Lentor Gardens Residences: Prices, Floor Plans and an Honest Read
Booking day was 18 July 2026, and 216 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 Guide prices have been replaced by the developer’s filed price list, and the unit-by-unit list below is the current one.
- District
- D26, Lentor
- Tenure
- 99-year leasehold
- Units
- 499
- Developer
- Kingsford
- Est. TOP
- 3Q 2029
- Prices
- from $1,558,100 / $2,292 psf 216 of 499 left
The honest read
Who this project suits, and who should skip it
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
Live price list · unit list 10 August 2026, totals re-checked 7 September 2026
Lentor Gardens Residences price list: every available unit
All 216 units still available at Lentor Gardens Residences are listed below with the developer’s current price, from $1,558,100 to $3,515,600, or $2,292 to $2,544 psf. That is 216 of 499 homes, so the project is about 57% taken up. Read from the PropNex unit report on 10 August 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.
One price, not two
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.
What is left, by unit type
8 of the 8 unit types still have something available. 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 · Unit list read 10 August 2026, and the 216 total re-checked against the developer’s project record on 7 September 2026 — unchanged · Read 10 August 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 | 34 of 75 | $1,558,100 – $1,712,000 |
| 2 Bedroom Premium (HS) | 689 | 1 of 30 | $1,705,500 |
| 2 Bedroom + Study | 732 | 104 of 147 | $1,715,000 – $1,859,100 |
| 3 Bedroom Premium + Study | 969 | 10 of 32 | $2,221,400 – $2,270,900 |
| 3 Bedroom Premium | 1,001–1,012 | 13 of 77 | $2,297,500 – $2,348,600 |
| 4 Bedroom Compact | 1,184 | 16 of 60 | $2,738,000 – $2,907,000 |
| 4 Bedroom Premium | 1,346–1,356 | 35 of 45 | $3,129,200 – $3,375,500 |
| Strata Terrace House | 1,496 | 3 of 3 | $3,515,600 |
The table below runs to every one of the 216 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.
The full list, unit by unit
Every available unit, grouped by type and sorted by floor. The cheapest on the list is #02-24 at $1,558,100 (2 Bedroom Premium, 646 sq ft); the dearest is #68 at $3,515,600 (Strata Terrace House, 1,496 sq ft). Prices are the developer’s net price, and psf is calculated on it.
2 Bedroom Premium: 34 available
646–678 sq ft · $1,558,100 to $1,712,000 · 34 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 |
| #02-09 | 74 | 678 | $1,595,800 | $2,354 |
| #02-20 | 74 | 678 | $1,595,800 | $2,354 |
| #02-24 | 76 | 646 | $1,558,100 | $2,412 |
| #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 |
| #06-20 | 74 | 678 | $1,623,500 | $2,395 |
| #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 |
2 Bedroom Premium (HS): 1 available
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 |
2 Bedroom + Study: 104 available
732 sq ft · $1,715,000 to $1,859,100 · 104 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 |
| #08-26 | 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 |
| #15-25 | 76 | 732 | $1,859,100 | $2,540 |
| #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 |
3 Bedroom Premium + Study: 10 available
969 sq ft · $2,221,400 to $2,270,900 · 10 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 |
| #04-04 | 66 | 969 | $2,251,100 | $2,323 |
| #04-05 | 66 | 969 | $2,251,100 | $2,323 |
| #05-04 | 66 | 969 | $2,261,000 | $2,333 |
| #05-05 | 66 | 969 | $2,261,000 | $2,333 |
| #06-05 | 66 | 969 | $2,270,900 | $2,344 |
3 Bedroom Premium: 13 available
1,001–1,012 sq ft · $2,297,500 to $2,348,600 · 13 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 |
| #03-03 | 66 | 1,001 | $2,317,900 | $2,316 |
| #04-03 | 66 | 1,001 | $2,328,100 | $2,326 |
| #04-06 | 66 | 1,001 | $2,328,100 | $2,326 |
| #05-03 | 66 | 1,001 | $2,338,400 | $2,336 |
| #05-06 | 66 | 1,001 | $2,338,400 | $2,336 |
| #06-03 | 66 | 1,001 | $2,348,600 | $2,346 |
4 Bedroom Compact: 16 available
1,184 sq ft · $2,738,000 to $2,907,000 · 16 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 |
| #02-12 | 74 | 1,184 | $2,750,100 | $2,323 |
| #02-18 | 74 | 1,184 | $2,750,100 | $2,323 |
| #03-12 | 74 | 1,184 | $2,762,100 | $2,333 |
| #03-18 | 74 | 1,184 | $2,762,100 | $2,333 |
| #04-12 | 74 | 1,184 | $2,774,200 | $2,343 |
| #04-18 | 74 | 1,184 | $2,774,200 | $2,343 |
| #05-12 | 74 | 1,184 | $2,786,300 | $2,353 |
| #07-12 | 74 | 1,184 | $2,810,500 | $2,374 |
| #10-12 | 74 | 1,184 | $2,846,700 | $2,404 |
| #13-12 | 74 | 1,184 | $2,883,000 | $2,435 |
| #14-12 | 74 | 1,184 | $2,895,000 | $2,445 |
| #14-22 | 76 | 1,184 | $2,898,600 | $2,448 |
| #16-12 | 74 | 1,184 | $2,907,000 | $2,455 |
4 Bedroom Premium: 35 available
1,346–1,356 sq ft · $3,129,200 to $3,375,500 · 35 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 |
| #08-27 | 76 | 1,346 | $3,252,700 | $2,417 |
| #08-32 | 78 | 1,356 | $3,278,700 | $2,418 |
| #10-23 | 76 | 1,346 | $3,252,700 | $2,417 |
| #10-27 | 76 | 1,346 | $3,280,200 | $2,437 |
| #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 |
| #14-27 | 76 | 1,346 | $3,335,000 | $2,478 |
| #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 | 1,356 | $3,375,500 | $2,489 |
Strata Terrace House: 3 available
1,496 sq ft · $3,515,600 to $3,515,600 · 3 of 3 released units still unsold.
| Unit | Block | Sizesq ft | Price | PSF |
|---|---|---|---|---|
| #68 | 68 | 1,496 | $3,515,600 | $2,350 |
| #70 | 70 | 1,496 | $3,515,600 | $2,350 |
| #72 | 72 | 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.
Pricing
Pricing and the land-bid maths
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 (7 Sep 2026) | entry from $2,292 psf · $1,558,100 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.
Site plan & unit mix
499 units, family-sized, on the biggest plot in the estate
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 7 September 2026. Read from the developer’s own project record on that date, 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 | $2,442 | 103 |
| 2 Bedroom Premium | 646–678 | $1,558,100 – $1,712,000 | $2,440 | 35 |
| 2 Bedroom Premium (HS) | 689 | $1,705,500 | $2,475 | 1 |
| 3 Bedroom Premium | 1001–1012 | $2,297,500 – $2,422,300 | $2,343 | 13 |
| 3 Bedroom Premium + Study | 969 | $2,221,400 – $2,261,000 | $2,312 | 9 |
| 4 Bedroom Compact | 1184 | $2,738,000 – $2,907,000 | $2,384 | 17 |
| 4 Bedroom Premium | 1346–1356 | $3,129,200 – $3,375,500 | $2,407 | 35 |
| Strata Terrace House | 1496 | $3,515,600 | $2,350 | 3 |
Developer’s filed unit report via the PropNex project record, read 7 September 2026 · 216 of 499 residential units unsold · 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.
Gallery
What Lentor Gardens Residences is meant to look like
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.
Layouts
Lentor Gardens Residences floor plans, and which of them you can still buy
These are the 26 layouts the developer filed, of which 22 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 7 September 2026. Not to scale, and subject to change. Tap any plan to open it full size.
Location
Lentor MRT, daily life, and the school question
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.
Developer
Kingsford, bidding alone on the cheapest land
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.
Payment
How the progressive payment schedule works
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 9 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:
How it compares
Against the rest of the Lentor cycle
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.
Launch timeline
How booking actually works
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.
FAQ
Straight answers
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
8+ years
In Singapore real estate
150+
Homes bought & sold
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