Lentor Hills Residences
Lentor Hills Residences is the second-mover in the Lentor cluster, and the way you read this project depends almost entirely on whether you treat that as a virtue or a vulnerability. When GuocoLand — via a joint venture with Hong Leong Holdings, TID, and Intrepid Investments under the GLL banner — launched the project in 2023, Lentor Modern had already set the precinct’s opening price anchor and three further parcels had been tendered behind it. Hills Residences therefore inherited a partially-formed estate, a defined benchmark, and a buyer pool that already understood what “Lentor” meant. URA caveat data shows the project absorbed strongly at launch and has since transitioned into a maturing secondary market alongside the rest of the cluster. We rate the underlying location 7/10 and the project itself 7.5/10, with the central caveat that the pioneer-versus-follower trade-off against Lentor Modern, and the structural-supply trade-off against Lentor Mansion, Hillock Green, and Lentor Central Residences, remain the two questions every buyer must reason through before paying current ask.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Lentor Hills Residences sits on Lentor Hills Road, classified OCR by URA, with a tenure of 99 years from 2022 — roughly 96 years remain as of this review, which keeps it comfortably inside CPF usage and bank-financing thresholds for any realistic hold horizon. The development comprises 598 units across mid-rise towers, with TOP achieved in 2023, and the unit mix runs from one-bedroom through four-bedroom premium with the bulk of inventory in the two and three-bedroom bands. The GuocoLand – Hong Leong – TID – GLL joint venture brought together three of the deepest balance sheets in the Singapore market, which shows in the construction specification and the landscape build-out across the site. Critically, Hills Residences is not station-integrated the way Lentor Modern is — it is a roughly seven-to-ten-minute walk to Lentor MRT on the Thomson-East Coast Line depending on the tower, with Thomson Plaza two TEL stops north and Springleaf Nature Park on the doorstep of the broader Lentor precinct. That walkable-not-integrated configuration is the single most important physical fact that separates Hills Residences from Modern, and it cascades through every other comparison — rental yield, resale velocity, and own-stay convenience.
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
| School | Type | Distance |
|---|---|---|
| Singapore American School | international | Within 1 km |
| Mayflower Primary School | primary | ~1.2 km |
| Ang Mo Kio Secondary School | secondary | ~1.4 km |
| Yio Chu Kang Primary School | primary | ~1.4 km |
| Ang Mo Kio Primary School | primary | ~1.5 km |
| Jing Shan Primary School | primary | ~1.5 km |
| Yio Chu Kang Secondary School | secondary | ~1.5 km |
| Peirce Secondary School | secondary | ~1.6 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 34 | $2,233 | $1,059,882 |
| 1 BR | 110 | $2,169 | $1,397,773 |
| 2 BR | 149 | $2,163 | $1,614,356 |
| 3 BR | 227 | $2,057 | $2,235,559 |
| 4 BR | 79 | $2,076 | $2,841,114 |
Pricing & Market Position
Based on 599 recorded transactions, sale prices range from $945,000 to $3,013,000, averaging $1,940,317 (~$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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 2023 | 598 | $2,227 |
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 2025 | 941 | $2,178 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 2022 | 605 | $2,137 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 2024 | 533 | $2,266 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 2025 | 477 | $2,222 |
| HILLOCK GREEN | 99 yrs lease commencing from 2022 | 2023 | 474 | $2,187 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | Expiry | Lease reverts to state |
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.
- Three-developer JV pedigree is exceptionally deep. GuocoLand, Hong Leong Holdings, and TID together represent some of the longest-running track records on the Singapore residential market — this is not a thin balance sheet behind the development, and the specification standard reflects that.
- Tenure runway is long. 99 years from 2022 leaves ~96 years remaining, well inside the comfortable financing and CPF-usage envelope; run the trajectory on our lease-decay calculator.
- Second-mover pricing was disciplined relative to Lentor Modern. Hills Residences came to market with a benchmarked price that left enough room for the launches behind it — Lentor Mansion, Hillock Green, Lentor Central Residences — to anchor higher, which structurally protects the resale floor at Hills. Compare District 26 medians on our District 26 page.
- Lentor MRT on the TEL is within a defensible walk. Seven to ten minutes to the station box puts every unit inside the practical commute envelope for the TEL employment corridor through Orchard, Marina Bay, and the Founders’ Memorial precinct — verify your specific tower’s walk path on our price heatmap.
- Springleaf Nature Park and the Thomson green belt are on the doorstep. The TEL alignment opens up Springleaf, Lower Peirce, and the broader Central Catchment Nature Reserve — a quality-of-life amenity that genuinely cannot be replicated in denser OCR pockets.
- Thomson Plaza and Upper Thomson F&B anchor the wider lifestyle catchment. Two TEL stops away, Thomson Plaza and the Upper Thomson food belt provide the mature retail-and-dining hinterland that the immediate Lentor parcel still relies on while the cluster matures.
- Lentor cluster supply concentration is the defining risk. Five projects within a 600m radius of Lentor MRT — Lentor Modern, Lentor Mansion, Hillock Green, Lentor Central Residences, and Hills Residences itself — means the resale pool competing for the same buyer profile is structurally large; URA caveat data already shows months where multiple cluster units transact in the same quarter.
- Not station-integrated. The seven-to-ten-minute walk to Lentor MRT is defensible, but it is materially different from Lentor Modern’s on-site station-and-retail configuration — that physical gap shows up in rental absorption and in the marginal own-stay convenience premium.
- Primary-school catchment within 1km is thin. CHIJ St Nicholas Girls’ and Anderson Primary are nearby but not every stack falls inside the 1km Primary 1 priority radius — families should verify OneMap school catchment against their specific tower coordinates before committing.
- The TEL is a single-line dependency. Lentor Hills Residences’ connectivity story rests almost entirely on the Thomson-East Coast Line — there is no interchange redundancy within walking distance, and any extended line disruption removes the project’s primary MRT story.
- ABSD and TDSR compress the foreign-buyer thesis significantly. The 60% ABSD on foreign buyers and the standard TDSR framework under the latest MAS rules mean any non-SC/SPR thesis here has to clear a high bar — model the total cost carefully via our stamp-duty calculator.
Lentor Hills Residences is built for three buyer archetypes and meaningfully mis-fits a fourth. The strongest fit is the own-stay upgrader who values a quieter residential pocket within walking distance of MRT — the project sits one step removed from the bustle of Lentor Modern’s integrated retail podium, which suits households who want connectivity without the station-on-site density. The second strong fit is the OCR-yield investor with a 7-to-10-year horizon — the one and two-bedroom band rents to professionals along the TEL employment corridor, and the second-mover pricing discipline gives the resale story a structural floor as Mansion, Hillock Green, and Central Residences anchor higher. The third fit is the long-cycle thesis investor betting on the broader maturation of the Lentor precinct as the cluster fills out and the wider Thomson green belt is increasingly valued. The mis-fit is the family upgrader fixated on top-tier primary-school catchment — District 26 is not Bukit Timah, and the within-1km primary-school options do not stack against what equivalent capital buys in Districts 10, 11, or 21.
We recommend Lentor Hills Residences for own-stay upgraders who want walkable TEL connectivity without paying the on-site integration premium of Lentor Modern, OCR-yield investors with a 7-to-10-year hold, and long-cycle bettors on the broader Lentor precinct maturation — provided you have walked the alternatives in the cluster (Lentor Modern, Lentor Mansion, Hillock Green, Lentor Central Residences) on a like-for-like stack-and-floor basis. We would avoid Lentor Hills Residences if you require station-and-retail-on-site convenience (Lentor Modern is the correct choice there), if you are a flipper hunting 3-year capital gain (the cluster supply concentration actively suppresses short-cycle moves), or if you are a family upgrader prioritising branded primary-school catchment. The fair-value zone, in our analysis, sits at a modest discount to Lentor Modern and a modest premium to the broader District 26 OCR median — pay above that only for high-floor stacks with unblocked green or low-rise residential orientations.