Lentor Signature vs Lentor Gardens Residences: buy the neighbour now, or wait for the launch beside the station
My verdict, as at 8 November 2026: a few hundred metres apart, so this is timing and unit type, not location. Lentor Gardens Residences is selling now: 165 of 499 left on 6 November 2026, from $1,594,900 ($2,326 to $2,583 psf), TOP filed 3Q 2029. Lentor Signature has not launched: about 553 three- and four-bedroom homes beside Lentor MRT, preview targeted Q1 2027, no price list. Want a two-bedroom or a unit this month: Lentor Gardens, with 131 two-bedrooms left. Need a three-bedroom: nine remain from $2,254,800, so weigh waiting for Lentor Signature’s sub-$2m start against an unknown price on dearer land.
Where do Lentor Signature and Lentor Gardens Residences stand today?
Lentor Gardens Residences is nearly four months past its booking day; Lentor Signature has not yet held its preview, so one rail is a price list and the other a set of targets.
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 close to Lentor Gardens Residences’ own, beside the station, with no two-bedroom stock to compete on.Developer records, read 8 Nov 2026
Lentor Gardens Residences
- URA GLS awardLand boughtKingsford won the Lentor Gardens site at about $920 psf ppr, the lowest land price of the seven Lentor GLS sites.URA tender records, via the project page
- PreviewShowflat preview of 499 homes in three 16-storey towers, an 8-storey block and three strata terraces.The project page; developer’s project record
- LaunchBooking day: 54% sold (270 of 499) at an average of about $2,350 psf.As reported by EdgeProp
- Today165 of 499 left, from $1,594,900, at $2,326 to $2,583 psf. 131 of them are two-bedroom types.PropNex register and unit report, 6 Nov 2026
- 3Q 2029TOPFiled on the developer record; it can still move.Developer record, via the register
- 2029 onwardResale windowOne of five Lentor projects completing between 2026 and 2029, a few hundred metres from Lentor Signature.Developer records and URA pipeline, read 8 Nov 2026
Sources: URA tender award for Lentor Central, 6 March 2026 (pr26-15); URA tender records for Lentor Gardens via the project page; 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; Lentor Gardens Residences launch result as reported by EdgeProp; PropNex register and unit report, 6 November 2026; developer records for TOP. Lentor Signature’s TOP year is the register’s and is not confirmed.
Same estate, different land bills: what does that mean for price?
Kingsford paid about $920 psf ppr for the Lentor Gardens site, the lowest of the seven Lentor GLS sites. The GuocoLand-led group paid $1,278 psf ppr for Lentor Central, now listed as Lentor Signature, on 6 March 2026: $657.1 million for 171,424 sq ft at a plot ratio of 3.0, the highest land price in the estate. The gap is $358 psf ppr.
Lentor Gardens Residences sold at an average of about $2,350 psf on its booking day, as reported by EdgeProp, and its new-sale caveats lodged with URA to early October 2026 have a median of $2,357 psf (309 caveats). The units left on the register on 6 November 2026 range from $2,326 to $2,583 psf. For Lentor Signature there is no price, only my model: breakeven near $2,068 psf and a launch average of roughly $2,320 to $2,520 psf. Both projects are measured on URA’s harmonised floor-area basis, so their psf figures are comparable.
My read: the land gap is wider than the price gap is likely to be, because Lentor Gardens did not price at the bottom of its own room. That is an estimate, not a forecast. GuocoLand’s group already has four projects in the precinct and has little reason to undercut them, so I lean to the upper half of my range for Lentor Signature until the price list says otherwise.
| Lentor Signature | Lentor Gardens Residences | |
|---|---|---|
| Status | Not launched; preview targeted Q1 2027 | Selling; booking day 18 Jul 2026 |
| Developer | GuocoLand (Singapore), Intrepid Investments (Hong Leong), TID Residential | Kingsford |
| Land | $1,278 psf ppr (6 Mar 2026) | About $920 psf ppr |
| Homes | About 553 in three towers of 26, 26 and 27 storeys | 499, incl. 3 strata terraces, plus 3 shops |
| Unit types | About 77% three-bedroom, 23% four-bedroom; no one- or two-bedders (preliminary) | Two- to four-bedroom and five-bedroom strata terraces |
| MRT | Lentor (TE5), beside the site | Lentor (TE5), about 500 m on published write-ups |
| Price | Not released; my model $2,320 to $2,520 psf average | 165 left from $1,594,900, $2,326 to $2,583 psf (6 Nov 2026) |
| TOP | 2029 on the register; filed completion 30 Mar 2029, unconfirmed | 3Q 2029 on the developer record |
| Tenure | 99-year leasehold | 99-year leasehold |
Swipe to see the full table →
URA award, 6 Mar 2026; Lentor Gardens land from URA tender records via the project page and the PropNex Lentor Signature project-team e-book (3 Nov 2026); URA Data Service new-sale caveats, accessed 10 Oct 2026, used under URA’s licence (see the disclaimer); Lentor Signature mix from the developer’s briefing of 22 Oct 2026 (preliminary); prices and units left from the PropNex register, 6 Nov 2026. Modelled figures are my estimates, not prices.
What is left at Lentor Gardens Residences today?
On 6 November 2026 the register showed 165 of 499 homes unsold, about two-thirds taken up. Most of what is left is two-bedroom: 131 units across the 2 Bedroom Premium, the single 2 Bedroom Premium (HS) and the 2 Bedroom + Study. The family types are thin: nine three-bedrooms, 22 four-bedrooms and the three strata terraces.
| Type | Size | Left / total | Price range |
|---|---|---|---|
| 2 Bedroom Premium | 646 to 678 sq ft | 30 / 75 | $1,594,900 to $1,737,700 |
| 2 Bedroom Premium (HS) | 689 sq ft | 1 / 30 | $1,731,100 |
| 2 Bedroom + Study | 732 sq ft | 100 / 147 | $1,740,800 to $1,887,000 |
| 3 Bedroom Premium + Study | 969 sq ft | 5 / 32 | $2,254,800 to $2,274,900 |
| 3 Bedroom Premium | 1,001 to 1,012 sq ft | 4 / 77 | $2,332,000 to $2,353,900 |
| 4 Bedroom Compact | 1,184 sq ft | 1 / 60 | $2,779,100 |
| 4 Bedroom Premium | 1,346 to 1,356 sq ft | 21 / 45 | $3,176,200 to $3,426,200 |
| 5-bedroom strata terrace | 1,496 sq ft | 3 / 3 | $3,568,400 each |
Swipe to see the full table →
PropNex register and unit report, 6 November 2026; type totals from the developer’s unit mix on the harmonised area basis. Prices are the developer’s net prices on that date and move without notice.
- 2-bedroom types · 131 left
- 3 Bedroom Premium + Study · 5 left
- 3 Bedroom Premium · 4 left
- 4-bedroom types · 22 left
- Strata terraces · 3 left
- 3 Bedroom Compact · 15, none listed
- 3 Bedroom + Study · 15, none listed
The 3 Bedroom Compact (872 sq ft) and 3 Bedroom + Study (936 sq ft) no longer appear in the register’s unit report, which is how a sold-out type shows in that feed.
The full unit-by-unit list, with floors and psf, is on the Lentor Gardens Residences page.
If you need a three- or four-bedroom, should you wait for Lentor Signature?
This is the question most families bring me. At Lentor Gardens the two smaller three-bedroom types have gone, so the cheapest three-bedroom left is a 969 sq ft 3 Bedroom Premium + Study from $2,254,800, and there are only nine three-bedrooms in total. The four-bedrooms are a single 1,184 sq ft Compact at $2,779,100, then the Premium type from $3,176,200.
Lentor Signature is built for exactly this buyer: about 77% three-bedroom and 23% four-bedroom, roughly 425 and 130 homes, with a three-bedroom start indicated below $2 million on the developer’s briefing of 22 October 2026. The four-bedroom is one type with a flex space and a laundry closet. All of that is preliminary, and the sizes are not out, so I cannot yet tell you whether the sub-$2 million three-bedroom is the same size as anything at Lentor Gardens.
My read: if your three-bedroom budget stops near $2 million, waiting is reasonable, because nothing at Lentor Gardens fits it today and Lentor Signature’s indication does. If your budget already reaches $2.25 million and one of the nine stacks suits you, the bird in hand has a known price and a known completion date. Either way, ask for the stack and floor before you decide; with nine left, the choice is narrow.
How much is the site beside the station worth?
Both projects use the same station, Lentor (TE5) on the Thomson-East Coast Line, with direct trains to Orchard, Outram Park and Marina Bay. Lentor Signature sits directly beside it; Lentor Gardens Residences is about 500 metres away, around a six-minute walk on published write-ups, which I suggest you walk yourself before relying on it.
Six minutes is not far, and in the wet season it is six minutes you notice. My read: a station-side home tends to hold its appeal with tenants and with resale buyers, and that is part of what the higher land price at Lentor Signature pays for. The rest is height: three towers of 26 to 27 storeys against Lentor Gardens’ three 16-storey towers, an 8-storey block and three strata terraces. Lentor Gardens offers something Lentor Signature does not: a landed-style strata terrace of 1,496 sq ft, three of them, at $3,568,400 each.
Buy now or wait: what changes in timing and cash?
Buying at Lentor Gardens today means booking from the live balance: 5% by cheque for the option, 15% on exercise, and buyer’s stamp duty within 14 days of exercising, then progressive payments, 25% at TOP and 15% at the certificate of statutory completion. On the cheapest unit, $1,594,900, that is $79,745 at booking and $239,235 on exercise. The loan can go to 75% within 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.
Waiting for Lentor Signature means the same schedule, a few months later, after an e-application window that opens about two weeks before booking day. You may e-apply for more than one project. My Lentor Signature e-application guide sets out what to prepare.
On paper, waiting does not cost you years of keys. Lentor Gardens files 3Q 2029; Lentor Signature carries 2029 on the register and a filed completion of 30 March 2029, but that date is not confirmed by the developer and I would not plan around it. What waiting does cost is choice at Lentor Gardens, which sells down meanwhile, and certainty, because Lentor Signature’s price is unknown until the list is out. The affordability calculator and ABSD calculator run your own figures.
Will the two compete with each other at resale?
Less than you might think. Both are likely to complete around 2029, alongside the other Lentor projects that complete between 2026 and 2029, so the estate will have plenty of stock. But Lentor Gardens’ remaining supply is mostly two-bedroom and Lentor Signature has no two-bedrooms at all. The overlap is in three- and four-bedroom homes, where Lentor Gardens has 31 left and Lentor Signature will have about 553.
None of this is a forecast. The Lentor comparison sets the estate out 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 your three-bedroom budget stops near $2 million, where the developer’s preliminary indication sits;
- you want to be beside Lentor MRT rather than a walk from it, and in a taller tower;
- you can wait for a preview targeted for the first quarter of 2027 and accept that the price is not yet known;
- you would like to e-apply and see the full balance chart before you choose.
- Look elsewhere if you want a one- or two-bedroom (there are none), or you need a price you can rely on this year.
Lentor Gardens Residences suits you if
- you want a two-bedroom in Lentor: 131 are left, from $1,594,900 for 646 sq ft;
- you would rather buy against a published price list and a filed TOP of 3Q 2029 than wait for targets;
- your three-bedroom budget reaches about $2.25 million and one of the nine stacks left suits you;
- you want a strata terrace: three 1,496 sq ft homes at $3,568,400 each.
- Look elsewhere if you need a three-bedroom under $2.25 million (none are left), or a six-minute walk to the station is a deal-breaker.
Lentor Signature vs Lentor Gardens Residences: the questions buyers ask
It turns on the unit type. For a two-bedroom, buy at Lentor Gardens: 131 are left and Lentor Signature will have none. For a three-bedroom on a budget near $2 million, waiting is reasonable, because Lentor Gardens has nine three-bedrooms left from $2,254,800 and Lentor Signature’s preliminary indication is a start below $2 million. Lentor Signature has no price list yet, so waiting carries price risk.
The PropNex register showed 165 of 499 homes unsold on 6 November 2026, from $1,594,900, at $2,326 to $2,583 psf: 131 two-bedroom types, nine three-bedrooms, 22 four-bedrooms and three strata terraces.
Its land was: $1,278 psf ppr against about $920. Its selling price is not out as at 8 November 2026. My model puts its launch average at about $2,320 to $2,520 psf; Lentor Gardens’ new sales have a URA caveat median of $2,357 psf and its remaining units are priced at $2,326 to $2,583 psf. My estimate is not a price list.
Lentor Signature is directly beside Lentor station (TE5) on the Thomson-East Coast Line. Lentor Gardens Residences is about 500 metres away, roughly a six-minute walk on published write-ups; walk it yourself before relying on that figure.
Nine, as at 6 November 2026: five 3 Bedroom Premium + Study units of 969 sq ft from $2,254,800 to $2,274,900, and four 3 Bedroom Premium units of 1,001 to 1,012 sq ft from $2,332,000 to $2,353,900. The 3 Bedroom Compact and 3 Bedroom + Study types no longer appear in the register’s unit report.
Lentor Gardens Residences files 3Q 2029 on the developer record. Lentor Signature carries 2029 on the PropNex register, read 6 November 2026, and its developer record shows TBC with a filed completion date of 30 March 2029, which is not confirmed.
EdgeProp reported 54% sold on its 18 July 2026 booking day, 270 of 499 homes, at an average of about $2,350 psf. By 6 November 2026 the register showed 165 left.
No. The developer’s briefing of 22 October 2026 describes about 77% three-bedroom and 23% four-bedroom homes, with no one- or two-bedroom units. The figures are preliminary. For a two-bedroom in Lentor, Lentor Gardens Residences had 131 left on 6 November 2026.
Get the Lentor Gardens balance chart, and Lentor Signature’s list when it lands
165 units left at Lentor Gardens Residences as at 6 November 2026, and Lentor Signature’s price list is not out. Tell me your budget and the unit type you want. I send you today’s Lentor Gardens balance chart for that type, then Lentor Signature’s price list and floor plans the hour they are released, and book your showflat slots. Free, and it commits you to nothing.
You are on the list.
The balance chart goes to your inbox, and the Lentor Signature list follows the hour it is out. Want a stack shortlist as well? Tell me your budget on WhatsApp.
Tell me on WhatsAppKeep reading
- The Lentor Signature project page — land, unit mix, launch window and my pricing model
- The Lentor Gardens Residences project page — every unit left with its price, floor plans and the site plan
- 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