Lentor Signature vs Chencharu Central Residences: what the extra $300 psf of land buys, and who it is for
My verdict, as at 8 November 2026: two launches in the same quarter, and two different purchases. Lentor Signature: land at $1,278 psf ppr beside Lentor MRT, about 553 three- and four-bedroom homes, nothing smaller. Chencharu Central Residences: land at about $980 psf ppr beside Khatib MRT, 875 units in a precinct HDB is still building. The $300 psf of land buys a finished neighbourhood and a one-seat ride to town. Lentor Signature suits a family with a budget near $2m; Chencharu suits a buyer who wants the lower entry my model points to and can give a new precinct ten years. Neither has a price list as at 8 November 2026.
Where do Lentor Signature and Chencharu Central stand today?
Both projects sit between land tender and showflat: the rail shows what has happened, where each stands today and what is still a target rather than a date.
Lentor Signature
- Land boughtURA awarded the Lentor Central site to GuocoLand (Singapore), Intrepid Investments and TID Residential: $657.1 million, $1,278 psf ppr, the top of five bids.URA tender award, 6 Mar 2026
- Target Q1 2027PreviewTargeted for the first quarter of 2027 on the developer’s briefing; March 2027 on the SingMap record; first half of 2027 in GuocoLand’s guidance. Not confirmed.Briefing, 22 Oct 2026; SingMap, 8 Nov 2026
- Expected 2027LaunchAn e-application window of about two weeks, then booking day in ballot order. No dates set.Usual launch sequence; no developer date
- TodayAbout 553 homes, three- and four-bedroom only, a three-bedroom start indicated below $2m (preliminary). No price list or floor plans.Briefing, 22 Oct 2026; PropNex register, 6 Nov 2026
- Expected 2029TOPThe register carries 2029; the developer record shows TBC with a filed completion date of 30 March 2029.PropNex register, 6 Nov 2026
- 2029 onwardResale windowKeys arrive in an estate where five earlier Lentor projects complete between 2026 and 2029.Developer records and URA pipeline, read 8 Nov 2026
Chencharu Central Residences
- Land boughtHDB’s mixed-use tender closed 11 September 2025; Gamuda, Evia and Ho Lee topped three bids at $1.013 billion, about $980 psf ppr.HDB tender results; Gamuda filing, 29 Sep 2025
- Estimate Q1 2027PreviewMy estimate of the first quarter of 2027. The developers have not announced a preview.My estimate; no developer date
- Expected 2027LaunchThe same e-application and booking-day sequence is likely. No dates set.Usual launch sequence; no developer date
- TodayOn the register’s Current tab as “Launching Soon”: 875 units, no price, no published unit mix.PropNex register, 6 Nov 2026
- Expected 2029TOPThe register carries 2029; the developers have not published a completion date.PropNex register, 6 Nov 2026
- 2029 onwardResale windowKeys arrive inside a new precinct, with HDB’s Chencharu flats being built around the site.HDB tender documents; the project page
Sources: URA tender award for Lentor Central, 6 March 2026 (pr26-15); HDB tender results for the Chencharu Close mixed-use site, closed 11 September 2025 and awarded 26 September 2025, and Gamuda’s Bursa Malaysia filing of 29 September 2025; GuocoLand’s guidance of 28 August 2026; Lentor Signature developer briefing of 22 October 2026 via the PropNex project-team e-book of 3 November 2026 (preliminary); SingMap project record, read 8 November 2026; PropNex register, 6 November 2026. TOP years are the register’s and are not confirmed by either developer.
What does the extra $300 psf of land buy?
Start with what each group paid. URA awarded the Lentor Central site, the one now listed as Lentor Signature (URA’s pipeline calls it Lentor Rise), on 6 March 2026 to GuocoLand (Singapore), Intrepid Investments of the Hong Leong group and TID Residential, for $657.1 million or $1,278 psf ppr, the highest of five bids, on 171,424 sq ft at a plot ratio of 3.0. HDB’s Chencharu Close mixed-use tender closed on 11 September 2025; Gamuda (Singapore), Evia Real Estate and Ho Lee Group, in a 50:30:20 split, topped three bids at $1.013 billion, about $980 psf ppr, and HDB awarded the site on 26 September 2025.
That is a gap of about $298 psf ppr before a brick is laid. On my own land-cost model, which is an estimate and not a price list, breakeven sits near $2,068 psf at Lentor Signature and near $1,725 psf at Chencharu, and the launch averages I expect are $2,320 to $2,520 psf and $1,930 to $2,100 psf. The midpoints are about $400 psf apart. Neither developer has released a price, so treat those ranges as my read of the land, nothing firmer.
| Lentor Signature | Chencharu Central Residences | |
|---|---|---|
| Where | Lentor Central, D26, OCR | Chencharu Close, D27 Yishun, OCR |
| Developers | GuocoLand (Singapore), Intrepid Investments (Hong Leong), TID Residential | Gamuda (Singapore), Evia Real Estate, Ho Lee Group (50:30:20) |
| Land price | $657.1m · $1,278 psf ppr (6 Mar 2026) | $1.013bn · about $980 psf ppr (26 Sep 2025) |
| Bids | Top of five | Top of three |
| Homes | About 553, three towers of 26, 26 and 27 storeys | 875, over a bus interchange and a hawker centre |
| Unit types | About 77% three-bedroom, 23% four-bedroom, no one- or two-bedders (preliminary) | Not published as at 8 Nov 2026 |
| Tenure | 99-year leasehold | 99-year leasehold |
| MRT | Lentor (TE5), beside the site | Khatib (NS14), beside the site; Yishun one stop |
| Preview | Targeted Q1 2027, not confirmed | My estimate Q1 2027, not confirmed |
| TOP | 2029 on the register; filed completion 30 Mar 2029, unconfirmed | 2029 on the register, unconfirmed |
| My modelled launch average | $2,320 to $2,520 psf | $1,930 to $2,100 psf |
Swipe to see the full table →
URA award, 6 Mar 2026; HDB tender results, 11 and 26 Sep 2025, and Gamuda’s filing, 29 Sep 2025; Lentor Signature unit mix and design from the developer’s briefing of 22 Oct 2026 via the PropNex project-team e-book of 3 Nov 2026 (preliminary); register status and TOP years from the PropNex register, 6 Nov 2026. Modelled launch averages are my estimates, not prices.
Lentor on the Thomson-East Coast Line or Khatib on the North-South Line: which suits you?
Both sites are beside their station, so the walk is not the difference. The line is. Lentor Signature sits next to Lentor (TE5) on the Thomson-East Coast Line, which runs to Orchard, Outram Park and Marina Bay without a change; the developer’s briefing indicates about 25 minutes to Orchard and 30 to the CBD. Chencharu Central sits next to Khatib (NS14) on the North-South Line, with Yishun interchange one stop up and Springleaf (TE4) on the Thomson-East Coast Line also listed among its nearer stations. If your office is on the North-South Line, Khatib may serve you better than Lentor; if it is on Orchard Road or in Marina Bay, Lentor saves a change.
The bigger difference is the neighbourhood. Lentor is a proven precinct: GuocoLand and its partners built most of it, seven private launches have sold there since 2022, and you can walk finished streets before you commit. The price history is on the record, as URA’s new-sale medians show below. Chencharu is a new precinct. HDB is laying it out around Khatib with new flats, a park and community facilities, and this site carries the precinct’s bus interchange (about 58,100 sq ft) and hawker centre (about 37,700 sq ft) under the tender conditions. Chencharu has no private sales record of its own yet; this project is its private component.
| Lentor launch | Launched | URA new-sale median psf |
|---|---|---|
| Lentor Modern | 2022 | $2,108 |
| Lentor Hills Residences | 2023 | $2,115 |
| Hillock Green | 2023 | $2,159 |
| Lentoria | 2024 | $2,224 |
| Lentor Mansion | 2024 | $2,262 |
| Lentor Central Residences | 2025 | $2,214 |
| Lentor Gardens Residences | Jul 2026 | $2,357 |
URA Data Service, private residential caveats, median of new-sale caveats per project, accessed 10 October 2026 (Lentor Gardens Residences: 309 caveats to early October 2026). Lentor Modern to Lentoria were measured on the old floor-area basis and the later projects on URA’s harmonised basis, so psf is not strictly comparable across the two groups. Data from URA, used under its licence (see the disclaimer).
My read: the Lentor premium is the price of certainty. You know what the estate looks like, what it sold for and how it has moved. At Chencharu you are paying less because you are buying the precinct’s future, and the discount is your compensation for waiting to see it.
Three- and four-bedroom only, or 875 units: what can you buy at each?
This is where the two projects stop being substitutes for many buyers. The developer’s briefing of 22 October 2026 puts Lentor Signature at about 77% three-bedroom and 23% four-bedroom, roughly 425 and 130 homes, with no one- or two-bedroom units at all, and indicates a three-bedroom start below $2 million. Both points are preliminary; sizes and floor plans have not been released. If you want a two-bedroom for yourself or a tenant, Lentor Signature is not for you by design.
Chencharu Central’s 875 units are confirmed by HDB’s tender results and the register, but the unit mix and sizes are not published as at 8 November 2026. The site’s gross floor area also has to hold the bus interchange, the hawker centre and up to 135,625 sq ft of commercial space, so I cannot yet work out an average home size. I would not assume any particular mix until the developers release it, and I will update this page the day they do.
For a family, the practical comparison is a Lentor Signature three-bedroom, indicated below $2 million, against whatever Chencharu prices its three-bedrooms at once the list is out. On my modelled averages the Chencharu unit would be cheaper per square foot; whether it is cheaper per bedroom depends on sizes neither developer has shown yet.
Both target early 2027: can you apply for both, and what cash do you need?
Yes, you can apply for both. The usual sequence is a showflat preview, then an e-application window that opens about two weeks before booking day, then a booking day in ballot order. You may submit e-applications for more than one project, so if the two windows overlap in the first quarter of 2027 you do not have to choose before you see both price lists. My Lentor Signature e-application guide walks through the steps.
The money works the same way at both. You pay 5% by cheque at booking, 15% when you exercise the option, and buyer’s stamp duty within 14 days of exercising; then progressive payments as the building goes up, 25% at TOP and 15% at the certificate of statutory completion. On an illustrative $2,000,000 purchase, which is not a price from either list, that is $100,000 at booking and $300,000 at exercise, with a loan of up to 75% ($1.5 million) subject to the 55% total debt servicing ratio. A second property adds additional buyer’s stamp duty of 20% for citizens (30% for a third), and 5% for permanent residents on a first property or 30% on a second. My affordability calculator and ABSD calculator run your own figures.
What happens at TOP and after, honestly?
Both projects carry 2029 on the register and neither developer has confirmed it, so plan on later and treat 2029 as a bonus. The resale and rental picture around each is different.
At Lentor, keys arrive in an estate that is already full. Five earlier Lentor projects complete between 2026 and 2029, so Lentor Signature’s first resales and first tenants meet a lot of neighbouring stock. Its defence is the mix: three- and four-bedroom homes beside the station are bought mostly by owner-occupiers, and families tend to stay.
At Chencharu, keys arrive inside a precinct that is still filling up, with HDB flats around it and no other private project in the precinct on the records I hold. That cuts both ways. There is little direct private competition, and the precinct’s own HDB families are a natural pool of upgraders later on. But Yishun has historically lagged the central and eastern districts on resale prices, and my read is that this is a sound ten-year purchase and a weak three-year one.
None of this is a forecast. It is the honest shape of each risk, and both are worth putting into your own numbers. The Lentor comparison lays out the estate project by project, and condos by TOP year shows who else hands over keys when.
Who each project suits, and who should look elsewhere
Lentor Signature suits you if
- you need three or four bedrooms and want a building of mostly owner-occupier families;
- you work along the Thomson-East Coast Line, in Orchard, Outram or Marina Bay, and want the station beside the gate;
- you would rather pay for a finished, proven precinct than wait for one to mature;
- your budget runs to about $2 million or more for a three-bedroom (the developer’s indication is a start below $2 million, preliminary).
- Look elsewhere if you want a one- or two-bedroom (there are none), or you need keys before 2029: Lentoria completes in 2027 on its developer record.
Chencharu Central Residences suits you if
- you want the lower entry price that land at about $980 psf ppr points to, and my model’s $1,930 to $2,100 psf average fits your budget;
- you commute along the North-South Line, or you already live in Yishun or the north and want to stay near family;
- you are upgrading from HDB and like the idea of a new precinct with a bus interchange and hawker centre on site;
- you can hold for ten years or more while Chencharu grows up around you.
- Look elsewhere if you plan to sell within three or four years of TOP, or you want a resale track record before you commit.
Lentor Signature vs Chencharu Central: the questions buyers ask
Neither has released a price list as at 8 November 2026. On land cost Chencharu is far cheaper: about $980 psf ppr against $1,278 psf ppr at Lentor Signature. My own model puts their launch averages at roughly $1,930 to $2,100 psf and $2,320 to $2,520 psf. Those are estimates, not prices, and the price lists will settle it.
Lentor Signature’s preview is targeted for the first quarter of 2027 on the developer’s briefing of 22 October 2026, March 2027 on the SingMap record and the first half of 2027 in GuocoLand’s guidance. Chencharu Central’s developers have not announced a date and my estimate is also the first quarter of 2027. Nothing is confirmed for either as at 8 November 2026.
Yes. You may submit e-applications for more than one project, each with its own cheque for the 5% booking fee. The e-application window usually opens about two weeks before booking day, so if the two launches overlap you can see both price lists before you pick a unit.
No. The developer’s briefing of 22 October 2026 describes a mix of about 77% three-bedroom and 23% four-bedroom homes with no one- or two-bedroom units. The figures are preliminary. Chencharu Central Residences has not published its mix yet, so check it when the developers release it.
It depends on how long you can hold. The land is among the cheapest in the private pipeline and the project is the private part of a new HDB precinct beside Khatib MRT. Yishun has historically lagged the central and eastern districts on resale prices, so my read is that it is a reasonable ten-year purchase and a weak three-year one. That is a view, not advice or a forecast.
Lentor Signature is beside Lentor (TE5) on the Thomson-East Coast Line, which runs to Orchard and Marina Bay without a change. Chencharu Central is beside Khatib (NS14) on the North-South Line, with Yishun one stop away and Springleaf (TE4) on the Thomson-East Coast Line among its nearer stations.
The PropNex register carries 2029 for both, read on 6 November 2026. Lentor Signature’s developer record shows TBC with a filed completion date of 30 March 2029; Chencharu’s developers have not published a date. Treat both as unconfirmed.
Lentor Signature: GuocoLand (Singapore), Intrepid Investments of the Hong Leong group and TID Residential, with ADDP Architects and Ortus Design. Chencharu Central Residences: Gamuda (Singapore), Evia Real Estate and Ho Lee Group in a 50:30:20 split, per Gamuda’s Bursa Malaysia filing of 29 September 2025.
Get both price lists the day they are out
Neither price list is out as at 8 November 2026, and both previews are targeted for early 2027. Tell me your budget and the unit type you want. I send you both price lists and floor plans the hour they are released, line up the units that fit, and book your showflat slots. Free, and it commits you to nothing.
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Tell me on WhatsAppKeep reading
- The Lentor Signature project page — land, unit mix, launch window and my pricing model
- The Chencharu Central Residences project page — the tender, the precinct and my pricing model
- Lentor Signature e-application and booking guide — what to prepare before the window opens
- Lentor Signature vs the other Lentor Hills launches — the estate project by project
- Thomson Reserve review — the launch three stations south, a week after it sold 90%
- Condos by TOP year, 2026 to 2032 — who hands over keys when