Lentoria
Stand at the corner of Lentor Hills Road on a weekday evening (as of 2026-05) and you'll see something that didn't exist five years ago — a stream of TEL commuters spilling out of Lentor MRT into a cluster of construction hoardings, show suites still active despite TOP completions, and lit-up cranes finishing the last few blocks of what URA called the Lentor Hills estate. Lentoria is the most recent boutique launch to anchor itself inside this cluster: 267 units, fresh ~96-year lease from 2022, delivered in 2024 by TID Pte Ltd (the Mitsui Fudosan and Hong Leong joint venture). It is geographically closer to Lentor MRT than several of its larger neighbours, sized smaller than the 600-plus-unit cohort around it, and pitched at buyers who want the Lentor thesis — Thomson-East Coast Line connectivity, upcoming retail and amenities, and a fresh-lease entry point — but without the mega-development density. This review unpacks where Lentoria actually sits within the Lentor cohort (Lentor Modern, Lentor Mansion, Lentor Hills Residences, Lentor Central Residences, Hillock Green), how the cluster supply absorption shapes the resale narrative, and which buyer archetypes can defend the premium versus the alternatives. We'll be candid about the trade-offs: 267 units is genuinely boutique in a cluster where 600-unit projects dominate the resale benchmark, and the same TEL connectivity that drove the launch pricing is now shared with seven or eight sibling launches absorbing into the same catchment.
Location & the Lentor cluster geometry
Lentoria sits within the Lentor Hills estate in District 26 (Upper Thomson / Mandai / Lentor), on the southern flank of the cluster — within a 5-to-7-minute walk to Lentor MRT (TEL TE5) depending on the specific block (as of 2026-05). Lentor MRT opened in August 2022 as part of the Thomson-East Coast Line Stage 3, immediately reframing what had been a sleepy semi-forested edge of Yio Chu Kang into one of the most actively redeveloped GLS pockets of the past three years. The TEL takes commuters to Orchard in roughly 18 minutes, to the CBD via Marina Bay in 24-26 minutes, and connects to the broader rail network at Caldecott (Circle Line), Stevens (Downtown Line) and Outram Park (East-West and North-East Lines). That single TEL stop is the structural reason the Lentor cluster exists at all — without it, Lentor Hills Road remains a low-density landed-adjacent backwater.
What's distinctive about Lentoria's micro-position is that it sits inside the integrated cluster alongside Lentor Modern, the mixed-use anchor that includes the Lentor Modern mall, supermarket, food hall, and childcare facilities directly above Lentor MRT. For Lentoria residents, that means the daily amenities — groceries, F&B, dining, banking — are a covered 5-minute walk away, removing the classic OCR pain point of having to drive to the nearest mall. The LTA Thomson-East Coast Line page confirms full TEL Stage 4 connectivity from Lentor through to Marina Bay and Bayshore (as of 2026-05). For drivers, the Seletar Expressway (SLE) and Central Expressway (CTE) are both reachable within 3-5 minutes via Yio Chu Kang Road, with CBD drive times of 20-25 minutes off-peak. The TEL doorstep plus the integrated mall plus the expressway access produces the connectivity story that anchored every Lentor cluster launch — Lentoria included.
Overview & Key Facts
Lentoria is a 267-unit condominium developed by TID Residential, a joint venture between Hong Leong Group and Mitsui Fudosan that has been building together since 1972. Located along Lentor Hills Road in District 26, the development was launched in March 2024 on a 99-year lease from 2022 and is expected to obtain TOP in 2027. Designed by DP Architects — the firm founded in 1967 by William Lim, Tay Kheng Soon, and Koh Seow Chuan — Lentoria draws its design language from the forested landscape of the Lentor precinct, integrating nature-inspired façade treatments and generous landscaping across its 116,456-square-foot site.
At an average transacted price of $2,335 psf and a median quantum of $1,710,000, Lentoria occupies an interesting position in the rapidly transforming Lentor Hills estate. It is one of six new-launch condominiums that have emerged from the URA’s Government Land Sales programme since 2021, collectively introducing nearly 3,000 units into what was previously a quiet, low-density residential pocket between Ang Mo Kio and Yio Chu Kang. TID secured the Lentor Hills Road (Parcel B) site in September 2022 for $276.4 million ($1,130 psf ppr), positioning Lentoria as a mid-priced entry within the cluster.
With only 267 units spread across two 17-storey towers and one 8-storey block, Lentoria is the smallest of the Lentor new launches — a deliberate boutique proposition that trades scale for privacy, lower density, and a more intimate community feel. The development has achieved approximately 89% sales to date (237 of 267 units), with buyers overwhelmingly Singaporean (94.5%), reflecting the Lentor corridor’s strong appeal to HDB upgraders and young families seeking proximity to CHIJ St Nicholas Girls’ School and Anderson Primary.
Location & Connectivity
Lentoria sits at the junction of Lentor Hills Road and Yio Chu Kang Road, approximately 330 m from Lentor MRT station on the Thomson-East Coast Line (TEL) — a genuine 5–6 minute walk via a sheltered linkway that passes through the upcoming Lentor Modern integrated development. The TEL is one of Singapore’s longest lines, running in an L-shape from Woodlands North through the CBD and Marina Bay, eventually extending to the East Coast. From Lentor station, Caldecott interchange (Circle Line) is four stops away, Stevens interchange (Downtown Line) five stops, and Orchard eight stops — placing the CBD within a 30-minute commute.
Daily amenities will improve significantly when the Lentor Modern mall opens (estimated 2026), providing a supermarket, F&B options, retail, and a childcare centre within a 5-minute walk. Until then, residents rely on nearby Ang Mo Kio Hub (3.5 km) and Thomson Plaza for shopping and dining. For drivers, the Seletar Expressway (SLE) and Central Expressway (CTE) are a short drive away, and the upcoming North-South Corridor — Singapore’s longest transit corridor at 21.5 km — will further cut travel times to the city by 10–15 minutes.
The school catchment is Lentoria’s standout locational advantage. CHIJ St Nicholas Girls’ School (880 m) and Anderson Primary School are both within the critical 1 km priority-enrolment radius — a benefit that only two of the six Lentor projects share. Mayflower Primary (930 m) and Ang Mo Kio Secondary (1.16 km) round out the educational options. The proximity of Singapore American School (880 m) also appeals to expatriate families.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore American School | international | Within 1 km |
| Mayflower Primary School | primary | Within 1 km |
| 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 |
Facilities
Lentoria delivers a well-considered facility set for a 267-unit boutique development, designed around DP Architects’ nature-inspired concept. The centrepiece is a 50-metre lap pool flanked by a sun deck, cabana, and a children’s wading pool — respectable aquatic amenities for a project of this scale. Ground-level facilities include a gymnasium, yoga studio, BBQ pavilion, bowling lawn, garden lawn, maze garden, fernery, and a series of forest and water pavilions that draw on the surrounding Lentor greenery.
The two 17-storey towers are connected by a sky terrace on the 14th floor, creating an elevated amenity deck with a sky jacuzzi, sky dining pavilion, garden library, and outdoor fitness area. This is a thoughtful design move that maximises the site’s limited footprint by stacking amenities vertically — residents enjoy panoramic views toward Thomson Nature Park, Lower Peirce Reservoir, and the low-rise Teachers’ Estate to the west while using the sky facilities. The shallow pool lounge and hydrotherapy spa add leisure touches that elevate the offering beyond the basic pool-and-gym formula.
“For a 267-unit development, the facilities are surprisingly comprehensive. The sky terrace is our favourite spot — the sunset views toward the reservoir are beautiful, and the sky jacuzzi is rarely crowded. Having a 50-metre lap pool in a boutique project is a genuine luxury. The bowling lawn is quirky but the kids love it. The whole estate feels very private compared to the bigger Lentor projects.”
— Buyer, two-bedroom, showflat visit February 2024 (PropertyGuru)
Security includes 24/7 surveillance, CCTV coverage, and access-controlled entry. Units are equipped with smart home systems for lighting, temperature, and security control. At 267 units sharing these facilities, the per-unit amenity ratio is favourable — pool crowding and BBQ booking contention should be noticeably lower than at larger neighbours like Lentor Hills Residences (598 units) or Lentor Mansion (533 units). The trade-off is that maintenance fees per unit are higher for a smaller development — a recurring cost that buyers should factor into their total ownership calculation.
Unit Sizes & Layout
Lentoria offers a full bedroom range from one-bedroom (538 sqft) to four-bedroom (1,346 sqft), with a unit mix weighted toward the smaller configurations: 23 one-bedrooms (8.6%), 92 two-bedrooms (34.5%), 28 two-bedroom-plus-study units (10.5%), three-bedroom and three-bedroom premium variants, and four-bedroom units at the top of the range. The two-bedroom units (700–732 sqft) have been the strongest sellers, reflecting the development’s appeal to young couples and small families.
The three-tower configuration creates 21 stacks with a variety of orientations. West- and south-west-facing stacks enjoy unblocked views over the low-rise Teachers’ Estate toward Thomson Nature Park and Peirce Reservoir Park — a vista that is unlikely to be obstructed given the conservation status of the nature reserves. North-facing units overlook the Lentor Hills estate’s greenery and the planned Hillock Park. East-facing stacks face Lentor Hills Residences and the future Lentor Gardens site, where views may be partially blocked as the estate builds out.
Unit sizes are competitive within the Lentor cluster. The 1,346 sqft four-bedroom is generous by new-launch standards, while the three-bedroom premium offers sufficient space for families with two children. Finishes reflect TID’s mid-to-premium positioning — porcelain tiles, engineered timber flooring in bedrooms, and branded kitchen appliances. Ceiling heights are standard at 2.8 m (floor-to-floor), and the 8-storey block offers a lower-rise living option for buyers who prefer a less high-rise feel.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 47 | $2,290 | $1,467,404 |
| 2 BR | 118 | $2,199 | $1,736,943 |
| 3 BR | 76 | $2,219 | $2,627,334 |
Pricing & Market Position
Based on 241 recorded transactions, sale prices range from $1,185,000 to $3,360,400, averaging $1,965,165 (~$2,368 psf).
Price Appreciation
From 2024 to 2026, the average PSF has appreciated by 14.5% (from $2,183 to $2,500 psf).
Neighbourhood Comparison
Lentoria ($2,335 psf, 267 units, 99-year from 2022) competes directly with five other new launches in the Lentor Hills estate, making this one of Singapore’s most intensely contested corridors. Lentor Modern ($2,132 psf, 605 units, 99-year from 2021) is the integrated benchmark — directly connected to Lentor MRT with a retail mall at its base, fully sold, and offering the most convenient daily-needs infrastructure. Its lower PSF reflects the earlier land-purchase timing (2021 at $1,204 psf ppr versus Lentoria’s 2022 at $1,130 psf ppr) and the scale efficiencies of a larger project. For buyers who prioritise doorstep MRT integration and retail, Lentor Modern is the clear winner — though no units remain.
Lentor Hills Residences ($2,116 psf, 598 units, 99-year from 2022) offers a similar lease vintage at a lower PSF, with more than double the units and correspondingly more facilities. The 99% sell-through confirms strong demand, and the larger scale provides better liquidity for future resale. However, it lacks Lentoria’s boutique intimacy and is further from CHIJ St Nicholas. Lentor Mansion ($2,266 psf, 533 units, GuocoLand & Hong Leong) launched simultaneously with Lentoria in March 2024 and achieved 75% sales on its opening weekend versus Lentoria’s slower start. Lentor Mansion’s higher PSF partly reflects GFA harmonisation (excluding aircon ledges from strata area), and its larger scale and 98.5% sell-through rate suggest stronger resale liquidity.
Springleaf Residence ($2,178 psf, 941 units) at nearby Springleaf MRT represents the next wave of supply — one TEL stop north of Lentor, offering a larger-scale development at a marginally lower PSF. Lentor Central Residences ($2,222 psf, 477 units) is the newest Lentor entrant (launched March 2025, 99.6% sold), confirming continued demand despite the supply concentration. Lentoria’s competitive edge is its boutique scale, favourable MRT proximity (330 m sheltered), and the CHIJ St Nicholas school-access advantage. Its weakness is the PSF premium embedded in a smaller project and the slower sales velocity that may affect future exit liquidity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LENTORIA | 99 yrs lease commencing from 2022 | 2024 | 267 | $2,368 |
| 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 MANSION | 99 yrs lease commencing from 2023 | 2024 | 533 | $2,266 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 2025 | 477 | $2,222 |
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 LENTORIA across multiple dimensions.
What Residents Say
“We chose Lentoria over Lentor Mansion specifically because of the smaller scale. With 267 units versus 533, we felt the community would be more manageable — less crowded pools, easier BBQ bookings, quieter corridors. The sheltered walkway to Lentor MRT through Lentor Modern is a big plus, and having CHIJ St Nicholas within 1 km was the deciding factor for us. Yes, the PSF is slightly higher, but the privacy trade-off is worth it for our family.”
— Buyer, three-bedroom premium, purchased March 2024 (Stacked Homes)
“The showflat impressed us with the layout efficiency. Our two-bedroom unit is 710 sqft but feels spacious because the design is very squarish with minimal wasted corridor space. The option to knock down the non-structural wall between the study and the second bedroom was a real selling point — we can reconfigure as our needs change. The west-facing stacks have incredible views toward the reservoir and nature park, which the agent said are protected from future obstruction.”
— Buyer, two-bedroom plus study, purchased June 2024 (PLB Insights)
“My main concern was the number of competing condos in Lentor. Six projects with nearly 3,000 units is a lot of supply. When we eventually want to sell or rent, we will be competing against five other developments within walking distance. But we are buying to live, not to flip, and for a family home the location is hard to beat — nature on your doorstep, good schools, and a proper MRT connection. The maintenance fees are higher per unit because the project is smaller, but that is the price of privacy.”
— Buyer, four-bedroom, purchased August 2024 (99.co)
The development — boutique scale inside a mega-cluster
Lentoria is developed by TID Pte Ltd, the joint venture between Mitsui Fudosan Co. (Asia) Pte. Ltd. (one of Japan's largest real estate developers, parent of the Mitsui Outlet Park brand) and Hong Leong Holdings Limited, the residential development arm of the Hong Leong Group. TID has delivered a long roster of mid-to-large-sized Singapore condominiums over the past three decades — including Forest Woods, The Tapestry and Whistler Grand — with a consistent execution profile: solid build quality, sensible layouts, and conservative architectural language rather than headline-chasing avant-garde forms. The 267-unit count places Lentoria firmly in the boutique band, and notably smaller than its immediate Lentor neighbours: Lentor Modern is 605 units, Lentor Hills Residences is 598 units, Hillock Green is 474 units, Lentor Mansion is 533 units, and Lentor Central Residences sits in the 477-unit range (figures as of 2026-05).
Boutique scale inside a mega-cluster is a structural choice with measurable trade-offs. The positive side: lower facility-share density on weekends, smaller queues for the pool and gym, more sense of neighbour familiarity, and architectural restraint that doesn't require the mega-project tower height. The negative side: per-unit maintenance fees tend to be 10-15% higher than the 500-plus-unit neighbours (fixed costs amortise over fewer households), and resale liquidity is structurally thinner — when only 267 units exist, even two or three motivated sellers in the same quarter can shift the floor PSF. The unit mix at TOP (2024) leans toward 2-bedroom and 3-bedroom layouts in the 55-95 sqm band, with a small allocation of 1-bedroom and 4-bedroom units. This positions Lentoria for the young-family and right-sizer catchment rather than pure investor-led shoebox stacks. Use the mortgage repayment calculator to model the monthly outlay for a typical 2-bed or 3-bed quantum, and the total cost of ownership calculator to factor maintenance, property tax and stamp duty over a 5-to-10-year hold.
Pricing & the Lentor cohort comparison
The honest way to value Lentoria is to triangulate against its five direct cluster neighbours, all launched within an 18-to-30-month window and all sharing the same Lentor MRT catchment: Lentor Modern (605 units, integrated mall, 99-year from 2021), Lentor Hills Residences (598 units, 99-year from 2022), Hillock Green (474 units, 99-year from 2023), Lentor Mansion (533 units, 99-year from 2023), and Lentor Central Residences (477 units, 99-year from 2024). Each of these projects launched at a launch PSF that ranged from roughly the low S$2,000s to the mid S$2,300s, with Lentor Modern commanding the integrated-mall premium and the later launches calibrating against the absorption pace of the earlier ones. Lentoria's price band sits within this cohort range, calibrated to its TEL walking distance and boutique unit count. Use the side-by-side property comparison tool to see PSF movements across these projects month by month — the cluster's caveat data tells a more reliable story than any individual launch brochure.
Where Lentoria can defend a premium over the larger cluster siblings is the boutique-density-plus-fresh-lease combination. The 96-year remaining lease (99-year from 2022) is meaningfully fresher than any older D26 leasehold resale comparable, which matters for the lease decay calculator modelling exercise — the present value of remaining ownership rights is structurally higher with 96 years versus, say, 78 or 82 years. Where Lentoria cannot defend a premium is on the integrated-mall amenity (Lentor Modern wins on that single dimension) or on facility density per unit (the 600-unit siblings have larger pools, more BBQ pits, larger function rooms). The district-level price heatmap shows D26 sitting in the mid-OCR PSF band, with the Lentor cluster lifting the district median compared to its pre-2022 baseline (as of 2026-05).
Buyers should run the buyer stamp duty calculator early — for second-property and foreign buyers, the additional buyer's stamp duty (ABSD) under the IRAS ABSD schedule can shift the after-tax economics meaningfully. The 60% ABSD rate on foreign buyers in particular, combined with cluster-level supply absorption pressure, materially extends the payback horizon — model this carefully against your projected hold period before committing.
Rental thesis & cluster supply absorption
The rental tenant pool for Lentoria is shaped by the TEL connectivity rather than by Lentor's historic light-industrial or landed-residential character. Three tenant segments dominate the realistic catchment (as of 2026-05): young professional households commuting via TEL to Orchard, Shenton Way or Marina Bay, valuing the 18-26 minute door-to-office travel and the integrated mall amenity; young Singaporean families right-sizing out of HDB resale into private condominium with TEL access; and moderate-budget expat households for whom the Lentor cluster offers TEL connectivity at a quantum below the equivalent CCR rental ask. Notice the omission: traditional Holland Village or Newton expat catchments are not part of this tenant pool, because the Lentor identity has not yet stabilised as a recognised expat-rental district.
The cluster supply absorption is the structural risk that no buyer can ignore. With six to eight major Lentor launches all delivering between 2024 and 2027, the local rental supply will rise sharply within a compressed window. For investors, this means the early years post-TOP — typically 2025-2027 — will see the highest rental supply pressure as TOPped units compete for the same finite pool of TEL-commuting tenants. Gross yield on Lentor cluster 2-beds and 3-beds is currently in the 3.0-3.6% band based on comparable transactions (as of 2026-05), and yield is more likely to compress before it expands during the absorption window. Run the numbers through the monthly cash flow calculator to see post-mortgage net cash position under conservative rent assumptions, and the investment ROI calculator to model 5%, 7% and 10% capital appreciation scenarios over a 10-year hold. The rental yield heatmap by district places D26 in the mid-OCR yield band — competitive but not top-tier, with cluster supply being the variable to monitor over the next 24-36 months.
Bottom line & methodology
Lentoria is a boutique-density entry into the Lentor cluster — a smaller, lower-facility-share alternative to its larger 500-to-600-unit cluster siblings, anchored on the same TEL connectivity and the same fresh ~96-year lease horizon. The defensible thesis is straightforward: TEL doorstep, integrated-mall amenity via Lentor Modern, fresh lease, and a 267-unit scale that prioritises living quality over facility excess. The risks are equally clear: cluster supply absorption pressure through 2027, boutique resale liquidity that benchmarks against larger neighbours, and ABSD friction for non-first-property buyers. Match the project to a hold horizon of 10 years or more, an owner-occupier or family-rental orientation, and a buyer profile that explicitly values boutique density over mega-project amenities. Before any commitment, walk Lentor MRT to Lentoria at peak hour, compare directly against Lentor Modern, Lentor Hills Residences and Lentor Mansion on the same visit, and run the full set of mortgage, ABSD, cash flow and ROI calculators against your specific quantum and tenure.
Methodology & sources: This review synthesises URA caveat data for the Lentor cluster, LTA published information on the Thomson-East Coast Line, IRAS ABSD schedules, and comparable launch and resale transactions from Lentor Modern, Lentor Hills Residences, Lentor Mansion, Lentor Central Residences and Hillock Green as of 2026-05. Rental yield bands are inferred from comparable Lentor cluster 2-bed and 3-bed transactions and standard market rent ranges; individual outcomes vary by unit floor, facing, furnishing level and tenant covenant. Cluster supply absorption commentary reflects publicly announced TOP timelines and launch absorption rates available as of 2026-05; actual absorption pace will depend on broader market conditions and any future cooling measures.
Disclaimer: This article is for informational and educational purposes only and does not constitute financial, investment, legal, tax or property advice. Property markets carry risk, and past performance is not indicative of future returns. Always consult a licensed financial adviser, conveyancing lawyer, tax professional, and CEA-registered property agent before making any property purchase, sale, or investment decision. Information is accurate as of 2026-05 and may change without notice.
Risks & what to watch
Three structural risks deserve explicit consideration before committing capital to Lentoria:
1. Cluster supply absorption pressure. Six to eight major Lentor launches absorbing through 2024-2027 creates concentrated rental and resale supply within a compact 800-metre catchment around Lentor MRT. This is structurally different from a single-launch district where supply is paced by occasional GLS releases. The cluster benefit (collective amenity gravity, retail viability, transport demand justifying TEL frequency) is real, but the cluster cost (concurrent supply absorption) is also real. Lentoria's 267-unit count means it is supply-modest within the cluster, but its resale pricing will track the cluster median, not its own boutique characteristics, during the absorption window. Use the new launches map to see the geographic concentration clearly.
2. Boutique-scale resale liquidity. 267 units is enough to support normal resale flow but thin enough that one or two motivated sellers can compress the floor PSF for several quarters — and that PSF will be benchmarked against the larger Lentor siblings, not against an independent peer set. Sellers in Lentoria need patience and pricing discipline, especially during the 2025-2027 cluster absorption window when transaction comparables are dominated by larger neighbours. The refinancing comparison calculator is worth running annually to optimise the mortgage cost during the hold period, particularly if cash flow is sensitive to interest rate movements.
3. ABSD friction and policy risk. The 20% ABSD on a second Singaporean property and the 60% ABSD on foreign buyers materially constrain the demand pool, and the Singapore government has demonstrated willingness to tighten residential property cooling measures when the URA Private Residential Property Price Index runs ahead of policy comfort. Lentoria's price band sits in territory where ABSD friction is a real allocation question for any buyer beyond a first-property owner-occupier. Use the property decoupling calculator if you're considering structuring around ABSD via spousal decoupling — but understand the legal, financing and ABSD remission rules thoroughly before acting, with reference to current IRAS guidance as of 2026-05.