Lentor Central GLS: Price, Site and Launch Guide
580 units on the last major Lentor parcel, bought by the GuocoLand-led group at $1,278 psf ppr — the developer that has built most of this precinct buying the piece next to the station.
Upcoming launch — estimated 3Q 2027
In short: Lentor Central GLS is a 99-year leasehold condominium of 580 units in District 26, beside Lentor MRT. Intrepid Investments, GuocoLand and TID won the 177,604 sq ft site for $657.1 million, or $1,278 per square foot per plot ratio, awarded 3 March 2026. Launch is expected around 3Q 2027; my land-cost model points to a launch average near $2,320–$2,520 psf.
Lentor Central GLS at a glance
Sources: URA Government Land Sales tender record, awarded 3 March 2026 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Lentor Central, District 26 — Upper Thomson, Springleaf, Lentor, Mandai · Outside Central Region |
|---|---|
| Developer | Intrepid Investments, GuocoLand (Singapore) and TID |
| Tenure | 99-year leasehold |
| Site area | 177,604 sq ft |
| Gross floor area | 514,163 sq ft · plot ratio ≈ 2.89 |
| Land price | $657.1 million · $1,278 psf ppr |
| Total units | 580 |
| Average unit size | ≈ 886 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Lentor (Thomson–East Coast Line (TE5)) · Springleaf (Thomson–East Coast Line (TE4)) · Mayflower (Thomson–East Coast Line (TE6)) |
| Expected launch | Estimated 3Q 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,320–$2,520 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Lentor Central GLS
GuocoLand has been building the Lentor precinct for years — Lentor Modern, Lentor Hills Residences, Lentor Mansion. This parcel puts the same developer group on the piece of land next to the station, in a precinct it effectively created. That is a level of local knowledge no other bidder could match, and it shows in the fact that they were willing to pay $1,278 psf ppr for it.
The precinct argument cuts both ways and you should hear both halves. In favour: Lentor is now a real place rather than a plan. Lentor Modern brought a supermarket and shops, the Thomson–East Coast Line runs, and the earlier projects are occupied. Against: a lot of Lentor stock reaches TOP within a few years of each other, and that means competition on resale and on rental at the same moment.
At 580 units and a plot ratio near 2.89, this is a mainstream mid-to-high-rise project averaging about 886 sq ft per home. That is a family mix, and it is consistent with what has sold well in the precinct.
The Thomson–East Coast Line is genuinely good, and it is the reason Lentor works at all. It runs to Orchard, Marina Bay and the East Coast on one seat, and the journey from Lentor is respectable rather than punishing. Compare that with the Downtown Line from Dairy Farm and the difference is stark.
My reservation is timing rather than quality. Buying the last major parcel in a precinct means you buy at the top of the precinct's price discovery, not the bottom. The people who did well in Lentor bought Lentor Modern in 2022. That opportunity has been priced in.
This suits you if you want a proven precinct rather than a planned one, you value the Thomson–East Coast Line, and being beside the station matters more to you than being early. GuocoLand's consistency across the precinct is a real reason to prefer this one.
Skip it if you are chasing precinct-level upside. Lentor's re-rating has largely happened. Skip it too if the volume of Lentor stock coming to TOP over a short window worries you — it should at least be in your model.
Pricing
Lentor Central price: the last major parcel
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
The GuocoLand-led group paid $657.1 million, or $1,278 psf ppr, awarded 3 March 2026. That is above the Upper Thomson Road parcel at $1,062 and well above Chencharu Close at $980, and it reflects the premium for a mature, station-adjacent precinct position.
A developer that already owns the neighbourhood has an unusual incentive: it will not price a new project in a way that undercuts the resale value of the three it already sold there. That argues for firm pricing rather than an aggressive opening phase.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,278 | Confirmed — URA GLS tender, awarded 3 March 2026 |
| Construction | $520 | My assumption for a Outside Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,068 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,320–$2,520 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When GuocoLand and partners releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: 580 units beside the station
The parcel is 177,604 sq ft with an implied gross floor area of about 514,163 sq ft — a plot ratio near 2.89. Across 580 units that averages roughly 886 sq ft per home.
That average points to a mainstream mix: a band of one- and two-bedroom units for the rental market, a solid core of three-bedrooms, and a smaller number of four-bedrooms. That has been the successful formula in this precinct and there is no reason for the developer to depart from it.
A plot ratio near 2.89 means mid-to-high-rise blocks with a proper facilities deck. At 580 units the maintenance base is comfortable — large enough to carry facilities without a heavy monthly bill.
Location
Where Lentor Central GLS actually is
The site is on Lentor Central in District 26, in the Lentor precinct that has been developed around Lentor station on the Thomson–East Coast Line over the last several years. The earlier GuocoLand projects sit immediately around it.
Lentor Modern brought the precinct's retail — a supermarket, food and shops directly connected to the station — which is what turned Lentor from a plan into a functioning neighbourhood. Thomson Plaza and the Upper Thomson food strip are a short ride south; the Springleaf side and the Central Catchment nature reserve are north.
The Thomson–East Coast Line is the reason this precinct exists and the reason it works: Orchard, Marina Bay, Gardens by the Bay and eventually the whole east coast on a single line. There are established schools in the Ang Mo Kio and Upper Thomson belt; P1 distance bands need a OneMap query for the exact site, so I publish those only once run.
| Station | Line | Note |
|---|---|---|
| Lentor | Thomson–East Coast Line (TE5) | The station the whole precinct was built around |
| Springleaf | Thomson–East Coast Line (TE4) | One stop north |
| Mayflower | Thomson–East Coast Line (TE6) | One stop south, toward Upper Thomson |
Swipe to see the full table →
Site coordinates for this parcel are 1.38686435, 103.83213672 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: GuocoLand, Intrepid and TID
GuocoLand is the developer that built the Lentor precinct: Lentor Modern, Lentor Hills Residences and Lentor Mansion are all its work, alongside Midtown Modern, Midtown Bay and Meyer Mansion elsewhere. Its Singapore record is one of the strongest for delivery and for integrated, transit-connected projects.
Intrepid Investments is part of the Hong Leong group and TID is Hong Leong's long-running joint venture with Mitsui Fudosan. The three have partnered on Lentor sites before, so this is a continuation rather than a new arrangement.
The practical upside for a buyer: this group has already delivered three projects in this precinct. You can walk into Lentor Modern and Lentor Hills Residences today and see exactly what the finishes, the landscaping and the management look like several years in. Very few new launches let you do that.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Lentor Central vs the other northern pipeline sites
Three northern sites on two different lines, at three different land costs. The spread is wide enough that they suit genuinely different budgets.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Upper Thomson Road (Parcel A) | D26 Springleaf · OCR | 595 | $1,062 | Est. Q1 2027 | 17% cheaper land, same Thomson–East Coast Line, one stop further out |
| Chencharu Close GLS | D27 Yishun · OCR | 875 | $980 | Est. Q1 2027 | 23% cheaper land in a brand-new precinct on the North–South Line |
| Chuan Grove GLS — Plot 2 | D19 Lorong Chuan · OCR | 505 | $1,331 | Est. Q4 2026 | Slightly dearer land in a mature north-east estate on the Circle Line |
Swipe to see all columns →
Upper Thomson Road is the sharpest comparison: same line, one stop further out, and 17% less land cost. If the Lentor precinct premium is not worth roughly $200 psf of land to you, that is where to look.
Timeline
When Lentor Central GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 3 March 2026 | Confirmed |
| Showflat preview | Estimated 3Q 2027 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Lentor Central GLS: questions people actually ask
No price list exists. From the confirmed $1,278 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $2,068 psf, pointing to a launch average of roughly $2,320–$2,520 psf. A developer that already owns three projects in the precinct has little incentive to price aggressively, so I would lean to the upper half of that range.
580 units on a 177,604 sq ft site, implying a plot ratio near 2.89 and an average of about 886 sq ft per home.
Intrepid Investments, GuocoLand (Singapore) and TID. GuocoLand built the Lentor precinct — Lentor Modern, Lentor Hills Residences and Lentor Mansion — so you can walk its earlier work in the same neighbourhood before deciding.
Lentor on the Thomson–East Coast Line (TE5), with Springleaf (TE4) and Mayflower (TE6) either side. The TEL runs to Orchard, Marina Bay and Gardens by the Bay on a single line.
The precinct is proven rather than speculative, which lowers the risk. It also means the re-rating has largely happened — buyers who did best bought Lentor Modern in 2022. There is also a lot of Lentor stock reaching TOP within a few years of each other, which will show up as competition on resale and rental. Both belong in your model.
Around the third quarter of 2027 is the current expectation. No preview date is confirmed. Register and I will send it the day it is announced.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against