Lentoria
Lentoria is a 267-unit, 99-year leasehold condominium on Lentor Hills Road in District 26, developed by TID; the Hong Leong Holdings and Mitsui Fudosan joint venture (project vehicle Lentor View Pte Ltd). It opened on 2 March 2024 to a notably slow start, moving 50 units (about 19%) over launch weekend at an average of S$2,120 psf, from about S$1,960 psf; the softest debut among the Lentor Hills estate launches. Two years on it sits near 90% sold, a reminder that a quiet opening weekend is not the same as a project that fails to clear.
The numbers, on one page.
- District
- D26 (Lentor / Upper Thomson, OCR)
- Address
- Lentor Hills Road (Parcel B); blocks at 32, 36 & 38 Lentor Hills Road
- Developer
- TID; Lentor View Pte Ltd, a Hong Leong Holdings + Mitsui Fudosan joint ventureSource: Hong Leong newsletter + EdgeProp + PropertyGuru, 2022-2024
- Total units
- 267Source: EdgeProp + PropertyGuru + Stacked Homes, multi-source corroborated
- Tenure
- 99-year leasehold (from the 19 Sep 2022 GLS award)Source: Hong Leong newsletter + EdgeProp GLS + developer fact sheet
- Configuration
- 3 blocks; two of 17 storeys, one of 8 storeysSource: PLB + Stacked Homes + developer fact sheet
- Site area
- approx 10,819 sqm (116,455 sqft), plot ratio 2.1Source: EdgeProp GLS + developer fact sheet
- Architect
- DP ArchitectsSource: PLB + developer fact sheet
- Est TOP
- 2 Jul 2027 (vacant possession)Source: developer fact sheet + PLB + 99.co/Yahoo
- Launch date
- 2 Mar 2024 (preview from 17 Feb 2024)Source: EdgeProp + PLB + PropertyGuru
- Launch weekend take-up
- 50 units sold, ~19% (18.7%) at avg S$2,120 psf, from ~S$1,960 psfSource: EdgeProp + PropertyGuru + Yahoo, Mar 2024
- Nearest MRT
- Lentor (TE5) — ~420 m straight-lineSource: OneMap (straight-line)
- Construction
- Non-PPVC (hackable internal walls / customisable layouts; 2.9m ceilings)Source: EdgeProp + developer review pages
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
93% sold to date
A slow Lentor opener that the estate absorbed anyway.
Lentoria is the case study in why "slow launch" deserves a careful reading rather than a verdict. When TID opened the project on 2 March 2024, it sold 50 of its 267 units; about 19%; at an average of S$2,120 psf. That was the weakest opening of the four Lentor Hills estate launches that preceded it: Lentor Modern cleared 84% on its 2022 launch day, Lentor Hills Residences about 50% in 2023, and even Hillock Green's softer 27.6% beat Lentoria's debut. The gap is real and worth being honest about.
But the why matters more than the headline. By early 2024 the Lentor sub-market was no longer the novelty it had been; four projects had already absorbed the early-mover demand, and the broader OCR market had cooled from its 2021-2022 exuberance. Lentoria also launched in the same month as GuocoLand's larger, better-marketed Lentor Mansion, which took 75% at its own 15-16 March launch weekend; a direct draw on the same buyer pool. A quiet weekend, in other words, was partly a function of timing and competition rather than a flaw in the product.
The product itself has defensible logic. DP Architects designed a lower-density scheme; three blocks, two of 17 storeys and one of eight, on a roughly 116,455 sqft site; and TID built it without PPVC, so internal walls can be hacked and layouts reconfigured (and ceilings run a taller 2.9m), a genuine differentiator against the prefab-volumetric norm. The unit mix skews to families: two-bedders make up roughly half and three-bedders about a third, with only a thin sliver of one-bedders. Buyers were overwhelmingly local (94.3% Singaporean by EdgeProp buyer records, with 5.3% PR and 0.4% foreign), which fits an owner-occupier rather than speculative profile.
The resolution is in the sell-through. From about 71% sold by February 2025, Lentoria reached roughly 90% by April 2026 (EdgeProp's caveat record shows around 237 transactions), with trailing-year resale caveats reported around S$2,240-S$2,670 psf; comfortably above the S$2,120 launch average. The lesson for a buyer reading this page: Lentoria's slow weekend told you about market timing and marketing muscle, not about whether the homes would eventually clear or hold value. They did both, just without the launch-day fireworks.
Launched from ~S$1,960 psf, avg S$2,120 at the weekend.
Lentoria launched on 2 March 2024 from about S$1,960 psf with an average achieved price of S$2,120 psf; two-bedders from about S$1.44 million and three-bedders from about S$1.85 million (S$1,974 psf, EdgeProp-reported). That average sat mid-pack for the Lentor Hills estate at the time: above Lentor Hills Residences' S$2,080 psf 2023 weekend average, broadly level with Hillock Green's S$2,108 psf, and a touch below Lentor Mansion's S$2,104 psf floor (which ran up to S$2,478 psf). The starting figure is cited as both S$1,965 (EdgeProp's launch headline) and S$1,958 (PropertyGuru and republished summaries); both round to roughly S$1,960 psf, and we attribute the figure rather than asserting one.
The more telling number is the resale spread. Caveats over the trailing 12 months to mid-2026 are reported around S$2,240-S$2,670 psf (average around S$2,365 psf), with a high near S$2,670 psf recorded in April 2026; meaningfully above the launch average. For a project that opened slowly, that price appreciation is the strongest argument that the soft weekend reflected timing, not mispricing.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Lentoriasubject | D26 · Lentor | 267 | 99-yr | 2027 | S$2,120 avg at launch (~19% launch weekend) |
| Lentor Modern | D26 | 605 | 99-yr leasehold | completed/TOP-ed (fully sold 2025) | launch day Sep 2022: 84% sold (508/605), S$1,856-S$2,538 psf; avg ~S$2,100 psf |
| Lentor Hills Residences | D26 | 598 | 99-yr leasehold | est 2026/2027 | launch weekend Jul 2023: ~50% sold (298 units), avg S$2,080 psf, from S$1,834 psf |
| Hillock Green | D26 | 474 | 99-yr leasehold | est 2027 | launch day Nov 2023: 27.6% sold (131 units), avg S$2,108 psf |
| Lentor Mansion | D26 | 533 | 99-yr leasehold | est 2027 | launch weekend 15-16 Mar 2024: 75% sold (400 units), S$2,104-S$2,478 psf, from S$2,104 psf |
Launch averages and take-up are developer/EdgeProp-reported. Comparables are the Lentor Hills estate cohort; Lentoria's slow ~19% open contrasts with faster Lentor launches.
Non-PPVC, hackable layouts.
Lentoria was marketed on its non-PPVC construction — hackable walls and more layout flexibility than prefab-volume builds — across 267 units in low-rise blocks by DP Architects. Sizes follow the developer's launch mix.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-Bedroom (Type A2) | small allocation (3 stacks) | 538 | from ~S$1.19m (~S$2,190 psf) |
| 2-Bedroom / 2BR+Study (B1-B4S) | ~half of 267 | 700-732 | from ~S$1.44m (~S$1,960 psf) |
| 3-Bedroom / 3BR Premium (C1-C6P) | ~one-third of 267 | 915-1,119 | from S$1.85m (S$1,974 psf, EdgeProp-reported) |
| 4-Bedroom / 4BR Premium (D1-D3P) | small allocation | 1,206-1,346 | developer-reported |
Sizes and starting prices from TID's launch mix and EdgeProp reporting.
Lentor Hills Road — by Lentor MRT.
Lentoria sits on Lentor Hills Road in District 26, on the Parcel B site TID won at the 19 September 2022 Government Land Sale with a top bid of S$276.36 million (about S$1,130 psf ppr).
The TEL gives a one-seat ride toward Orchard, the CBD and the East Coast as the line builds out. The trade-off is that this is a maturing residential estate rather than an established town centre: amenities are arriving (the Lentor Modern retail mall is about 410m away) rather than already dense, and the nearest large mall, AMK Hub, is a few stops south in Ang Mo Kio.
Green surroundings are a real positive; Thomson Nature Park and the Lower and Upper Peirce Reservoir parks are close, and the Lentor Hills estate is laid out around landscaped green spines. Families also get a credible school catchment: both Anderson Primary School (~0.8km) and CHIJ St Nicholas Girls' (~0.84km) are reported within 1km, a P1 priority band.
A maturing Lentor estate by the TEL.
Lentoria sits in the fast-densifying Lentor Hills estate, a short walk from Lentor MRT and the Lentor Modern mall, with Anderson Primary inside the 1km tier and the Thomson Nature Park / Lower Peirce green belt nearby. The estate's retail and schools are still maturing alongside its cluster of recent launches.
- Anderson Primary School~800 m · within 1 km tier
- Presbyterian High School~950 m
- Lentor MRT (TE5)~420 m
- Lentor Modern (mall)~0.4 km · at Lentor MRT
- AMK Hub~2.1 km
- Thomson Nature Park~1.4 km
Distances are straight-line via OneMap/Google Maps.
A patient-estate buy that has aged well.
Lentoria opened slow but the estate absorbed it. Here's the read.
TEL access in a densifying estate.
The investment read is contrarian-positive: a project that opened weak but absorbed to ~90% by 2026 (EdgeProp's caveat record shows around 237 transactions) with trailing-year resale caveats reported at S$2,240-S$2,670 psf, running well above the S$2,120 launch average. Direct TE5 access at Lentor and a TEL still building out support rental and resale demand. The risk is competition; the Lentor Hills estate has multiple 99-yr leasehold projects TOP-ing around 2027, so supply is concentrated and exit timing matters.
Flexible layouts near schools and rail.
This is fundamentally an owner-occupier project: 94.3% Singaporean buyers (5.3% PR, 0.4% foreign), a family-weighted mix (two- and three-bedders dominate), low density, and non-PPVC construction with 2.9m ceilings that lets owners hack walls and reconfigure layouts; a tangible edge over prefab-volumetric peers. Within-1km priority for both Anderson Primary and CHIJ St Nicholas Girls', plus a green, reservoir-adjacent setting, reinforce the family fit.
Buyers needing a mature, finished neighbourhood now.
We would steer you away if you want an established, amenity-dense neighbourhood today, or if you are buying purely on launch-momentum signals; Lentoria's opening weekend was the softest in the estate, and the area still has a wave of competing 2027-completion supply. Yield-focused investors should underwrite the rental market against that concentrated new-stock pipeline rather than against the launch hype.
What the brochure won't tell you.
Lentoria had the weakest launch of the Lentor Hills estate projects; 50 units (~19%) over its 2 March 2024 weekend at S$2,120 psf avg; against Lentor Modern's 84%, Lentor Hills Residences' ~50% and even Hillock Green's 27.6%.
The slow start was substantially about timing and competition: it was the fourth project into a cooling OCR market and launched the same month as the larger, harder-marketed Lentor Mansion, which took 75% over its 15-16 March weekend.
Despite the soft weekend it cleared steadily; roughly 71% sold by Feb 2025 and about 90% (around 237 caveats) by April 2026; with resale caveats reported at S$2,240-S$2,670 psf above the launch average, so the slow open did not signal weak underlying demand or poor value retention.
The non-PPVC build is a genuine differentiator: internal walls can be hacked and layouts customised, with a taller 2.9m ceiling; features prefab-volumetric peers cannot easily offer.
It is a maturing estate, not an established town; amenities are arriving (Lentor Modern mall ~410m) rather than dense, and the nearest large mall (AMK Hub) is a few MRT stops away.
Supply concentration is the real watch-item: several 99-yr leasehold Lentor Hills projects TOP around 2027, so resale and rental exits compete with a wave of comparable new stock.
What's left at Lentoria.
Lentoria opened at ~19% but has since sold to roughly 90%; the residual pool is thin. We'll send the current balance-unit list, stack pricing and any active incentives — tell us the layout you want.
What buyers keep asking.
- Who is the developer of Lentoria? +
- Lentoria is developed by TID, a joint venture between Hong Leong Holdings and Mitsui Fudosan, through the project company Lentor View Pte Ltd. TID won the Lentor Hills Parcel B site at the 19 September 2022 Government Land Sale tender with a top bid of S$276.36 million (about S$1,130 psf ppr).
- How many units does Lentoria have and what is the tenure? +
- Lentoria has 267 units on a 99-year leasehold tied to the September 2022 GLS award. It is laid out as three residential blocks; two of 17 storeys and one of eight; designed by DP Architects on a roughly 116,455 sqft site. An isolated '265 units' figure on one floor-plan page is an outlier; 267 is the corroborated total.
- When did Lentoria launch and how did it sell? +
- Lentoria launched on 2 March 2024 (preview from 17 February) and sold 50 units; about 19% of 267; over launch weekend at an average of S$2,120 psf, from about S$1,960 psf. That was the slowest debut among the Lentor Hills estate launches, but the project has since absorbed to roughly 90% sold by April 2026.
- Why was Lentoria's launch considered slow? +
- Lentoria's ~19% launch-weekend take-up was the softest of the Lentor Hills estate projects, well below Lentor Modern (84%), Lentor Hills Residences (~50%) and Hillock Green (27.6%). The main drivers were timing and competition; it was the fourth project into a cooled OCR market and launched the same month as the larger Lentor Mansion, which drew 75% take-up; rather than a flaw in the homes themselves.
- What is Lentoria's starting price; S$1,965 or S$1,958 psf? +
- Lentoria launched from about S$1,960 psf. EdgeProp's launch report headlines S$1,965 psf while PropertyGuru and republished summaries cite S$1,958 psf; both describe the same opening price. The average price achieved at launch was S$2,120 psf.
- What is the unit mix at Lentoria? +
- Lentoria's mix is family-weighted: two-bedroom units (including 2BR+Study, 700-732 sqft) make up roughly half the 267 units, and three-bedroom units (915-1,119 sqft) about a third, with a small allocation of one-bedders (from 538 sqft) and four-bedders (up to ~1,346 sqft). At launch, two- and three-bedders accounted for over 70% of units sold.
- How far is Lentoria from Lentor MRT? +
- Lentoria is reported to be roughly 360-500m from Lentor MRT (TE5) on the Thomson-East Coast Line, about a four-to-seven-minute walk depending on the source, with some listings citing a sheltered route.
- Which schools are near Lentoria? +
- Both Anderson Primary School (~0.8km) and CHIJ St Nicholas Girls' School (~0.84km) are reported within 1km of Lentoria, placing them in the P1 within-1km priority band, with Presbyterian High and Anderson Serangoon Junior College reachable within about 30 minutes by public transport.
- What does non-PPVC construction mean for Lentoria buyers? +
- Lentoria was built without Prefabricated Prefinished Volumetric Construction (PPVC), so its internal walls are not load-bearing modular panels and ceilings run a taller 2.9m. That lets owners hack walls and reconfigure layouts more freely than in the prefab-volumetric projects that dominate recent launches; a practical flexibility advantage for buyers planning custom interiors.
- Is Lentoria sold out? +
- Not quite. As of April 2026 Lentoria is reported at roughly 90% sold; EdgeProp's caveat record shows around 237 sale transactions against 267 units; up from around 71% in February 2025, with a small balance of developer units remaining.
- What is Lentoria's resale price now versus launch? +
- Caveat transactions over the trailing 12 months to mid-2026 are reported around S$2,240-S$2,670 psf (average around S$2,365 psf), with a high near S$2,670 psf in April 2026; above the S$2,120 psf launch average.
- When will Lentoria be completed (TOP)? +
- Lentoria's expected date of vacant possession (TOP) is 2 July 2027, with legal completion expected 2 July 2030, per the developer fact sheet. This puts it in the same 2027 completion window as several neighbouring Lentor Hills estate projects.
- How does Lentoria compare to other Lentor Hills condos? +
- Lentoria (267 units, TID/Hong Leong-Mitsui Fudosan) is the smaller, boutique option among the Lentor Hills estate. Lentor Modern (605 units, GuocoLand) sold 84% on its 2022 launch day; Lentor Hills Residences (598 units, GuocoLand/Hong Leong/Mitsui Fudosan) ~50% in 2023; Hillock Green (474 units, Forsea/United Engineers/Soilbuild) 27.6% in 2023; and Lentor Mansion (533 units, GuocoLand/Hong Leong) 75% in March 2024. Lentoria had the slowest debut but has since cleared to ~90%.
Why it absorbed despite a slow start.
Just 50 of 267 units (~19%) on launch weekend — but the estate kept buying. Here's the read.
About 90% sold as of April 2026 (around 237 of 267 caveats) — a long way from the ~19% (50 units) it managed on its March 2024 launch weekend.
Get the balance unit list →- 01Watch the absorption curve, not the launch headlineLentoria's ~19% opening weekend was the estate's weakest, yet it reached roughly 90% sold (around 237 caveats) by 2026. The signal to track is steady monthly absorption and the shrinking developer balance, not the launch-day number.
- 02Resale caveats running above launchTrailing-year resale caveats are reported at S$2,240-S$2,670 psf, sitting comfortably above the S$2,120 psf launch average; evidence the slow open reflected timing, not value. Confirm against current URA caveats before quoting.
- 03Owner-occupier fundamentals94.3% Singaporean buyers and a two/three-bedroom-heavy mix point to genuine live-in demand rather than speculative churn; generally a more stable base for resale and rental.
- 04A real construction differentiatorNon-PPVC build with 2.9m ceilings allows wall-hacking and layout customisation that most recent prefab-volumetric launches cannot match; a concrete selling point for buyers planning bespoke interiors.
- 05Watch the 2027 supply waveSeveral Lentor Hills 99-yr leasehold projects complete around 2027. Underwrite resale and rental exits against that concentrated new-stock pipeline rather than against launch-period hype.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.