Lentoria

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.

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.

Pricing & Market Position

Across 248 recorded transactions (all-time), sale prices range from $1,185,000 to $3,360,400, averaging $1,980,603.

Over the last 12 months, transactions averaged $2,388 psf.

Price Appreciation

From 2024 to 2026, the average PSF has appreciated by 12.5% (from $2,183 to $2,456 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.

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 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)

Strengths & Weaknesses

Verdict

Lentoria is the boutique play in the Lentor Hills estate — the smallest and most intimate of the six new-launch condominiums reshaping this former backwater into one of Singapore’s most compelling new residential corridors. At $2,335 psf, it sits in the middle of the Lentor pricing spectrum: more affordable than Lentor Mansion ($2,266 psf) and Lentor Central Residences ($2,222 psf) on a quantum basis, but at a slight PSF premium that reflects its smaller scale and correspondingly higher per-unit land cost. The 89% sell-through rate confirms market acceptance, though the pace was noticeably slower than neighbours like Lentor Mansion (75% on launch weekend) — a reflection of Lentoria’s higher PSF launch price and the competitive pressure of multiple simultaneous Lentor launches.

The strengths are genuine: a 330 m sheltered walk to Lentor MRT is among the best transit connections in the cluster, the 1 km proximity to CHIJ St Nicholas is a coveted school-access advantage, the DP Architects design is thoughtful, and the 267-unit scale delivers a privacy and community quality that the mega-developments cannot match. The nature surrounds — Thomson Nature Park, Lower Peirce Reservoir, the planned Hillock Park — give Lentor a green character that few new-build estates can claim.

The weaknesses are equally real. Lentor is still a neighbourhood under construction — the Lentor Modern mall has not yet opened, retail and dining options remain limited, and the estate will feel like a building site for several more years. The supply concentration (nearly 3,000 units within walking distance) creates genuine exit-strategy risk: when owners of Lentoria, Lentor Modern, Lentor Hills Residences, Lentor Mansion, Hillock Green, and Lentor Central Residences all seek to sell or rent simultaneously, competition will be intense. The 99-year lease from 2022 provides a comfortable 95-year runway, but the clock is ticking toward the 75-year threshold in 20 years — relevant for buyers planning a long hold.

For young families who prioritise school proximity, MRT access, and a nature-adjacent lifestyle in a boutique setting, Lentoria is a compelling proposition. For investors, the lack of rental data (no tenancies recorded yet) and the supply overhang in the Lentor corridor warrant caution. The Lentor story is ultimately a bet on the URA’s vision for a forest-fringe township — and with over 96% of units across the estate already sold, the market has largely endorsed that vision.