Booking day was 18 July 2026, and 182 of the 499 units are still unsold. Here is what the land bid says about the pricing, who this project actually suits, and what is left.
Booking day was 18 July 2026. Showflat visits are by appointment. Guide prices have been replaced by the developer’s filed price list, and the unit-by-unit list below is the current one.
Lentor Gardens is the seventh launch in the Lentor Hills estate, and it sits on the cheapest land of the seven. Kingsford paid $920 psf ppr for it. That gives them room to price under the earlier launches and still make their margin. The filed price list, entry at $2,292 psf against a $920 psf ppr land cost, suggests they have taken some of that room, not all of it.
This project suits you if you want into the Lentor precinct before it is finished, you are buying for own stay, and you can hold past 2030. The unit mix is family-sized: two- to five-bedders, no one-bedders. That kind of mix tends to age well in an Outside Central Region estate, because your neighbours are owners, not short-stay tenants.
Skip it if you need keys within two years. TOP is filed as 3Q 2029, and earlier Lentor launches like Hillock Green and Lentor Hills Residences finish sooner. Skip it too if your budget stops under $1.4M. Entry is around that figure for the smallest two-bedder. Below it, resale condos in Upper Thomson stretch your dollar further, and you can move in this year.
Not sure which side of that line you are on? Ask me directly
All 182 units still available at Lentor Gardens Residences are listed below with the developer’s current price, from $1,571,300 to $3,515,600, or $2,292 to $2,544 psf. That is 182 of 499 homes, so the project is about 64% taken up. Read from the PropNex unit report on 22 October 2026.
Prices may change without prior notice. Always check with Viona for the latest price and availability before you plan around a specific unit. Availability moves daily, and a unit listed here can be taken before you finish reading the table.
Every figure here is on the normal payment scheme, and that is the only scheme available. The deferred payment scheme is an executive condominium option only, so a private condominium like this one has a single price per unit and there is no second, higher deferred figure to compare against. If you have seen a project quoting two prices, it was an EC.
7 of the 8 unit types still have something available. One type is sold out completely: Strata Terrace House. The report covers 469 of the project’s 499 homes; the other 30 sit in types it no longer returns at all, which is what a fully sold type looks like in this feed.
Developer prices and live availability from the PropNex unit report · Read 22 October 2026 · Ranges cover available units only, so they are narrower than the full launch range
| Unit type | Sizesq ft | Available | Price range |
|---|---|---|---|
| 2 Bedroom Premium | 646–678 | 32 of 75 | $1,571,300 – $1,712,000 |
| 2 Bedroom Premium (HS) | 689 | 1 of 30 | $1,705,500 |
| 2 Bedroom + Study | 732 | 102 of 147 | $1,715,000 – $1,859,100 |
| 3 Bedroom Premium + Study | 969 | 5 of 32 | $2,221,400 – $2,241,200 |
| 3 Bedroom Premium | 1,001–1,012 | 7 of 77 | $2,297,500 – $2,329,400 |
| 4 Bedroom Compact | 1,184 | 3 of 60 | $2,738,000 |
| 4 Bedroom Premium | 1,346–1,356 | 32 of 45 | $3,129,200 – $3,515,600 |
| Strata Terrace House | 1,496 | Sold out | — |
The table below runs to every one of the 182 available units, which is a long scroll. If you already know the type you want, tell me and I will send just that chart with today’s prices — it is faster than reading, and it will be more current than this page.
Every available unit, grouped by type and sorted by floor. The cheapest on the list is #04-24 at $1,571,300 (2 Bedroom Premium, 646 sq ft); the dearest is #16-32 at $3,515,600 (4 Bedroom Premium, 1,496 sq ft). Prices are the developer’s net price, and psf is calculated on it.
646–678 sq ft · $1,571,300 to $1,712,000 · 32 of 75 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #01-09 | 74 | 678 | $1,584,100 | $2,336 |
| #01-10 | 74 | 678 | $1,584,100 | $2,336 |
| #01-20 | 74 | 678 | $1,584,100 | $2,336 |
| #01-30 | 78 | 678 | $1,615,200 | $2,382 |
| #02-20 | 74 | 678 | $1,595,800 | $2,354 |
| #02-30 | 78 | 678 | $1,622,200 | $2,393 |
| #03-09 | 74 | 678 | $1,602,800 | $2,364 |
| #03-20 | 74 | 678 | $1,602,800 | $2,364 |
| #04-10 | 74 | 678 | $1,609,700 | $2,374 |
| #04-24 | 76 | 646 | $1,571,300 | $2,432 |
| #04-30 | 78 | 678 | $1,635,900 | $2,413 |
| #08-09 | 74 | 678 | $1,637,400 | $2,415 |
| #11-09 | 74 | 678 | $1,658,100 | $2,446 |
| #11-30 | 78 | 678 | $1,684,400 | $2,484 |
| #12-24 | 76 | 646 | $1,623,900 | $2,514 |
| #13-09 | 74 | 678 | $1,671,900 | $2,466 |
| #13-10 | 74 | 678 | $1,671,900 | $2,466 |
| #13-20 | 74 | 678 | $1,671,900 | $2,466 |
| #13-24 | 76 | 646 | $1,630,500 | $2,524 |
| #13-30 | 78 | 678 | $1,698,200 | $2,505 |
| #14-09 | 74 | 678 | $1,678,900 | $2,476 |
| #14-10 | 74 | 678 | $1,678,900 | $2,476 |
| #14-20 | 74 | 678 | $1,678,900 | $2,476 |
| #14-24 | 76 | 646 | $1,637,100 | $2,534 |
| #14-30 | 78 | 678 | $1,705,100 | $2,515 |
| #15-09 | 74 | 678 | $1,685,800 | $2,486 |
| #15-20 | 74 | 678 | $1,685,800 | $2,486 |
| #15-30 | 78 | 678 | $1,712,000 | $2,525 |
| #16-09 | 74 | 678 | $1,685,800 | $2,486 |
| #16-20 | 74 | 678 | $1,685,800 | $2,486 |
| #16-24 | 76 | 646 | $1,643,700 | $2,544 |
| #16-30 | 78 | 678 | $1,712,000 | $2,525 |
689 sq ft · $1,705,500 to $1,705,500 · 1 of 30 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #14-13 | 74 | 689 | $1,705,500 | $2,475 |
732 sq ft · $1,715,000 to $1,859,100 · 102 of 147 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #01-14 | 74 | 732 | $1,715,000 | $2,343 |
| #01-21 | 76 | 732 | $1,743,400 | $2,382 |
| #01-26 | 76 | 732 | $1,754,600 | $2,397 |
| #01-29 | 76 | 732 | $1,743,400 | $2,382 |
| #01-33 | 78 | 732 | $1,754,600 | $2,397 |
| #01-37 | 78 | 732 | $1,743,400 | $2,382 |
| #02-14 | 74 | 732 | $1,722,500 | $2,353 |
| #02-15 | 74 | 732 | $1,722,500 | $2,353 |
| #02-21 | 76 | 732 | $1,750,900 | $2,392 |
| #02-25 | 76 | 732 | $1,762,100 | $2,407 |
| #02-26 | 76 | 732 | $1,762,100 | $2,407 |
| #02-29 | 76 | 732 | $1,750,900 | $2,392 |
| #02-33 | 78 | 732 | $1,762,100 | $2,407 |
| #02-34 | 78 | 732 | $1,762,100 | $2,407 |
| #02-37 | 78 | 732 | $1,750,900 | $2,392 |
| #03-14 | 74 | 732 | $1,730,000 | $2,363 |
| #03-15 | 74 | 732 | $1,730,000 | $2,363 |
| #03-25 | 76 | 732 | $1,769,500 | $2,417 |
| #03-26 | 76 | 732 | $1,769,500 | $2,417 |
| #03-33 | 78 | 732 | $1,769,500 | $2,417 |
| #03-34 | 78 | 732 | $1,769,500 | $2,417 |
| #04-14 | 74 | 732 | $1,737,400 | $2,373 |
| #04-15 | 74 | 732 | $1,737,400 | $2,373 |
| #04-19 | 74 | 732 | $1,722,500 | $2,353 |
| #04-21 | 76 | 732 | $1,765,800 | $2,412 |
| #04-25 | 76 | 732 | $1,777,000 | $2,428 |
| #04-26 | 76 | 732 | $1,777,000 | $2,428 |
| #04-29 | 76 | 732 | $1,765,800 | $2,412 |
| #04-33 | 78 | 732 | $1,777,000 | $2,428 |
| #04-34 | 78 | 732 | $1,777,000 | $2,428 |
| #04-37 | 78 | 732 | $1,765,800 | $2,412 |
| #05-14 | 74 | 732 | $1,744,900 | $2,384 |
| #05-19 | 74 | 732 | $1,730,000 | $2,363 |
| #05-26 | 76 | 732 | $1,784,400 | $2,438 |
| #05-33 | 78 | 732 | $1,784,400 | $2,438 |
| #05-34 | 78 | 732 | $1,784,400 | $2,438 |
| #06-14 | 74 | 732 | $1,752,300 | $2,394 |
| #06-15 | 74 | 732 | $1,752,300 | $2,394 |
| #06-26 | 76 | 732 | $1,791,900 | $2,448 |
| #06-33 | 78 | 732 | $1,791,900 | $2,448 |
| #06-34 | 78 | 732 | $1,791,900 | $2,448 |
| #07-14 | 74 | 732 | $1,759,900 | $2,404 |
| #07-15 | 74 | 732 | $1,759,900 | $2,404 |
| #07-33 | 78 | 732 | $1,799,400 | $2,458 |
| #07-37 | 78 | 732 | $1,788,200 | $2,443 |
| #08-14 | 74 | 732 | $1,767,300 | $2,414 |
| #08-15 | 74 | 732 | $1,767,300 | $2,414 |
| #08-19 | 74 | 732 | $1,752,300 | $2,394 |
| #08-25 | 76 | 732 | $1,806,900 | $2,468 |
| #08-34 | 78 | 732 | $1,806,900 | $2,468 |
| #08-37 | 78 | 732 | $1,795,700 | $2,453 |
| #10-14 | 74 | 732 | $1,782,200 | $2,435 |
| #10-15 | 74 | 732 | $1,782,200 | $2,435 |
| #10-25 | 76 | 732 | $1,821,800 | $2,489 |
| #10-26 | 76 | 732 | $1,821,800 | $2,489 |
| #10-33 | 78 | 732 | $1,821,800 | $2,489 |
| #11-14 | 74 | 732 | $1,789,600 | $2,445 |
| #11-15 | 74 | 732 | $1,789,600 | $2,445 |
| #11-21 | 76 | 732 | $1,818,100 | $2,484 |
| #11-25 | 76 | 732 | $1,829,200 | $2,499 |
| #11-29 | 76 | 732 | $1,818,100 | $2,484 |
| #11-34 | 78 | 732 | $1,829,200 | $2,499 |
| #11-37 | 78 | 732 | $1,818,100 | $2,484 |
| #12-14 | 74 | 732 | $1,797,200 | $2,455 |
| #12-15 | 74 | 732 | $1,797,200 | $2,455 |
| #12-19 | 74 | 732 | $1,782,200 | $2,435 |
| #12-26 | 76 | 732 | $1,836,800 | $2,509 |
| #12-37 | 78 | 732 | $1,825,500 | $2,494 |
| #13-14 | 74 | 732 | $1,804,600 | $2,465 |
| #13-15 | 74 | 732 | $1,804,600 | $2,465 |
| #13-19 | 74 | 732 | $1,789,600 | $2,445 |
| #13-21 | 76 | 732 | $1,833,000 | $2,504 |
| #13-25 | 76 | 732 | $1,844,200 | $2,519 |
| #13-26 | 76 | 732 | $1,844,200 | $2,519 |
| #13-29 | 76 | 732 | $1,833,000 | $2,504 |
| #13-33 | 78 | 732 | $1,844,200 | $2,519 |
| #13-34 | 78 | 732 | $1,844,200 | $2,519 |
| #13-37 | 78 | 732 | $1,833,000 | $2,504 |
| #14-14 | 74 | 732 | $1,812,100 | $2,476 |
| #14-15 | 74 | 732 | $1,812,100 | $2,476 |
| #14-19 | 74 | 732 | $1,797,200 | $2,455 |
| #14-21 | 76 | 732 | $1,840,400 | $2,514 |
| #14-25 | 76 | 732 | $1,851,700 | $2,530 |
| #14-26 | 76 | 732 | $1,851,700 | $2,530 |
| #14-29 | 76 | 732 | $1,840,400 | $2,514 |
| #14-33 | 78 | 732 | $1,851,700 | $2,530 |
| #14-34 | 78 | 732 | $1,851,700 | $2,530 |
| #14-37 | 78 | 732 | $1,840,400 | $2,514 |
| #15-14 | 74 | 732 | $1,819,500 | $2,486 |
| #15-15 | 74 | 732 | $1,819,500 | $2,486 |
| #15-19 | 74 | 732 | $1,804,600 | $2,465 |
| #15-21 | 76 | 732 | $1,847,900 | $2,524 |
| #15-26 | 76 | 732 | $1,859,100 | $2,540 |
| #15-29 | 76 | 732 | $1,847,900 | $2,524 |
| #15-33 | 78 | 732 | $1,859,100 | $2,540 |
| #15-34 | 78 | 732 | $1,859,100 | $2,540 |
| #16-14 | 74 | 732 | $1,819,500 | $2,486 |
| #16-15 | 74 | 732 | $1,819,500 | $2,486 |
| #16-21 | 76 | 732 | $1,847,900 | $2,524 |
| #16-25 | 76 | 732 | $1,859,100 | $2,540 |
| #16-33 | 78 | 732 | $1,859,100 | $2,540 |
| #16-37 | 78 | 732 | $1,847,900 | $2,524 |
969 sq ft · $2,221,400 to $2,241,200 · 5 of 32 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #01-04 | 66 | 969 | $2,221,400 | $2,292 |
| #01-05 | 66 | 969 | $2,221,400 | $2,292 |
| #02-04 | 66 | 969 | $2,231,300 | $2,303 |
| #02-05 | 66 | 969 | $2,231,300 | $2,303 |
| #03-04 | 66 | 969 | $2,241,200 | $2,313 |
1,001–1,012 sq ft · $2,297,500 to $2,329,400 · 7 of 77 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #01-03 | 66 | 1,001 | $2,297,500 | $2,295 |
| #01-06 | 66 | 1,001 | $2,297,500 | $2,295 |
| #01-07 | 66 | 1,001 | $2,317,900 | $2,316 |
| #01-11 | 74 | 1,012 | $2,319,100 | $2,292 |
| #02-03 | 66 | 1,001 | $2,307,700 | $2,305 |
| #02-06 | 66 | 1,001 | $2,307,700 | $2,305 |
| #02-11 | 74 | 1,012 | $2,329,400 | $2,302 |
1,184 sq ft · $2,738,000 to $2,738,000 · 3 of 60 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #01-12 | 74 | 1,184 | $2,738,000 | $2,313 |
| #01-17 | 74 | 1,184 | $2,738,000 | $2,313 |
| #01-18 | 74 | 1,184 | $2,738,000 | $2,313 |
1,346–1,356 sq ft · $3,129,200 to $3,515,600 · 32 of 45 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #01-23 | 76 | 1,346 | $3,129,200 | $2,325 |
| #01-27 | 76 | 1,346 | $3,156,600 | $2,345 |
| #01-32 | 78 | 1,356 | $3,181,900 | $2,347 |
| #02-23 | 76 | 1,346 | $3,142,900 | $2,335 |
| #02-27 | 76 | 1,346 | $3,170,400 | $2,355 |
| #02-32 | 78 | 1,356 | $3,195,700 | $2,357 |
| #03-23 | 76 | 1,346 | $3,156,600 | $2,345 |
| #03-27 | 76 | 1,346 | $3,184,100 | $2,366 |
| #03-32 | 78 | 1,356 | $3,209,600 | $2,367 |
| #04-23 | 76 | 1,346 | $3,170,400 | $2,355 |
| #04-27 | 76 | 1,346 | $3,197,900 | $2,376 |
| #04-32 | 78 | 1,356 | $3,223,400 | $2,377 |
| #05-23 | 76 | 1,346 | $3,184,100 | $2,366 |
| #05-27 | 76 | 1,346 | $3,211,500 | $2,386 |
| #05-32 | 78 | 1,356 | $3,237,200 | $2,387 |
| #06-23 | 76 | 1,346 | $3,197,900 | $2,376 |
| #06-27 | 76 | 1,346 | $3,225,300 | $2,396 |
| #06-32 | 78 | 1,356 | $3,251,100 | $2,398 |
| #07-32 | 78 | 1,356 | $3,264,900 | $2,408 |
| #08-32 | 78 | 1,356 | $3,278,700 | $2,418 |
| #10-23 | 76 | 1,346 | $3,252,700 | $2,417 |
| #10-32 | 78 | 1,356 | $3,306,400 | $2,438 |
| #11-27 | 76 | 1,346 | $3,293,800 | $2,447 |
| #11-32 | 78 | 1,356 | $3,320,300 | $2,449 |
| #12-32 | 78 | 1,356 | $3,334,000 | $2,459 |
| #13-23 | 76 | 1,346 | $3,293,800 | $2,447 |
| #13-32 | 78 | 1,356 | $3,347,900 | $2,469 |
| #14-23 | 76 | 1,346 | $3,307,600 | $2,457 |
| #14-32 | 78 | 1,356 | $3,361,800 | $2,479 |
| #15-23 | 76 | 1,346 | $3,321,400 | $2,468 |
| #15-32 | 78 | 1,356 | $3,375,500 | $2,489 |
| #16-32 | 78 | 1,496 | $3,515,600 | $2,350 |
Prices may change without prior notice. Always check with Viona for the latest price and availability before you plan around a specific unit.
All 499 homes: three 16-storey towers, the 8-storey Block 66 and the three strata terrace houses. Find a unit, open its floor plan and see the view from it. Free members also see which units are still available, with prices.
2 to 5 bedrooms · 646 to 1,496 sq ft · 26 floor plans
Superseded by the live price list. This section models what the launch price should have been, from the land bid. The developer has since released real prices, and they are listed in full above. Kept here because the land maths still explains why the launch priced where it did.
Guide prices came out at the 4 July preview. What follows pairs them with the land-bid maths so you can judge how much room the developer has left. The developer’s unit-by-unit price list is now out and is on this page, and I keep it updated with actual transacted numbers in launch week.
Source: URA GLS tender records; reviewhomes.sg (4 Jul 2026); mychoicehomez.com estimate (Jun 2026); EdgeProp data cited May 2026 · Updated 10 Aug 2026
| Step | Figure | Source |
|---|---|---|
| Land cost | $920 psf ppr — lowest of the 7 Lentor GLS sites | URA tender award |
| Estimated breakeven | ~$1,700 psf | Independent estimate, mychoicehomez.com, Jun 2026 — not a developer figure |
| Guide pricing (preview, 4 Jul 2026) | entry from ~$2,050 psf · est. average ~$2,350 psf | reviewhomes.sg, 4 Jul 2026 |
| Filed price list (22 Oct 2026) | entry from $2,292 psf · $1,571,300 to $3,515,600 | Developer’s project record |
| Entry quantum | 2-bedders from ~$1.42M | Developer-appointed sales site, Jul 2026 |
| Benchmark: Lentor Modern resale | ~$2,379 psf recent subsale average | EdgeProp data cited May 2026 — a completed project, so expect a premium over launch pricing |
Swipe to see all columns →
What that means in dollars. A three-bedder of about 870 sq ft at $2,100 psf works out near $1.83M. With 75% financing, that is roughly $457K down in cash and CPF, plus stamp duty. Know your ceiling before booking day, because the ballot does not wait for you to run the numbers.
Four blocks of 8 to 16 storeys on a site of about 20,600 sq m, the largest residential plot in the Lentor cycle. Published write-ups also report strata landed units in the mix, which would be a first for Lentor. Confirm the count and layouts against the official e-brochure.
Balance units and prices as at 22 October 2026. Read from the developer’s own unit list on that date (the register’s counter read 185; the three strata terrace houses are counted but no longer itemised), replacing the indicative guide prices published at the July preview. Availability moves daily — message me for a live count.
| Type | Size, sq ft | Price | Avg psf | Left |
|---|---|---|---|---|
| 2 Bedroom + Study | 732 | $1,715,000 – $1,859,100 | $2,451 | 102 |
| 2 Bedroom Premium | 646–678 | $1,571,300 – $1,712,000 | $2,450 | 32 |
| 2 Bedroom Premium (HS) | 689 | $1,705,500 | $2,475 | 1 |
| 3 Bedroom Premium | 1001–1012 | $2,297,500 – $2,329,400 | $2,301 | 7 |
| 3 Bedroom Premium + Study | 969 | $2,221,400 – $2,241,200 | $2,301 | 5 |
| 4 Bedroom Compact | 1184 | $2,738,000 | $2,313 | 3 |
| 4 Bedroom Premium | 1346–1356 | $3,129,200 – $3,515,600 | $2,399 | 32 |
| Strata Terrace House | 1496 | Not itemised | — | 0 |
Developer’s unit list via the PropNex register, read 22 October 2026 · 182 of 499 residential units itemised as unsold (register counter 185) · Price is the band of the units still unsold, psf their mean · Prices exclude stamp duty and are subject to change.
Facilities . One thing worth doing at the showflat: ask which stacks face Thomson Nature Park and which face future construction in the estate. The nature park side is permanently protected; the other side is not.
All five images below are artist’s impressions released by the developer, not photographs. The project is years from completion, so read them for massing, orientation and how the blocks sit against the park — not for the finishes, which can change before handover.
The landscaping in particular is drawn at maturity. If you want the reliable document at this stage, it is the site plan above: block positions and the distance between them are fixed in a way that planting is not.
These are the 26 layouts the developer filed, of which 21 still have unsold units. Each caption carries the developer’s own layout code, the current price band and how many are left — the code is the reference to quote when you ask me about a specific unit.
Available layouts are listed first. The sold-out ones are kept because they tell you what the market took first, which is useful if you are deciding between stacks or comparing against the other Lentor projects.
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Floor plans, prices and counts as filed by the developer in the PropNex project record, read 22 October 2026. Not to scale, and subject to change. Tap any plan to open it full size.
Getting around. Lentor MRT (TE5, Thomson-East Coast Line) is about 500 m away, roughly a 6-minute walk through the estate's paths, based on published project materials . The TEL runs direct to Orchard and Shenton Way, so there is no interchange on a city commute. By road, the SLE and CTE are the usual routes out.
Open the location on Google Maps
Daily life. Lentor Modern's mall is the nearest daily-stop option and already open. Thomson Plaza and the Upper Thomson food stretch are a short drive. Thomson Nature Park sits behind the site, and Lentor Hillock Park is in the estate. The greenery is real, but so is the construction around you for the next few years. The precinct is still being built.
Primary schools. P1 registration priority is distance-tiered: within 1 km ballots ahead of 1–2 km in the hot phases, and the distance comes from the official school-home distance query, not a ruler on a map. The schools below are the ones buyers ask about. I will not publish bands until each is checked on OneMap.
Bands to be verified on OneMap school-home distance query before publish · Checked July 2026
| School | Within 1 km | Within 2 km |
|---|---|---|
| Anderson Primary School | ||
| CHIJ St Nicholas Girls' School | ||
| Mayflower Primary School |
Read next: the new launch hub and the 2026 launches pipeline for what else is coming this year.
The developer is Kingsford, through its project entity Kingsford Lentor Project Pte Ltd. Kingsford is a mid-sized private developer, not a listed giant. The projects Singapore buyers know it for are Kingsford Waterbay in Upper Serangoon and Normanton Park .
Two things stand out in the tender. First, Kingsford bid alone, with no joint-venture partner to share the risk. Second, it won at $920 psf ppr, the lowest land rate in the whole Lentor cycle. That is cost discipline, and it gives the project pricing room the earlier launches never had.
The honest counterweight: a lean developer's product lives and dies on finishing quality and how fast defects get fixed after TOP. At the showflat, ask about their defect rectification process and look at the actual fittings, not the staging.
This is a private condo, so there is no income ceiling, no citizenship rule and no eligibility ballot. What you need to plan is cash flow. New launches use the Normal Payment Scheme: you pay in stages as construction progresses, not all at once.
Standard Normal Payment Scheme for Singapore new launches · Stage notices are issued by the developer as construction progresses
| Stage | When | % of price |
|---|---|---|
| Booking fee (Option to Purchase) | Booking day | 5% |
| On exercising Sale & Purchase | S&P signed within 3 weeks of receipt; payment within 8 weeks of the Option | 15% |
| Foundation | Stage notice | 10% |
| Reinforced concrete framework | Stage notice | 10% |
| Brick walls | Stage notice | 5% |
| Ceiling / roofing | Stage notice | 5% |
| Doors, windows, wiring | Stage notice | 5% |
| Roads, drains, car parks | Stage notice | 5% |
| TOP (key collection) | 3Q 2029 (filed) | 25% |
| Legal completion (CSC) | After TOP | 15% |
Swipe to see all columns →
Do not forget stamp duty. Buyer's Stamp Duty is due within 14 days of exercising the Option, and Additional Buyer's Stamp Duty applies if this is not your first property: 20% for a Singaporean's second property, 5% for a PR's first, 60% for foreigners . Run both before booking day:
The right benchmark is the same estate. Here is Lentor Gardens against the launch it follows and the completed project it will eventually compete with on resale.
Source: URA GLS tender records; EdgeProp data cited by mychoicehomez.com (May 2026); guide prices per reviewhomes.sg (4 Jul 2026) · Updated 10 Aug 2026
| Lentor Gardens Residences499 units · booking 18 Jul | Lentor Mansionsold out at launch | Lentor Modernresale · TOP 2025 | |
|---|---|---|---|
| Land rate | lowest land cost$920 psf ppr | $985 psf ppr | $1,204 psf ppr |
| Launch / guide PSF | ~$2,050–2,350 guide | ~$2,104–2,222 avg | ~$2,000 at 2022 launch; ~$2,379 recent subsale |
| Move-in | 3Q 2029 (developer’s filing) | Est. 2027–2028 | Now |
| Verdict | Pick Lentor Gardens if you want the newest product on the cycle's cheapest land and can wait for 2029. Pick Lentor Modern resale if you want keys this quarter and will pay the completed-project premium. | ||
Swipe to see all options →
If you are weighing new against resale more broadly, my new launch vs resale guide walks through the real cost difference. Also on my radar: Thomson Reserve nearby in D20, and Pinery Residences in Tampines if the east works for you.
Dates from developer launch reporting, Jul 2026 · Updated 10 Aug 2026
| Milestone | Date | Status |
|---|---|---|
| Showflat preview opened | 4 Jul 2026 | Confirmed |
| Guide prices released | 4 Jul 2026 | Confirmed |
| Booking day | 18 Jul 2026 | Confirmed |
| Ballot (if oversubscribed) | Expected |
The mechanics, in plain terms. Registering interest costs nothing and commits you to nothing. If bookings outnumber the 499 units, a ballot decides the order in which buyers pick. Ballot position is luck. Being registered in time is not. If your number comes up, you want your 5% cheque and your in-principle loan approval already in hand, because hesitation costs you your pick.
What I will not do is tell you units are almost gone or that prices will definitely rise. What I will tell you: the showflat diary fills fastest on launch weekend, and a booked slot costs you nothing but a message.
The nearest MRT station to Lentor Gardens Residences is Lentor MRT, about 510 m in a straight line. No MOE primary school sits within about 1 km of the site.
No MOE primary school sits within about 1 km of the site point.
URA has 309 caveats for Lentor Gardens Residences from Jul 2026 to Oct 2026: 309 new sales. Across all of them, prices ran from $2,050 to $2,540 psf. In the latest three months of caveats, the median was $2,370 psf over 42 sales.
| Contract month | Type | Size (sq ft) | Floor range | Price | Psf |
|---|---|---|---|---|---|
| Oct 2026 | New sale | 1,001 | 01-05 | $2,328,100 | $2,326 |
| Oct 2026 | New sale | 678 | 06-10 | $1,623,500 | $2,394 |
| Oct 2026 | New sale | 732 | 11-15 | $1,859,100 | $2,540 |
| Oct 2026 | New sale | 1,345 | 06-10 | $3,252,700 | $2,417 |
| Oct 2026 | New sale | 1,345 | 11-15 | $3,335,000 | $2,479 |
| Sep 2026 | New sale | 1,184 | 11-15 | $2,895,000 | $2,445 |
| Sep 2026 | New sale | 1,184 | 06-10 | $2,810,500 | $2,374 |
| Sep 2026 | New sale | 1,184 | 06-10 | $2,822,600 | $2,384 |
| Sep 2026 | New sale | 1,184 | 01-05 | $2,774,200 | $2,343 |
| Sep 2026 | New sale | 1,184 | 01-05 | $2,774,200 | $2,343 |
| Sep 2026 | New sale | 969 | 01-05 | $2,261,000 | $2,334 |
| Sep 2026 | New sale | 1,184 | 11-15 | $2,883,000 | $2,435 |
The 7 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,452 psf. Older and leasehold projects usually sit below a new launch, so read the tenure column alongside the psf.
| Development | Distance | Tenure | Resales | Median psf | Median price |
|---|---|---|---|---|---|
| Thomson Grove | 450 m | Freehold | 4 | $1,436 | $3,410,500 |
| The Calrose | 590 m | Freehold | 10 | $2,047 | $2,840,000 |
| Meadows @ Peirce | 610 m | Freehold | 15 | $1,727 | $2,500,000 |
| Seasons Park | 840 m | 99-yr from 1995 | 10 | $1,317 | $1,416,944 |
| Far Horizon Gardens | 850 m | 99-yr from 1982 | 5 | $1,078 | $1,350,000 |
| Bullion Park | 950 m | Freehold | 7 | $1,535 | $1,850,000 |
| Castle Green | 980 m | 99-yr from 1993 | 17 | $1,381 | $1,560,000 |
Source: URA Data Service, private residential caveats lodged to Oct 2026, accessed 10 Oct 2026 (licence terms). Not every purchase is caveated, and caveats can lag the sale. Sizes are strata area, so psf includes AC ledges and voids. Distances are straight-line.
99-year leasehold. Every Government Land Sale site in the Lentor Hills estate is sold on 99-year terms. If tenure is a deciding factor for you, my freehold vs leasehold guide runs the actual numbers.
Guide prices released at the 4 July preview: entry from about $2,050 psf, estimated average around $2,350 psf, with two-bedders reported from about $1.42M. The developer’s unit-by-unit price list is out, is reproduced on this page, and goes out to everyone on my list the same day.
Yes. It is a private condo, not an EC, so there are no citizenship or income-ceiling rules. Foreigners pay 60% ABSD; Permanent Residents pay 5% on a first property. Run your exact figure on the ABSD calculator before you book.
About 500 metres, roughly a 6-minute walk through the estate's paths, based on published project write-ups . Lentor station (TE5) is on the Thomson-East Coast Line, direct to Orchard and Shenton Way.
A cheque for the 5% booking fee, your NRIC, and an in-principle loan approval from your bank. If bookings exceed supply, a ballot sets the pick order, so having your paperwork ready matters more than queueing early.
The developer files 3Q 2029. Earlier published estimates said 2029 to 2030; the filed date is the one to plan around, though it can still move. Confirm it in the sales published .
R055553G
CEA-registered
PropNex
L3008022J
11+ years
In Singapore real estate
150+
Homes bought & sold
The official e-brochure and the unit-by-unit price list go out by WhatsApp the moment they land. Leave your details and you get them the same day, plus launch-weekend take-up numbers once booking closes. No spam, and your details stay with me.
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