-defined and genuinely competitive within the D26 OCR market.

Location & Connectivity

Lentor Hills Residences occupies a site at Lentor Hills Road in the northern reaches of District 26, within the Ang Mo Kio planning area. The address is located within a private residential enclave bounded by Thomson Road to the west, the Lower Peirce Reservoir nature corridor to the north, and the established Lentor estate low-density housing to the south and east. The surrounding environment is one of the most genuinely green residential settings available in Singapore’s private condominium market: the Lentor Hills nature area — a gazetted green belt connecting to the Central Catchment Nature Reserve ecosystem — is immediately adjacent to the development, providing a permanent visual and ecological buffer that no future development can extinguish.

MRT connectivity is the headline infrastructure asset for this address, and it is exceptional for an OCR development at this price tier. Lentor MRT (TE5), on the Thomson-East Coast Line (TEL), is approximately 200 metres from the development entrance — a walking distance of roughly 2 to 3 minutes. The Thomson-East Coast Line is Singapore’s newest and most strategically routed MRT line: from Lentor, residents can reach Woodlands Regional Centre (15 minutes), Caldecott interchange for Circle Line connections (3 stops), Stevens interchange for Downtown Line connections (4 stops), Orchard (5 stops, approximately 10 minutes), Marina Bay (approximately 20 minutes), and eventually the East Coast corridor when the TEL is fully operational. For an OCR address at a $2,116 average PSF, this TEL connectivity is a structural premium.

The retail and amenity landscape around Lentor Hills Residences is evolving rapidly as the Lentor Hills precinct matures. Lentor Modern Mall — the 96,000 sqft retail podium integrated with Lentor Modern, immediately adjacent — provides a supermarket anchor (FairPrice), food and beverage outlets, and daily convenience retail within a 2 to 3-minute walk. Beyond the precinct, the established Ang Mo Kio Hub and Broadway Plaza (both within a short drive or bus ride) provide comprehensive retail, dining, and entertainment options. AMK Hub in particular offers a full-scale suburban mall experience with department stores, supermarkets, cinemas, and over 200 shops.

The school catchment is a defining feature of this address. Anderson Primary School, historically one of Singapore’s most subscribed primary schools for Phase 2C ballot, is approximately 700 metres from the development — well within the 1km priority admission radius. CHIJ St. Nicholas Girls’ Primary School is also within the 1km priority catchment. Presbyterian High School, Anderson Serangoon Junior College, Yio Chu Kang Secondary School, and Raffles Institution are all within a 2km radius. For families with school-age children navigating Singapore’s primary school registration system, few addresses in the OCR combine Anderson Primary 1km status with this level of MRT connectivity at the $2,116 PSF price point.

The longer-term urban transformation tailwind for the Lentor Hills address is the progressive buildout of the precinct itself. With six major condominium launches now completed or underway in the Lentor Hills estate — Lentor Modern, Lentor Hills Residences, Hillock Green, Lentor Mansion, Lentoria, and Lentor Central Residences — the precinct is transforming from a greenfield GLS corridor into an established private residential neighbourhood. Each successive launch and TOP adds retail catchment, community density, and neighbourhood character to the precinct. Lentor Hills Residences, as one of the earlier entrants, is well-positioned to benefit from this progressive value accretion as the broader estate matures over the next five to eight years.

Schools & Education

Facilities

Lentor Hills Residences’ facilities programme is nature-themed, water-centric, and conceived around the identity of the Lentor Hills natural environment that borders the development on its northern edge. The design narrative is a water cascade: the site descends in a series of tiered landscape terraces from north to south, with water features, green corridors, and planted buffer zones creating a continuous indoor-outdoor connection between the residential towers and the surrounding nature area.

The centrepiece of the facilities deck is a 50-metre lap pool, presented alongside a “water wall” feature that anchors the visual identity of the development. Flanking the main pool is an aqua deck with a jacuzzi and an onsen alcove — a feature that reflects Mitsui Fudosan’s Japanese design influence within the joint venture. A children’s aqua zone provides a dedicated family-oriented water play area separate from the main lap pool. The pool complex is overlooked by the two-storey clubhouse, which houses function rooms, a gymnasium, a co-working space, and games rooms — a programming combination that addresses both the professional remote-work demographic and the family-entertainment use case.

The development’s standout architectural feature is the sky garden link bridge connecting two of the five towers at elevation. This elevated green corridor provides a sky-level landscaped walkway between towers, hosting a sky gym and garden viewing decks with views across the Lentor Hills nature corridor and toward the Lower Peirce Reservoir green belt. The integration of an elevated garden bridge as a functional amenity — rather than a purely aesthetic gesture — is a design element that distinguishes Lentor Hills Residences from more conventional OCR facilities programmes.

Beyond the water facilities and clubhouse, the development provides a 400-metre jogging track, a tennis court, a community garden, a picnic lawn, and a dedicated childcare centre — consistent with the development’s positioning as a family-oriented residential community rather than a premium lifestyle product targeted at single urban professionals. The combination of wellness (onsen, jogging track, gym), active recreation (tennis, 50m lap pool), and communal living (picnic lawn, community garden, childcare) creates a facilities mix well-matched to the family-buyer demographic that the Anderson Primary 1km catchment will attract.

Unit Sizes & Layout

Lentor Hills Residences offers 598 units across five towers (8 to 23 storeys), spanning 1-bedroom to 4-bedroom configurations including dual-key variants. The unit mix is designed to serve a broad owner-occupier and investor audience, with compact 1-bedroom units at the entry price point and spacious 4-bedroom and dual-key units targeting families seeking the Anderson Primary 1km school catchment advantage.

Unit sizes are generous by new-launch OCR standards. 1-bedroom units range from 452 to 538 sqft; 1-bedroom-plus-study from 570 to 603 sqft; 2-bedroom from 678 to 721 sqft; 2-bedroom-plus-study from 743 to 775 sqft; 3-bedroom from 958 to 980 sqft; 3-bedroom-plus-yard from 1,098 to 1,130 sqft; 4-bedroom from 1,345 to 1,399 sqft; and dual-key configurations from 1,302 to 1,399 sqft. The inclusion of “plus-study” and “plus-yard” variants across the 1-bedroom, 2-bedroom, and 3-bedroom tiers reflects an understanding that the primary buyer demographic — upgrading HDB families in the D26 corridor — values functional flexibility alongside total unit size.

The dual-key unit configurations at the 4-bedroom tier (1,302 to 1,399 sqft) merit particular attention. Dual-key units in Singapore new launches are designed to allow multi-generational living (one main unit + one self-contained studio or 1-bedroom annex behind a shared front door) or an owner-occupier-plus-rental model in which the annex unit is leased separately. At the Lentor Hills Residences price point of approximately $2,116 average PSF, a 1,302 sqft dual-key unit provides a genuine pathway for buyers to partially offset mortgage costs through rental of the annex unit — a financially practical feature for upgraders at the upper end of their affordability range.

The design specification at Lentor Hills Residences is consistent with mid-premium OCR new-launch standards: marble-effect porcelain tiles in living and dining areas, engineered timber flooring in bedrooms, branded kitchen appliances from established mid-premium suppliers, and quality sanitary fittings throughout. The finish is not at the luxury-grade specification level of CCR integrated developments like Midtown Modern, but it is above the baseline OCR new-launch standard and appropriate for the $2,116 PSF price point. Tower orientations vary: units with views toward the Lentor Hills nature corridor and Lower Peirce Reservoir to the north command the strongest visual premium, while lower-floor units on the southern orientations face the Lentor Hills Road streetscape and the surrounding precinct development.

Pricing & Market Position

Across 599 recorded transactions (all-time), sale prices range from $945,000 to $3,013,000, averaging $1,940,317.

Over the last 12 months, transactions averaged $2,227 psf.

Price Appreciation

From 2023 to 2025, the average PSF has appreciated by 5.9% (from $2,104 to $2,228 psf).

Neighbourhood Comparison

The most direct and relevant comparison for Lentor Hills Residences is its immediate precinct neighbour, Lentor Modern (GuocoLand, 605 units, 99-year leasehold from 2022, TEL direct linkway). Lentor Modern is an integrated mixed-use development: 605 residential units above a 96,000 sqft retail podium, with a covered direct linkway to Lentor MRT (TE5). At launch, Lentor Modern averaged approximately $2,102 PSF — marginally above Lentor Hills Residences’ average of $2,116 PSF in absolute terms, though more recent Lentor Modern resale transactions have been recorded above $2,300 PSF as the precinct has matured. The comparison is instructive: Lentor Modern carries an integrated-development premium (direct MRT linkway, retail podium), while Lentor Hills Residences offers a quieter, nature-immersed residential experience at broadly comparable pricing. For buyers who value the distinction between living above a mall and living near one, the choice between these two developments is substantive and character-driven rather than merely price-driven.

Hillock Green (Lentor Central, 99-year, 2023 launch, 474 units, Bukit Sembawang and UED Alpha) and Lentor Mansion (Lentor Gardens Road, 99-year, 2024 launch, 533 units, GuocoLand and Hong Leong) are within the same Lentor Hills estate precinct. Lentor Mansion launched at approximately $2,000–$2,200 PSF and offers 1km proximity to Anderson Primary and CHIJ St. Nicholas, competing directly with Lentor Hills Residences for the same school-catchment buyer demographic. Hillock Green, on the western edge of the precinct adjacent to Lentor Central MRT (TE4), launched at approximately $1,900–$2,100 PSF. The intra-precinct PSF differentiation is relatively narrow across these developments, meaning buyer choice within the Lentor Hills estate increasingly turns on specific unit configurations, floor-level view premiums, and developer track record rather than aggregate pricing.

Looking beyond the Lentor Hills precinct, Bishan–Ang Mo Kio Park corridor developments and Thomson Impressions (99-year, 2019, Upper Thomson Road, 288 units) represent the broader D26–D20 resale comparison set. Thomson Impressions resale transactions average approximately $1,700–$1,900 PSF — a discount to Lentor Hills Residences that reflects its older vintage but absence of the school catchment premium. The Lentor Hills Residences PSF premium over older D26 resale stock is supported by the TEL proximity, the Anderson Primary catchment, and the newer leasehold vintage.

For buyers comparing Lentor Hills Residences against CCR alternatives at a higher absolute price, the comparison most frequently raised is with Thomson Three (99-year, 2015 TOP, Upper Thomson, 435 units) and Meadows @ Peirce (freehold, 2009 TOP, Upper Thomson), both of which offer proximity to the Central Catchment nature corridor but at lower effective PSF for older resale assets. The key structural difference is the TEL: Lentor Hills Residences has a TEL station at 200 metres, while most Upper Thomson resale comparables were built before the TEL was operational and require a bus connection or longer walk to the nearest station. This connectivity differential is a durable premium driver for Lentor Hills Residences relative to older stock in the same nature-corridor catchment.

Lease Decay Analysis

The 99-year lease runs from 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates LENTOR HILLS RESIDENCES across multiple dimensions.

What Residents Say

“We bought specifically for Anderson Primary. The 1km catchment was the deciding factor — after missing out elsewhere, Lentor Hills Residences gave us the right school proximity at a price we could actually work with. The MRT being two minutes away on the TEL is a bonus we did not fully appreciate until we moved in.”

— Owner review via EdgeProp

“The nature setting here is the best in any new launch I have visited in the OCR. Looking out from the higher floors toward the Lentor Hills nature corridor is genuinely beautiful. This does not feel like a city condo — it feels like a resort that happens to be 10 minutes from Orchard by MRT.”

— Buyer comment via 99.co

“We compared Lentor Modern and Lentor Hills Residences for months. We chose Lentor Hills because we preferred a quieter residential environment — no retail podium noise, no through-traffic from shoppers. We walk to Lentor Modern’s supermarket in three minutes and back. Best of both worlds.”

— Owner comment via PropertyGuru

“As an investor, the Anderson Primary 1km status is a durable rental premium driver. Families looking for school ballot priority will pay a rent premium to secure an address here. Combined with the TEL connectivity and the nature setting, Lentor Hills Residences has a defensible long-term tenant profile.”

— Investor comment via SRX

The buyer and resident feedback pattern at Lentor Hills Residences consistently references three themes: the Anderson Primary and CHIJ St. Nicholas school catchment as the primary purchase driver for families, the nature corridor and Lentor Hills green setting as a lifestyle premium, and the TEL connectivity as a connectivity asset that consistently exceeds buyer expectations for an OCR development. Investors highlight the school-driven rental premium as a structural yield support mechanism. The recurring comparison with Lentor Modern — and the preference expressed by some buyers for the quieter, standalone residential character of Lentor Hills Residences versus the commercial activity of the integrated development — confirms that these two adjacent developments serve meaningfully different buyer profiles despite their geographic proximity.

Strengths & Weaknesses

Verdict

Lentor Hills Residences makes a coherent and well-supported case for buyers in two specific categories: families prioritising Anderson Primary School and CHIJ St. Nicholas Girls’ Primary School 1km Phase 2C ballot priority, and upgrading HDB buyers in the D26–D20 corridor seeking a TEL-connected, nature-adjacent private condominium with a family-scale unit range at a sub-$2,200 PSF average. For both profiles, the development’s combination of genuine TEL proximity (200 metres to Lentor TE5), Anderson Primary 1km status, a nature-themed facilities programme with a 50m pool, sky garden link bridge and onsen alcove, and the Hong Leong–GuocoLand–Mitsui Fudosan developer credentialing creates a proposition that is well-differentiated within its competitive set.

The absence of an integrated retail podium is a deliberate design choice, not a deficiency. Lentor Hills Residences benefits from Lentor Modern’s 96,000 sqft retail podium — a 2 to 3-minute walk away — without bearing the acoustic, traffic, and commercial activity costs of having a mall directly below the residential units. Buyers who have experienced integrated-development living and found the mall-underneath environment less conducive to residential tranquillity will find Lentor Hills Residences’ standalone residential positioning a genuine lifestyle premium, not a competitive gap.

Lentor Hills Residences is the right answer for families who want Anderson Primary’s 1km ballot advantage, TEL connectivity from the doorstep, and a genuinely green residential environment — without paying the integrated-development premium that Lentor Modern commands for its retail podium and direct MRT linkway.

The 99-year leasehold commencing 2022 (approximately 95 years remaining) is a structural strength at this stage of the asset’s life. CPF usage is fully unrestricted, bank financing faces no lease-related constraints, and lease decay is not a practical consideration for any buyer with a hold period under 25 years. The 9.0 lease rating reflects this: for a mid-2020s OCR new launch, leasehold status is a non-issue for all realistic holding scenarios. The more relevant medium-term consideration is the progressive maturation of the Lentor Hills precinct — each new development TOP, each new retail tenant opening, each cohort of school-catchment families adding community density to the neighbourhood strengthens the precinct character and supports the capital appreciation thesis for Lentor Hills Residences as an early precinct entrant.

The one genuine constraint for this development is the current absence of a walkable retail ecosystem independent of Lentor Modern: while Lentor Modern’s mall fills the immediate need, the precinct is still in formation, and the broader Lentor Hills estate will need three to five years of TOP completions and tenancy buildout before it offers the depth of retail and community amenity that mature OCR neighbourhoods like Bishan, Ang Mo Kio, and Thomson provide. Buyers with a medium-to-long-term hold horizon should view this as a known trajectory, not a structural deficiency — the precinct is building, and the infrastructure (TEL, Anderson Primary, nature corridor) is already in place.