Lentor Mansion
Lentor Mansion is a 533-unit, 99-year leasehold private condominium developed by a GuocoLand and Hong Leong Holdings joint venture, sited in District 26 (Lentor / Upper Thomson) in the Outside Central Region (OCR), with the 99-year tenure commencing in 2023 and TOP reported for 2024. It is the third major entrant in the rapidly forming Lentor cluster — following Lentor Modern (the integrated mixed-use anchor) and Lentor Hills Residences — and arrives ahead of Hillock Green and Lentor Central Residences. The strategic question is no longer “is Lentor a thing?” (it is, decisively) but rather “within the cluster, where does Mansion sit on the price-quality curve, and is the cluster repricing already in the asking sheet?” With a 99-year clock that started in 2023, second-hand buyers walking in today still see a ~97-year runway — the longest of any resale-eligible private 99LH stock in the Lentor catchment. Run the lease-curve sensitivity through our Lease Decay Calculator before anchoring on headline psf alone. URA’s Master Plan remains the authoritative reference for the Lentor sub-precinct’s zoning, plot ratios, and forward GLS pipeline.
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 went from sleepy landed fringe to the most concentrated new-launch cluster of the early 2020s in roughly 36 months, on the back of one structural change: Lentor MRT on the Thomson–East Coast Line (TEL) opened in 2022, finally giving the catchment a direct rail link to Orchard, Marina Bay, and Woodlands in a single seat. That single transit upgrade is what made the GLS sites at Lentor Hills Road bankable for developers; everything else — Lentor Modern’s integrated retail anchor, the Lentor Hills Residences mid-rise stock, Hillock Green, and Lentor Central Residences — followed from that. Anchor amenities are improving but still maturing: Thomson Plaza for daily retail, AMK Hub one MRT stop south for the full grocery and F&B grid, and the established schools belt around Upper Thomson (Anderson Primary, CHIJ St Nicholas Girls’, Mayflower Secondary) inside the 2km ring. Benchmark Lentor Mansion’s psf and stack against the surrounding 99LH stock on our Price Heatmap and pull the macro view from the District 26 overview. LTA’s Thomson–East Coast Line briefing confirms the rail backbone that underwrites the cluster thesis.
Overview & Key Facts
Lentor Mansion is a 533-unit condominium at Lentor Gardens in District 26, developed by Lentor Mansion Pte Ltd — a joint venture between GuocoLand and Intrepid Investments (a unit of Hong Leong Holdings) — on a 99-year leasehold commencing 2023. With approximately 96 years remaining on the lease (expiring 2122), Lentor Mansion is the third and largest major residential launch within the Lentor Hills Estate precinct, following Lentor Modern (605 units, 2022) and Lentor Hills Residences (598 units, 2023), and the only development in the estate to offer five-bedroom configurations.
What sets Lentor Mansion apart architecturally from its Lentor peers is a design language rooted explicitly in Singapore’s black-and-white colonial bungalow heritage. The centrepiece is “The Mansion” — a double-storey black-and-white clubhouse that anchors the grand arrival driveway, elevated on columns with an expansive verandah level echoing the colonial bungalow typology. This design identity is not cosmetic: it earned the development six awards and establishes a character of place that distinguishes Lentor Mansion from the more contemporary aesthetic of its neighbours. The low-rise (8-storey) blocks along Lentor Gardens and Lentor Hills Road interface with the street at a human scale, while the mid-rise (16-storey) towers to the rear overlook the future Lentor Hillock Park, maximising green-view exposure for the majority of units.
At an average transacted PSF of $2,266 — above Lentor Modern’s $2,133 and Lentor Hills Residences’ $2,116 at their respective launches — Lentor Mansion commands a measured PSF premium that reflects its larger plot, superior unit mix depth (including 5-bedders), the distinctive clubhouse design, and GuocoLand’s track record of premium positioning within the same estate. The development launched in March 2024 with approximately 75% of units (400 of 533) sold on launch day, confirming strong market conviction in both the Lentor Hills precinct and this specific product.
The expected TOP date of 2028 means buyers are acquiring into a precinct whose infrastructure — Lentor MRT (TEL), Lentor Hillock Park, Lentor Modern’s retail podium, and the broader Upper Thomson Road rejuvenation corridor — will be substantially more mature by the time residents move in. For owner-occupiers and long-hold investors, this timing is a structural advantage: the precinct’s liveability is a progressive story, and a 2028 TOP captures the benefit of that maturation without the uncertainty of buying in at the earliest, least-established phase of the estate’s development.
Location & Connectivity
Lentor Mansion occupies a site on Lentor Gardens in the Lentor Hills Estate, a purpose-designed residential precinct in the Upper Thomson corridor of District 26. The broader geography here is the transition zone between the established private residential precincts of Ang Mo Kio, the Upper Peirce Reservoir nature corridor, and the Thomson-East Coast Line (TEL) urban spine that is progressively activating the northern corridor’s connectivity to the CBD and the east of Singapore.
MRT access is the estate’s defining infrastructure asset. Lentor MRT (TE5, Thomson-East Coast Line) is approximately a 7-minute walk from Lentor Mansion — a comfortable, sheltered connection via Lentor Hills Road. From Lentor, the TEL provides direct access to Woodlands North (TE1) in the north and to Orchard (TE14, approximately 6 stops), Stevens (TE11, interchange with DTL), and Caldecott (TE9, interchange with CCL) heading south. The TEL’s completion means that Orchard Road, the CBD, and Marina Bay are all reachable from Lentor with a single line and no cross-platform transfer — a connectivity premium that was not available to the Upper Thomson corridor before the TEL’s opening.
The education story is genuinely strong for families. Anderson Primary School and St. Nicholas Girls’ School are both within the 1 km priority registration catchment from Lentor Gardens — one of the more coveted school-proximity combinations available in a new-launch development in the northern districts. Anderson Primary, in particular, draws consistent demand from parents in the Upper Thomson area. CHIJ St. Nicholas Girls’ School adds a sought-after girls’ school option to the education matrix. Secondary school proximity (Anderson Secondary, CHIJ Toa Payoh) and international school access via the Ang Mo Kio and Upper Thomson corridors complete a well-rounded education geography.
The retail and daily convenience landscape at Lentor Hills Estate is in active development. Lentor Modern’s integrated retail podium — the only grocery-anchored neighbourhood mall within the estate — is the primary convenience hub for all three Lentor launches. Cold Storage (confirmed anchor) and a curated F&B ground floor at Lentor Modern place essential retail within a short walk of Lentor Mansion. The Ang Mo Kio Hub and Thomson Plaza shopping malls are accessible via the TEL or by short bus ride, providing the full-spectrum retail experience beyond the estate’s own amenity. AMK Hub (Ang Mo Kio MRT, 3 stops on the North-South Line from Bishan, 2 transfers from Lentor) is the nearest major mall, with Northpoint City and the Woodlands Regional Centre reachable further north on the TEL.
Green space is a defining character of the Upper Thomson corridor that the Lentor Hills Estate is designed to leverage. The future Lentor Hillock Park, immediately adjacent to the mid-rise towers of Lentor Mansion, will provide a park-facing green amenity for the rear-facing units. The Upper Peirce Reservoir Park, MacRitchie Reservoir, and the Central Catchment Nature Reserve are accessible within a short drive or cycling distance, providing one of the richest nature connectivity matrices available to any Singapore residential estate. For buyers who value natural environment as a liveability factor, the Upper Thomson corridor’s green framework is a genuine and durable advantage over denser urban districts.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Singapore American School | international | Within 1 km |
| Mayflower Primary School | primary | ~1.1 km |
| Ang Mo Kio Secondary School | secondary | ~1.4 km |
| Jing Shan Primary School | primary | ~1.4 km |
| Ang Mo Kio Primary School | primary | ~1.4 km |
| Yio Chu Kang Primary School | primary | ~1.4 km |
| Peirce Secondary School | secondary | ~1.5 km |
| Yio Chu Kang Secondary School | secondary | ~1.5 km |
Facilities
Lentor Mansion’s facilities programme is anchored by “The Mansion” — a double-storey black-and-white colonial bungalow-inspired clubhouse that serves as both the grand arrival landmark and the social hub of the development. Elevated on columns with an expansive verandah at the upper level, the clubhouse provides a signature architectural moment that no other Lentor Hills Estate development offers. Function rooms, entertainment spaces, and resident social areas occupy the upper level, with the open ground floor creating a sheltered forecourt beneath the building’s elevated form.
The aquatic facilities include a 50-metre lap pool — a full competition-length pool that is uncommon in new launches of this scale — alongside a leisure pool, play pool for children, and a dedicated wading zone. The full lap pool, rather than the shorter 25-metre format typical of sub-600-unit developments, signals GuocoLand’s intent to deliver a facilities programme scaled above the minimum for a 533-unit project. Tennis court, gymnasium, BBQ pavilions, and a Grand Lawn complete the active recreation offering.
The children’s amenity zone is notably comprehensive. A dedicated Tots Club incorporates a Play Pool, Play Garden, and Play Lawn — a multi-format children’s environment that goes beyond the standard splash pad and is directly calibrated to the family demographic likely to be drawn to this development by the Anderson Primary and St. Nicholas Girls’ School 1 km catchment. For families with young children, this facilities depth is a meaningful quality-of-life differentiator.
The landscape concept of Lentor Mansion draws on a forest-influenced planting palette, with generous tree canopy and layered tropical planting throughout the common areas. This green framework is not incidental: it positions the development as a “garden residence” within a larger estate that already benefits from the Upper Thomson corridor’s mature greenery. The interface between the development’s planted common areas and the future Lentor Hillock Park creates a green continuity from the private amenity zone into the public realm.
The overall facilities offering at Lentor Mansion earns a high rating for a 533-unit project. The 50-metre lap pool, the architecturally distinctive Mansion clubhouse, the children’s dedicated Tots Club, sky terraces on the mid-rise towers, and the forested landscape concept collectively deliver a programme that punches above the typical quantum for this development size and PSF tier.
Unit Sizes & Layout
Lentor Mansion’s 533 units span two-bedroom to five-bedroom configurations, distributed across low-rise (8-storey) blocks fronting Lentor Gardens and Lentor Hills Road, and mid-rise (16-storey) towers to the rear of the site. Unit sizes range from approximately 527 sqft (2-bedroom compact) to 1,507 sqft (5-bedroom), providing a range that accommodates first-upgrade buyers, multi-generational families, and investors seeking a variety of entry price points within the same development.
The defining unit mix feature is the inclusion of 5-bedroom configurations — Lentor Mansion is the only development in the Lentor Hills Estate to offer them. Five-bedroom units at this site are a scarce commodity in the new-launch market: the combination of five bedrooms in a 99-year leasehold product in District 26 at the $2,266 PSF average creates an entry price point for genuine multi-generational family living that is not available at either Lentor Modern or Lentor Hills Residences. For families requiring a dedicated fifth bedroom for a live-in helper, elderly parent, or study room, this is a structurally differentiated offer within the estate.
The finish specification is consistent with GuocoLand’s positioning in the upper tier of the mass-market luxury segment. Kitchen appliances include reputable European brands, bathrooms feature quality sanitary ware throughout, and the overall specification standard is pitched at the premium new-launch buyer rather than the entry-level HDB upgrader. The colonial bungalow design vocabulary extends into the architectural detailing of the communal areas, though individual unit interiors adopt a contemporary residential palette consistent with the market standard for this price tier.
At an average transacted price of $1,975,086 with an average PSF of $2,266, Lentor Mansion’s pricing arithmetic positions it as the most aspirationally priced of the three Lentor Hills Estate launches while remaining substantially below the CCR threshold. The 533-unit quantum provides sufficient variety to allow buyers to calibrate entry price via bedroom type and floor level. The strong 75% launch-day sales rate validates that the market found the pricing and product combination credible.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 214 | $2,302 | $1,362,220 |
| 2 BR | 124 | $2,259 | $1,905,323 |
| 3 BR | 150 | $2,233 | $2,505,998 |
| 4 BR | 45 | $2,219 | $3,312,133 |
Pricing & Market Position
Based on 533 recorded transactions, sale prices range from $1,137,000 to $3,544,000, averaging $1,975,086 (~$2,176 psf).
Price Appreciation
From 2024 to 2025, the average PSF has declined by 3.2% (from $2,271 to $2,198 psf).
Neighbourhood Comparison
The most immediate comparison for any Lentor Mansion buyer is with its two estate neighbours. Lentor Modern (GuocoLand, 605 units, 99-year leasehold, 2022 launch) is an integrated development with a retail podium anchored by Cold Storage — the only grocery-anchored amenity within the Lentor Hills Estate. Lentor Modern’s integrated retail is its defining structural advantage: residents have downstairs grocery, F&B, and daily convenience within their own development. Lentor Modern launched at approximately $2,133 PSF and achieved near full-sell-out, establishing the precinct’s pricing floor. For buyers who weight integrated retail and the convenience of a live-work-shop model, Lentor Modern’s resale market offers access to the integrated-development premium; for buyers acquiring new from this comparison set, Lentor Mansion’s $133 PSF premium over Lentor Modern’s launch price is the cost of the superior unit mix, the Mansion clubhouse design, and the five-bedroom option.
Lentor Hills Residences (Hong Leong Holdings, Intrepid Investments, GuocoLand joint venture, 598 units, 99-year leasehold, 2023 launch, ~$2,116 PSF) is the pure residential peer without integrated retail. Lentor Hills Residences and Lentor Mansion share two of the same development consortium partners (GuocoLand and Intrepid/Hong Leong). The product differentiation between them lies in scale (598 vs 533 units), design concept (contemporary vs colonial bungalow-inspired), and unit mix (Lentor Hills Residences offers 2-4 bedrooms; Lentor Mansion adds the 5-bedder). Buyers choosing between resale Lentor Hills Residences and new-launch Lentor Mansion at similar price points are effectively making a choice between established completion certainty and the architectural distinctiveness and 5-bedroom option of Lentor Mansion.
Looking at the broader Upper Thomson–Ang Mo Kio corridor, The Panorama (AMK Avenue 2, 99-year, 2018 TOP, ~$1,400 PSF resale) and Thomson Impressions (Lorong Puntong, 99-year, 2018 TOP, ~$1,350 PSF resale) represent the older vintage of the northern corridor at a significant PSF discount. These developments predate the TEL and their pricing reflects the pre-TEL connectivity discount. The Lentor Hills Estate premium over these older northern developments — approximately $800–$900 PSF — is the market’s explicit pricing of the TEL connectivity upgrade, the newer vintage, and the superior facilities programming of the Lentor launches.
At $2,266 PSF, Lentor Mansion is approximately 6% and 7% above Lentor Modern and Lentor Hills Residences at their respective launch prices. This premium is defensible on three grounds: the largest plot in the estate (enabling the 50-metre lap pool and colonial clubhouse scale), the unique 5-bedroom offering, and the award-winning design concept that has earned external recognition and created a distinct product identity within the Lentor Hills Estate. Buyers who evaluate Lentor Mansion on a direct PSF-to-PSF basis against its neighbours without adjusting for these differentiating features will undercount the product premium.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 2024 | 533 | $2,176 |
| 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 HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 2023 | 598 | $2,116 |
| 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 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | 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 ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates LENTOR MANSION across multiple dimensions.
What Residents Say
“The Mansion clubhouse is genuinely stunning — nothing like it in the Lentor area. When we walked in on the showflat visit, it felt like a proper heritage estate rather than a standard condominium. That alone sold us.”
— Buyer review via PropertyGuru
“We bought here specifically for the Anderson Primary 1km catchment. The 5-bedroom unit gives us the room we need as a family, and the park right behind makes it feel like a proper landed-equivalent lifestyle without the landed price tag.”
— Owner comment via Stacked Homes
“GuocoLand has executed on Lentor Modern and it shows in the confidence the market has in their Lentor brand. Lentor Mansion at $2,266 PSF felt fair for what you’re getting — the TEL is done, the park is coming, and the estate is maturing.”
— Investor comment via EdgeProp
“The 50-metre lap pool and the children’s Tots Club were the two things that pushed us to Lentor Mansion over Lentor Hills Residences. Both kids are under 6 and the Play Garden and Play Pool is a real differentiator for that age group.”
— Buyer feedback via 99.co
The buyer feedback pattern at Lentor Mansion consistently centres on four themes: the architectural distinction of the colonial bungalow-inspired Mansion clubhouse, the 1 km school catchment advantage for Anderson Primary and St. Nicholas Girls’ School, the family suitability of the Tots Club and 5-bedroom availability, and confidence in GuocoLand’s execution quality derived from the visible success of Lentor Modern as the estate’s first mover. The 75% launch-day take-up reflects a buyer base that was already substantively familiar with the Lentor Hills Estate proposition and was making an active product comparison rather than discovering the precinct for the first time.
Freshest lease in the cluster. A 99-year tenure starting in 2023 leaves the second-hand buyer with ~97 years — materially more runway than Lentor Modern or Lentor Hills Residences, both of which started their clocks slightly earlier. Past the Bala’s Table inflection point, a few extra years of remaining lease compound into a meaningful resale-pricing edge. Sanity-check the curve via our Lease Decay Calculator.
Tier-1 developer JV. GuocoLand (Wallich Residence, Martin Modern, Midtown Modern) paired with Hong Leong Holdings is as credible as Singapore developer pairings get — both are repeat OCR and CCR launchers with strong delivery records and the balance-sheet depth to support a measured launch cadence. For a 533-unit project, that reduces both execution risk and the launch-discount pressure that smaller developers face under unsold-units ABSD timing.
Cluster catalyst, not cluster victim. Concentrated new-launch clusters can cut two ways — supply overhang or precinct repricing. Lentor has so far traded as the latter: each successive launch has tested higher psf benchmarks rather than discounting into the prior. The TEL connectivity, Thomson Plaza retail spine, and schools belt are doing the structural work. Stress-test the entry stack with our Affordability Calculator and overlay Buyer’s Stamp Duty for the full landed cost.
Direct MRT access without integrated-mall noise. Lentor Modern owns the integrated mixed-use slot in the cluster, which is a real amenity but also means street-level retail traffic, F&B exhaust, and shared driveway congestion. Lentor Mansion sits adjacent to the rail node without absorbing the retail-anchor footfall — for many family buyers, that’s the better trade. Model the rental-yield case through our ROI Calculator and the carrying cost through Cash Flow Calculator. MAS Notice 632 on TDSR is the binding affordability ceiling for any rate-stress scenario.
Cluster supply overhang is now visible. With Lentor Modern, Lentor Hills Residences, Lentor Mansion, Hillock Green, and Lentor Central Residences all landing inside a tight time window, the total unit count entering the precinct is in the low thousands. If multiple projects hit secondary-market liquidity simultaneously, resale absorption will be tested — particularly for the 1-bedroom and 2-bedroom mix that tends to overlap across launches. Compare the cluster stack side-by-side on our Property Comparison tool.
OCR psf has been re-rated higher. Lentor cluster launch psf has crept materially above what OCR commanded just five years ago. A buyer entering at current pricing needs the rental and capital-appreciation thesis to deliver from a higher starting base — the “OCR discount to RCR” that funded the previous cycle’s outperformance is narrower now. Re-run the TDSR Calculator at a stressed 4% rate, not the prevailing rate.
Amenity density still maturing. Thomson Plaza is functional but not large; AMK Hub is one MRT stop away rather than walking; the full F&B and lifestyle grid that defines mature estates like Bishan or Bedok hasn’t fully formed in Lentor yet. Most of the precinct repricing thesis assumes the amenity build-out continues — if GLS releases slow or commercial occupancy lags, the catchment’s “sleepy” phase extends.
Rate sensitivity at OCR-premium pricing. Buyers stretching to enter at the higher psf are exposed to refinancing risk when current fixed-rate packages roll off. Model the forward cycle through our Mortgage Calculator and the refinancing scenario via Refinancing Calculator. IRAS stamp duty reference covers the upfront frictional cost stack that often gets underestimated at the budget stage.
Single-line rail dependency. Lentor MRT is TEL-only, with no confirmed second-line interchange in the medium term. That’s a genuine connectivity ceiling versus dual-line nodes like Bishan (NSL+CCL) or Outram Park (EWL+NEL+TEL). For commuters whose office is well off the TEL, the connectivity story is thinner than it looks on a single-line map.
Best fit: owner-occupier family, 7–10 year horizon, prioritising fresh lease and direct MRT without integrated-mall noise. This is the cleanest case for Lentor Mansion within the cluster — the buyer who wants Lentor exposure but values the residential-only adjacency over the integrated retail anchor of Lentor Modern, and who values the ~97-year remaining lease over the slightly lower psf of older Lentor stock. Model total cost of ownership through our Total Cost Calculator across maintenance, property tax, and a forward refinancing cycle.
Reasonable fit: yield-seeking investor positioned for Lentor cluster repricing. The TEL connectivity plus continuing amenity build-out is a credible 5–7 year story, and a 99-year tenure starting in 2023 has the longest investment runway in the cluster. Run the gross-yield maths on our ROI Calculator against district benchmarks from the District 26 page — the question is whether the entry psf already discounts the thesis.
Marginal fit: cluster diversifier averaging across Lentor Modern, Lentor Hills Residences, Hillock Green, and Lentor Central Residences. Concentrating multiple units in one precinct concentrates the supply-overhang risk too. Use the Decoupling Calculator with a tax advisor if the strategy involves ABSD-mitigation manoeuvres — the rules on these have tightened.
Wrong fit: short-horizon flippers (transaction frictions plus cluster supply make sub-3-year exit thin), single-rail commuters whose office is off the TEL corridor, and buyers banking on integrated-retail convenience — Lentor Modern is the correct shortlist there, not Mansion.
Verdict: the cleanest residential-pure entry into the Lentor cluster, priced fully. Lentor Mansion offers what the cluster’s third major entrant should offer — freshest 99-year tenure (clock starting 2023, ~97 years runway), tier-1 developer JV in GuocoLand and Hong Leong, direct TEL MRT access at Lentor station, and a 533-unit count that’s large enough for amenity scale without overwhelming the precinct. Against Lentor Modern, Mansion trades the integrated-mall convenience for a quieter residential profile. Against Lentor Hills Residences, Mansion offers the longer lease and the JV-developer credibility. Against the later entrants — Hillock Green and Lentor Central Residences — Mansion benefits from earlier completion and the longer track record by the time secondary-market trading opens up. The honest risk file is the one the entire cluster shares: OCR psf has been re-rated higher, supply absorption across five overlapping launches will be tested, amenity maturity is real but still in build-out, and Lentor MRT is single-line TEL with no confirmed second-line interchange. None of these are idiosyncratic to Mansion — they price into every Lentor cluster trade. For the owner-occupier family with a 7–10 year horizon: a credible shortlist entry, with the fresh-lease edge as the main structural advantage. For the yield-seeking investor: the question is whether the cluster repricing is already in the asking sheet.