Lentor Gardens Residences
502 homes on the seventh Lentor Hills GLS parcel. Kingsford's first Lentor — into a catchment where the flagship launches (Lentor Modern 84%, Lentor Mansion 75%, Lentor Central Residences 93%) saw strong opening weekends and the estate is now ~96% sold.
The URA-verified numbers, before the brochure.
- Developer
- Kingsford Huray Development Pte Ltd (Kingsford Group)Source: GLS tender result, URA
- Tenure
- 99-year leasehold
- Total units (URA)
- 502Source: URA GLS filings
- Land area (URA)
- 20,639 sqm (~222,161 sqft at award)Source: GLS tender result, URA
- Master Plan GFA (URA)
- 45,921 sqmSource: URA GLS filings
- Built form
- Low- and mid-rise blocks of up to 16 storeysSource: developer-stated plans
- Land cost
- S$429.23M · S$920 psf ppr (top of 2 GLS bids)Source: GLS tender result, URA
- District / Planning area
- D26 · Ang Mo Kio
- Address
- Lentor Gardens (numbering on Lentor Gardens road)
- Preview / Launch
- Showflat preview from 4 Jul 2026 · booking from 18 Jul 2026Source: portal listings (EdgeProp, 99.co, PropertyGuru), Jun 2026
- Nearest MRT
- Lentor (TE5) · Mayflower (TE6) — both Thomson-East Coast Line
- Expected TOP
- 2028–2029
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 29 May 2026.
Lentor is the most-tested launch catchment of this cycle.
Six private launches have come through Lentor Hills since 2022 — Lentor Modern, Lentor Hills Residences, Lentoria, Lentor Mansion, Lentor Central Residences, and Hillock Green. Opening-weekend take-up ranged widely: the flagships flew — Lentor Modern at 84%, Lentor Mansion at 75% (S$2,104 psf), Lentor Central Residences at 93% (S$2,200 psf average) — while Lentor Hills Residences (50%), Hillock Green (27.6%) and Lentoria (18.7%) opened slow. What the estate has proved is staying power, not uniform launch velocity: roughly 96% of the ~2,950 units launched are now sold, and Lentor Modern, the first of the wave, has TOP'd with early subsale gains of up to 21%.
Lentor Gardens Residences is the seventh GLS parcel. Kingsford Group submitted the top bid when the tender closed on 3 April 2025 (the award came later) — S$429.23 million, or S$920 per square foot per plot ratio. The bid was 1.66% above the only other bid (a Hong Leong + TID + CSC Land Group consortium) at S$905 psf ppr. A tight spread like that tells you both bidders broadly agreed on what the precinct is worth — there's no "winner's curse" premium baked in.
What you're buying when you buy Lentor Gardens Residences: the seventh launch into a catchment that has already proved absorbent at this PSF band, on a 20,639 sqm site that allows a relatively low-density layout (plot ratio ~2.1). Built form is mostly low-rise and mid-rise — up to 16 storeys per Kingsford's stated plans — which is a quieter scale than the 27–28 storey towers at Lentor Central.
The catch: Kingsford is the unfamiliar name here. Lentor's previous launches have been carried by GuocoLand, Hong Leong, and TID — institutional Singapore developers with a long, conservative track record on absorption strategy. Kingsford has shipped before (Kingsford Waterbay, others) but doesn't carry the same depth of recent comparable launches. The risk is not the catchment; it's how Kingsford prices and sells into it.
What the six previous launches priced and absorbed.
Each Lentor launch has hit the market with stronger pricing than the one before it. Launch-weekend take-up was uneven — from 18.7% to 93% — but the estate has since absorbed to ~96% sold. Lentor Gardens Residences will price off this comp set:
| Project | Developer | Units | Launch | PSF | Notes |
|---|---|---|---|---|---|
| Lentor Modern | GuocoLand | 605 | Sep 2022 | Launch avg S$2,106 (84%) · URA today S$2,389 | TOP 2025; early subsale gains up to 21% |
| Lentor Hills Residences | GuocoLand / Intrepid Investments / TID | 598 | Jul 2023 | Launch avg S$2,080 (50% wk) · URA today S$2,096 | 50% at launch (2023); largely sold through since |
| Lentoria | TID (Hong Leong + Mitsui Fudosan) | 267 | Mar 2024 | Launch avg S$2,120 (18.7% wk) · URA today S$2,329 | 78%+ sold to date |
| Lentor Mansion | GuocoLand / Hong Leong | 533 | Mar 2024 | Launch S$2,104 – 2,478 (75% wk) · URA today S$2,222 | First launch sold by liveable space (URA GFA rule) |
| Lentor Central Residences | Hong Leong / GuocoLand / CSC Land | 477 | Mar 2025 | Launch S$1,982 – 2,573 · avg S$2,200 (93% wk) | Best Lentor launch-weekend take-up by % of units |
| Lentor Gardens Residencessubject | Kingsford Group | 502 | Jul 2026 | Est. ~S$2,150+ (analyst est.) | Subject — 7th Lentor GLS parcel |
Launch figures from EdgeProp Singapore property-news coverage of each launch. "URA today" values are weighted averages from URA caveat data in the last 12 months via EdgeProp condo pages. Lentor Gardens Residences estimate from PropNex CEO at the time of the GLS tender award — we'll update with URA caveats once launch transactions clear. Across the six prior launches, EdgeProp's July 2025 estate review counted 2,954 units launched across six projects, with 96.4% (2,849) sold.
Unit mix · Floor plans · Indicative prices.
Kingsford has not released the unit mix, floor plans, or indicative pricing yet. Our partner agent will receive the first developer brief at preview — drop your details below and we'll forward them the moment they're available, plus priority showflat access.
Lentor Gardens — the quiet end of the Lentor estate.
The site fronts Lentor Gardens road on the north-eastern edge of the Lentor Hills private residential estate. The surrounding land mix is mostly landed housing and the other Lentor Hills new launches; the Lentor MRT integrated cluster is a short walk to the south.
Walking distance: Lentor MRT (TE5), Lentor Modern's ground-floor mall (CS Fresh, ChildFirst Pre-school), and the adjacent Lentor Hills Park Connector. Driving distance: Thomson Plaza, AMK Hub, and the CTE / SLE on-ramps.
The catchment's school anchors — CHIJ St Nicholas Girls' School, Anderson Primary, Mayflower Primary — are within a short drive but not the immediate 1 km tier. Tier-2 distance ranking will be confirmed when the developer releases the official catchment table at preview.
Quiet enclave, MRT in reach.
Lentor Gardens sits at the calmer end of the estate. Day-to-day groceries and F&B run through Lentor Modern's mall cluster and Upper Thomson's eateries; weekend recreation runs through Lower Pierce Reservoir and Bishan-AMK Park.
- CHIJ St Nicholas Girls' Schoolshort drive
- Anderson Primary Schoolshort drive
- Mayflower Primary Schoolshort drive
- Anderson Serangoon Junior College~10 min drive
- Eunoia Junior College~10 min drive
- Lentor MRT (TE5)~500 m / 6–7 min walk
- Mayflower MRT (TE6)~1.2 km / ~15 min walk
- Yio Chu Kang MRT (NS15)~5–7 min drive
- CTE / SLE~5 min
- Lentor Modern mall (CS Fresh)walking distance
- Thomson Plaza~5 min drive
- AMK Hub~8 min drive
- Upper Thomson eateries~5 min drive
- Lower Pierce Reservoirshort drive
- Bishan-Ang Mo Kio Park~7 min drive
- Lentor Hills Park Connectorwalking distance
- Singapore Island Country Club~10 min drive
Trusted catchment, less-tested developer.
The Lentor catchment data is unusually deep for an upcoming launch — six prior launches, now ~96% sold across the estate, give you a rare amount of pre-launch confidence. Note that launch-weekend velocity has been uneven (18.7% to 93%), so pace at preview will hinge on pricing. The other question marks cluster around the developer and the layout choices.
- Six prior Lentor launches, now ~96% sold across the estate — rare catchment depth (flagships hit 75%–93% on opening weekend)
- S$920 psf ppr land cost sets a defensible launch floor
- Tight 1.66% bid spread = bidder consensus on the right number
- Low plot ratio (~2.1) means a lower-density, quieter project
- Lentor Modern subsale data (early TOP gains up to 21%) supports the precinct thesis
- Lentor MRT (TE5) ~500 m / 6–7 min walk, inside URA 1 km amenity ring
- Kingsford is the unfamiliar name in this catchment
- Seventh parcel — supply has built up alongside demand
- No Primary 1 (1 km) catchment-defining school on the doorstep
- Layout will be tested at preview — Kingsford's product depth in this PSF band is thinner than the incumbents
- Resale liquidity will need to navigate the broader Lentor supply pipeline
Be on the list before the preview opens.
We'll forward Kingsford's e-brochure, floor plans, and indicative price list the moment they're released, plus a priority showflat slot. Lentor Gardens Residences hasn't taken bookings yet — early registrants get the first look.
What buyers keep asking.
- When will Lentor Gardens Residences launch? +
- Lentor Gardens Residences is slated to launch in July 2026. Property-portal listings (EdgeProp, 99.co and PropertyGuru) put the booking/launch weekend at 18 July 2026, with the showflat preview from 4 July; as of June 2026, Kingsford has not yet issued a formal launch press release. Kingsford submitted the top bid when the GLS tender closed on 3 April 2025 (the award came later). Our partner agent will receive the first developer brief — drop your details on this page to be on the priority list.
- Who is the developer? +
- Lentor Gardens Residences is developed by Kingsford Group — registered as Kingsford Huray Development Pte Ltd for this site. It's Kingsford's first project in Lentor Hills. The Group has been active in the Singapore residential market with a portfolio that includes Kingsford Waterbay and others.
- How many units does Lentor Gardens Residences have? +
- Lentor Gardens Residences has 502 units, per URA filings, on a 20,639 sqm site with a Master Plan GFA of 45,921 sqm — a relatively low density (plot ratio ~2.1, similar to other Lentor Hills parcels). Some third-party listings break the count down as 499 homes plus three commercial shops; as of June 2026, URA filings consistently point to 502 units, and Kingsford has not published an official unit mix. The built form is a mix of low-rise and mid-rise blocks of up to 16 storeys, per Kingsford's stated plans.
- What's the expected launch PSF? +
- Lentor Gardens Residences is expected to average above S$2,150 psf at launch — PropNex CEO Ismail Gafoor's estimate at the time of the April 2025 tender award, based on the S$920 psf ppr land cost and the typical 2.2–2.5× land-to-launch multiplier in suburban D26 launches. The actual launch number will be set by Kingsford closer to preview — we'll publish it the moment it's confirmed.
- How does Lentor Gardens compare to the other Lentor launches? +
- Six Lentor parcels launched ahead of Lentor Gardens Residences: Lentor Modern (2022), Lentor Hills Residences (Jul 2023), Lentoria (Q1 2024), Lentor Mansion (Mar 2024), Lentor Central Residences (2025), and Hillock Green. Launch-weekend take-up ran a wide spread — from 18.7% at Lentoria and 27.6% at Hillock Green at the low end, up to 84% at Lentor Modern, 75% at Lentor Mansion and 93% at Lentor Central Residences. What's consistent is that the estate has absorbed over time: ~96% of the roughly 2,950 units launched had sold as of EdgeProp's July 2025 estate review. Lentor Gardens Residences is the seventh parcel and one of only a few Lentor projects with a single-developer (non-consortium) structure.
- How far is the project from the MRT? +
- Lentor MRT (TE5) is ~500 m / 6–7 min walk from Lentor Gardens Residences — comfortably inside the URA 1 km amenity ring. Mayflower MRT (TE6) sits further out at ~1.2 km / ~15 min walk. Lentor Modern's integrated mall is at the Lentor MRT stop and is a short walk from the development.
- How was the land tender bid? +
- The Lentor Gardens Residences GLS tender closed on 3 April 2025 with two bids. Kingsford's S$920 psf ppr (S$429.23M) topped the table by just 1.66% — the other bid, from a Hong Leong + TID + CSC Land Group consortium, came in at S$905 psf ppr (S$422.22M). That tight spread is meaningful: it tells you that both bidders broadly agreed on what the catchment is worth, unlike the wider spreads seen on other recent GLS tenders.
- Is there a Primary 1 school catchment? +
- The nearest mainstream primaries to Lentor Gardens Residences include CHIJ St Nicholas Girls' School, Anderson Primary, and Mayflower Primary. The official 1km / 2km tier breakdown follows MOE's annual P1 registration exercise — we'll update this section with verified distances once Kingsford's brochure lands.
- What's the expected TOP? +
- Lentor Gardens Residences' expected TOP falls in the 2028–2029 window; portal listings as of June 2026 typically cite Q1 2029. That's a three- to four-year build from the July 2026 launch.
- How do I get the e-brochure? +
- Drop your contact below for the Lentor Gardens Residences e-brochure. We'll forward Kingsford's e-brochure, floor plans, and indicative pricing the moment they're released, plus a priority slot at the showflat opening.
This page is maintained continuously. Unit mix, floor plans, and indicative prices will be added the moment Kingsford releases them. If there's a question we haven't covered, email hello@whichcondo.sg.