Lentor Central Residences is a 477-unit development by Hong Leong Holdings, GuocoLand, and CSC Land Group. (Picture: Samuel Isaac Chua/The Edge Singapore)
The newest project at Lentor Hills Estate to preview is Lentor Central Residences, on Friday, Feb 21. The project is expected to be launched for sale a fortnight later, on March 8. The 477-unit development is jointly developed by Hong Leong Holdings, GuocoLand, and CSC Land Group.
Lentor Central Residences will have two high-rise residential towers — a 28-storey block with a roof garden and a basement carpark and a 27-storey block with three basement carpark floors. The development will offer a mix of one- to four-bedroom units from 463 to 1,399 sq ft.
Prices will start from $975,000 ($2,106 psf) for one-bedroom units (from 463 sq ft) and from $1.388 million ($2,047 psf) for two-bedroom units (from 678 sq ft). Three-bedders (from 915 sq ft) will be priced from $1,813 million ($1,981 psf), while four-bedders from 1,184 sq ft will start from $2.368 million ($2,000 psf).
Get the latest details on available units and prices for Lentor Central Residences
"We believe these starting prices will be attractive to prospective buyers, and they are generally in line with the broad price trends observed in the Lentor area," says Ismail Gafoor, CEO of PropNex.
Showflat for the two-bedroom plus study unit. (Picture: Samuel Isaac Chua/The Edge Singapore)
Lentor Central Residences is the sixth private condo to be launched in Lentor Hills Estate, a new private residential estate in a leafy neighbourhood off Yio Chu Kang Road.
The joint-venture partners submitted the higher of two bids received at the close of the tender for the Government Land Sales (GLS) site in September 2023. The purchase price for the 158,264 sq ft, 99-year leasehold site was $435.166 million or $982 psf per plot ratio (ppr).
Designed by P&T Consultants, with landscape design by Coen Design International, the project is grounded on two considerations: respecting the cascading topography of the elevated site and maximising views of the surrounding greenery.
The two residential towers are positioned to maximise unobstructed views and set about 30m apart. Residents will enjoy views of the neighbouring Hillock Park or overlook the condo’s landscaped greenery. High-floor units will also have views of Lower Seletar Reservoir and the low-rise Lentor Estate.
Showflat of the three-bedroom unit. (Picture: Samuel Isaac Chua/The Edge Singapore)
A three-tiered landscaped deck is designed to be seamlessly integrated with the adjacent Hillock Park, a public green space behind the condo. Sky terraces and rooftop gardens provide views of the surrounding greenery.
Two pedestrian side gates provide residents direct access to Hillock Park, with another facing Lentor Central for easy access to Lentor MRT Station.
One of the amenities provided at Lentor Central Residences is the Early Childhood Development Centre (ECDC), which is part of the GLS tender conditions. Hence, the main entrance along Lentor Central has a separate entry and exit to the ECDC. There is also a separate pedestrian side gate to the ECDC, which is open to other residents in Lentor Hills.
Lentor Central Residences is a four-minute walk from Lentor MRT Station on the Thomson-East Coast Line, just four stops to Woodlands North Station, the Singapore terminus for the Singapore-Johor Bahru Rapid Transit System (RTS) Link. With the RTS scheduled for completion at the end of 2026, it will be a short train ride to Johor Bahru.
Showflat of the four-bedroom unit.
The private condo marks CSC Land Group’s first foray in Lentor Hills estate. For Hong Leong Holdings and GuocoLand, Lentor Central Residences is the fourth project they are launching in the area.
“Together with our partners, we are realising a vision of premium homes that are sensitively priced where units are sold based on liveable space,” says Betsy Chng, head of sales and marketing at Hong Leong Holdings, in response to queries from EdgeProp Singapore.
GuocoLand’s debut project in September 2022 — the 605-unit Lentor Modern — was 100% sold as at January 2025. Hong Leong Holdings and GuocoLand’s first joint-venture project there is the 598-unit Lentor Hills Residences, which entered the market in July 2023 and is now 99% sold.
Read also: GuocoLand-led JV submits highest bid of $900 psf ppr for Faber Walk GLS site
Hillock Green, a 474-unit development by a consortium of United Engineers, Soilbuild Group, and Forsea Holdings, was previewed in November 2023 and is 82% sold. It is the only project in Lentor Hills Estate in which neither Hong Leong nor GuocoLand is involved.
The 267-unit Lentoria by TID (a joint venture between Hong Leong Group and Japanese developer Mitsui Fudosan), launched on March 1, 2024, is 70% sold. The 533-unit Lentor Mansion by GuocoLand and Hong Leong JV was rolled out on March 15, 2024, and is now 94% sold (see table).
The sales performance of the projects at Lentor Hills estate over the past three years demonstrates “the healthy demand and growing appeal” of the Lentor area as a private residential area, says Hong Leong’s Chng.
As the Lentor Hills’ enclave develops, it is poised to become a highly desirable location for homebuyers seeking an enhanced lifestyle, adds Chng.
The average psf price of Lentor Mansion stands out as it was the first development launched under URA’s new guidelines on the harmonisation of the strata and gross floor area (GFA), where units are sold based on liveable space.
While the GFA harmonisation guidelines help maximise the layout usability and efficiency, buyers are also paying more for the liveable space in terms of higher psf price, points out PropNex's Gafoor. “This is because the price quantum is now spread over a reduced strata area — after discounting the non-useable space such as aircon ledge, for example,” he explains.
Kitchen and living room of the four-bedroom showflat at Lentor Central Residences. (Picture: Samuel Isaac Chua/The Edge Singapore)
Based on caveats lodged, projects launched post-GFA harmonisation tend to have a slightly higher average unit price than nearby projects that were launched before. “With more projects launched after the GFA harmonisation rules, any discrepancy in the psf unit price is expected to even out eventually,” adds Gafoor.
In Lentor Hills Estate, about 57.3% of the units sold across the five projects launched are priced below $2,200 psf, continues Gafoor, while 84.5% of the transactions are below $2.5 million (See table below).
Mark Yip, CEO of Huttons Asia, believes that the price quantum for units in Lentor has been stable despite rising construction costs and harmonisation of GFA. “Projects in the Lentor precinct are priced very attractively, offering buyers one of the best entry prices,” says Yip. “It is probably the only area where buyers can buy a new home for less than $1 million.”
Last October, a 222,161 sq ft, 99-year leasehold site at Lentor Gardens was launched for sale on the Confirmed List of the GLS programme in 2H2024. It marks the seventh plot to be launched in Lentor Hills Estate.
The residential site at Lentor Gardens could yield approximately 500 units. It will consist of a mix of low-rise and mid-rise blocks of up to 16 storeys. The tender will close on April 3.
“While it’s reasonable to be cautious about an oversupply at Lentor Hills Estate, the current market data tells a different story,” says Marcus Chu, CEO of ERA Singapore. “One key indicator is the limited supply of new private homes in Lentor, with Lentor Modern fully sold, Lentor Hills Residences 99% sold, and only a few units left at Lentor Mansion.”
From a broader market perspective, the likelihood of oversupply in the Ang Mo Kio area (District 26) remains low, adds ERA. As of 4Q2024, District 26 has just 2,966 non-landed private homes (excluding executive condos or ECs) in stock. This means District 26 has the third lowest inventory of non-landed private homes — a strong indication of tight supply, says Chu.
The five projects launched in Lentor Hills Estate have a total tally of 2,477 condo units. Of these, 2,277 units have been snapped up, based on caveats lodged as of Feb 19, translating to a sales rate of 92%. “It’s a clear indication that demand for housing in Lentor Hills remains strong and constant,” says Ken Low, managing partner of SRI.
Low further observes that selling prices of previously launched projects at Lentor Hills have climbed after each successive new launch. “However, the average price of the projects today is still about $2,100 psf, which is within the affordability range of most buyers,” says Low.
The en suite master bedroom of the four-bedder. (Picture: Samuel Isaac Chua/The Edge Singapore)
Hence, Low believes that projects in Lentor Hills are still “the most affordable option” for buyers looking for new homes in the northeast region. The neighbouring HDB estates of Punggol, Sengkang, Ang Mo Kio and Bishan provide a strong catchment of HDB upgraders, he says.
Another reason for Lentor Hills estate’s sustained appeal is the age of the residential properties compared to the older stock in the rest of Ang Mo Kio, notes ERA’s Chu. “Many of the condos in Ang Mo Kio were built in the early 2000s, so Lentor Hills offers a compelling opportunity for upgraders or right-sizers looking for newer homes in a familiar neighbourhood,” he says.
Other factors include improved accessibility following the opening of Lentor MRT Station, the impending completion of the North-South Corridor, and proximity to good schools, adds Chu.
“Our experience marketing previous new launches at Lentor has taught us that buyers prefer to be closer to conveniences like the MRT station and shopping mall, both of which can be found at Lentor Modern,” says SRI’s Low. “The area’s proximity to schools like Anderson Primary School, Mayflower Primary and St Nicholas Girls’ School is also desirable.”
Check out the latest listings for Lentor Central Residences properties