Lentor Gardens Residences Review: Lentor Gardens, District 26, 499 Units
Lentor Gardens Residences in Lentor Gardens: 99-year leasehold, 499 units by Kingsford Group. Location, unit mix, prices, plans and how it sold.
Lentor Gardens Residences sold 270 of its 499 homes (54%) on launch day, 18 July 2026, at an average of S$2,350 psf, according to EdgeProp, quoting the developer, Kingsford Group. That average is the same as the S$2,350 psf indicative average the developer gave before the launch. The start was slower than at Lentor Central Residences, which sold 93% of its homes in its launch weekend in March 2025, EdgeProp notes. URA’s developer-sales data counts 270 homes sold by the end of July and 304 (61%) as at September 2026.
It is Kingsford’s first project in Lentor Hills and the seventh condo launch there. The project has four towers, three of 16 storeys and one of 8, on a 99-year lease that began in July 2025.
Latest updates
3 months after launch (September 2026)
As at September 2026, URA developer sales show 304 of the 499 homes put on sale sold (61%), from 270 (54%) in July 2026. The median psf of the month’s new sales was S$2,348, against S$2,357 in July 2026. A median moves with the mix of homes sold in the month, so it is not a price index. That leaves 195 of the 499 homes in the project unsold.
1 month after launch (July 2026)
URA developer sales for July 2026, the launch month, show 270 of the 499 homes put on sale had sold (54%), at a median of S$2,357 psf for the month’s new sales.
Lentor Gardens Residences at a glance
| Fact | Detail |
|---|---|
| Developer | Kingsford Group (legal developer: Kingsford Lentor Project Pte Ltd) |
| Address | 66 Lentor Gardens, District 26 (Ang Mo Kio), OCR. The sales gallery is at Lentor Gardens |
| Tenure | 99-year leasehold from 7 July 2025 |
| Homes | 499 in 4 towers, from 2-bedroom premium (646 sq ft) to strata terrace house (1,496 sq ft) |
| Site | 222,161 sq ft, plot ratio 2.1 |
| Land | Government land sale site in 2025 for S$429.23 million, about S$920 psf ppr, 2 bids |
| Architect | P&T Consultants |
| Guide price | From S$2,350 psf. Example home: 2-bedroom, 646 sq ft, at the roughly S$1.4 million that PropNex gave as the entry price for 2-bedroom homes, from S$1.4 million |
| Dates | Preview from 4 July 2026, sales launch 18 July 2026 |
| Expected TOP | third quarter of 2029 (vacant possession 31 December 2030) |
Sources: EdgeProp project page, developer's e-brochure, EdgeProp, URA tender result for the Lentor Gardens site and EdgeProp. The lead image, the other artist’s impressions and the plans are from Kingsford Group’s press release pages.
Where it is: Lentor Hills, about 500 m from Lentor MRT
Lentor Gardens Residences is at 66, 74, 76 and 78 Lentor Gardens, in the Ang Mo Kio planning area (District 26). Kingsford Group says Lentor MRT on the Thomson-East Coast Line is about 500 m away, reached through a park connector from the rear gate, and warns that the distance may vary until the connector is finished, in its special feature on EdgeProp. The same feature says a free shuttle bus runs for one year to Lentor and Ang Mo Kio MRT stations. On a map the station is about 530 m from the site point. Lentor Modern, the integrated mall that opened in January 2026, is about 380 m away.
- Lentor Gardens Residences
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
Two changes are close by. The site is next to the future Lentor Hillock Park, which NParks and URA are developing, according to EdgeProp. An eighth Lentor Hills site, Lentor Central, was sold in March 2026 to GuocoLand, Hong Leong Holdings and TID, with room for 560 homes and a launch expected next year, according to EdgeProp’s launch-day report. The estate will have about 4,000 homes once that site is built.
Schools: none within 1 km in a straight line
Anderson Primary School is about 1,070 m away in a straight line, CHIJ Saint Nicholas Girls’ School about 1,280 m, Presbyterian High School about 1,300 m and Mayflower Primary School about 1,580 m. The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| Anderson Primary School | School | about 1,070 m |
| CHIJ Saint Nicholas Girls' School | School | about 1,280 m |
| Presbyterian High School | School | about 1,300 m |
| Mayflower Primary School | School | about 1,580 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$920 psf ppr in 2025
Kingsford Group won the Lentor Gardens site in 2025 in a government land sale tender of 2 bids, at S$429.23 million, or about S$920 psf ppr, according to the URA tender result. Psf ppr is the price per sq ft of potential gross floor area. The site is 222,161 sq ft with a plot ratio of 2.1. The runner-up, a group of Hong Leong Holdings, TID and CSC Land Group, bid S$905 psf ppr, according to EdgeProp. In URA’s tender results the six earlier Lentor Hills sites went for S$982 to S$1,204 psf ppr, and the site sold in March 2026 for S$1,278, so S$920 is the lowest of the eight, a Propwise reading of the results.
Homes and layouts: 499 homes, none with one bedroom
There are 2-, 3- and 4-bedroom homes plus three strata terrace houses. The 2-bedroom homes are 252 of the 499, about half. Counts differ by source: the developer’s feature and EdgeProp’s project page give 499 homes including the terraces, the brochure says 499 homes in the towers as well as three terraces, and EdgeProp’s preview article says 502 units.
| Type | Size (sq ft) | Homes | Levels |
|---|---|---|---|
| 2-bedroom premium (P1) | 646 | 15 | 1 to 8, 10 to 16 |
| 2-bedroom premium (P2, P3, P4) | 678 | 60 | 1 to 8, 10 to 16 |
| 2-bedroom premium + household shelter (P(HS)) | 689 | 30 | 1 to 8, 10 to 16 |
| 2-bedroom + study (S1 to S6) | 732 | 147 | 1 to 8, 10 to 16 |
| 3-bedroom compact (C1) | 872 | 15 | 1 to 8, 10 to 16 |
| 3-bedroom compact + study (C2+S) | 936 | 15 | 1 to 8, 10 to 16 |
| 3-bedroom premium + study (P1+S, P2+S) | 969 | 32 | 1 to 8 |
| 3-bedroom premium (P3, P4, P6) | 1,001 | 62 | 1 to 16 |
| 3-bedroom premium (P5) | 1,012 | 15 | 1 to 8, 10 to 16 |
| 4-bedroom compact (C1, C2) | 1,184 | 60 | 1 to 8, 10 to 16 |
| 4-bedroom premium (P2) | 1,346 | 30 | 1 to 8, 10 to 16 |
| 4-bedroom premium (P1) | 1,356 | 15 | 1 to 8, 10 to 16 |
| Strata terrace house (Terrace 1 to 3) | 1,496 | 3 | 3 storeys |
Sources: developer's e-brochure and Kingsford Group's special feature on EdgeProp.
The three strata terraces sit beside the 75-metre pool, according to the developer’s e-brochure. There are also three shops and an early childhood development centre in the basement, and most homes face the pool or the park. Higher-floor homes have views of Lower Peirce Reservoir and Thomson Nature Park, according to EdgeProp.
Facilities and site plan
The brochure lists a 75-metre skyline pool and a 50-metre lap pool, with a hydro jet pool, a floating lounger pool, a reflexology pool and a massage pool, plus Serenity Lagoon, aqua therapy beds and hydro massage seats. Splash Cove and Play Cove are for children, and there are two BBQ pavilions, a gym, a yoga studio and a clubhouse with three function rooms. The three 16-storey towers each have a Sky Terrace on the 9th storey with lounges and cabanas.
How the price compares: a developer average, not a starting price
The developer gave an indicative average of S$2,350 psf for the project and not a starting price, so the first table shows that average as the guide price. It is about 31% above the middle value of the median resale psf of the older leasehold condos nearby (S$1,800 psf) and about 3% above Jadescape (S$2,292 psf), the newest leasehold condo in the table, which is about 3.6 km away in Shunfu. URA caveats show no resales at the Lentor Hills condos launched since 2021 between January 2024 and October 2026, so the table has few close comparisons. EdgeProp’s launch-day report says sub-sale prices at Lentor Modern have neared S$2,600 psf, but a sub-sale is a different kind of sale. The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| Lentor Gardens Residences (guide price) | Lentor Gardens | 99-yr from 2025 | – | S$2,350 from | – |
| The Panorama | Ang Mo Kio Avenue 2 | 99-yr from 2013 | 66 | S$2,036 | S$1,984 (24) |
| Thomson Grand | Sin Ming Walk | 99-yr from 2010 | 36 | S$1,800 | – |
| Centro Residences | Ang Mo Kio Avenue 8 | 99-yr from 2007 | 34 | S$1,999 | – |
| Grandeur 8 | Ang Mo Kio Central 3 | 99-yr from 2002 | 42 | S$1,452 | – |
| The Gardens at Bishan | Sin Ming Walk | 99-yr from 1997 | 44 | S$1,780 | – |
| Jadescape | Shunfu Road | 99-yr from 2018 | 170 | S$2,292 | S$2,224 (109) |
| The Calrose | Yio Chu Kang Road | Freehold | 22 | S$1,996 | – |
| Meadows @ Peirce | Upper Thomson Road | Freehold | 27 | S$1,704 | S$1,661 (3) |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|---|---|---|---|
| Lentor Central Residences | Lentor Central | 99-yr from 2023 | 477 | S$2,214 |
| Springleaf Residence | Upper Thomson Road | 99-yr from 2024 | 926 | S$2,170 |
| Lentor Gardens Residences | Lentor Gardens | 99-yr from 2025 | 309 | S$2,357 |
Source: URA (caveats), Propwise calculation. Guide price: the developer's indicative average price for the project, not a starting price, reported by EdgeProp, 2 Jul 2026.
The better comparison is with other launches in the estate. Lentor Central Residences, launched in March 2025, has a median new-sale price of S$2,214 psf in URA caveats, and Springleaf Residence, launched in August 2025, S$2,170 psf. Lentor Gardens Residences’ own new-sale median is S$2,357 psf. Lentor Central Residences sold out by November 2025 at an average of S$2,207 psf, based on caveats, EdgeProp says, so this project asks more than its neighbour did.
Recent launches in District 26:
| Project | Launched | Tenure | Homes | Sold to date | Share sold | Median psf |
|---|---|---|---|---|---|---|
| Springleaf Residence | Aug 2025 | 99-year from 2024 | 941 | 924 | 98.2% | S$2,193 |
Source: URA developer sales (homes launched and sold as the developers report them to URA), data to Sep 2026. A launch’s share sold is of the homes released so far, not of all homes.
How it sold: 54% on launch day
Kingsford Group said 270 of 499 homes sold on launch day, 18 July, a take-up of 54%, at an average of S$2,350 psf. The count leaves out the three strata terrace houses, and all three shops sold at an average of S$2,550 psf, according to EdgeProp. By type, 3-bedroom homes were 42% of sales, 2-bedroom homes 40% and 4-bedroom homes 18%. The 3-bedroom compact types, 15 homes each, sold out, at an average of S$2.05 million to S$2.21 million, and 28 of the 30 premium 2-bedroom homes and 61 of the 77 premium 3-bedroom homes sold. About 91% of buyers were Singaporeans. The preview on 4 and 5 July drew about 5,000 visitors.
Analysts quoted by EdgeProp called the result healthy. PropNex’s Kelvin Fong said 270 new homes in a weekend was a healthy result and expected take-up to build in the coming months. The six earlier Lentor Hills launches had sold 2,929 of 2,954 homes, about 99.2%, as at 4 July 2026, according to ERA as EdgeProp reports.
URA’s developer-sales data counts homes as developers report them to URA, not caveats, so its figures differ a little from the launch-day count.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Jul 2026 | 499 | 270 | 54% | S$2,357 |
| 1 month later | Aug 2026 | 499 | 282 | 57% | S$2,367 |
| 3 months later | Oct 2026 | not yet | not yet | not yet | not yet |
| 6 months later | Jan 2027 | not yet | not yet | not yet | not yet |
| 12 months later | Jul 2027 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
After the launch day sales slowed: 270 homes had sold by the end of July and 304 as at September 2026, which is 61% of the 499 homes.
What it costs to buy
The developer gave no price for a single home type. PropNex’s Kelvin Fong put the entry price of a 2-bedroom home at around S$1.4 million, according to Stacked Homes, and the tables use S$1.4 million for the 646 sq ft 2-bedroom as a round example. Buyer’s stamp duty on S$1.4 million is S$40,600 for everyone. Additional stamp duty depends on who is buying and how many homes they own: a Singapore citizen buying a first home pays none. A first-time bank-loan buyer borrows up to S$1,050,000 and puts down S$350,000, of which at least S$70,000 must be cash and the rest can be cash or CPF. The 3-month compounded SORA was 1.24% on 14 Oct 2026.
| Buyer | Buyer’s stamp duty | Additional duty (ABSD) | Total duties |
|---|---|---|---|
| Singapore citizen, first home | S$40,600 | None | S$40,600 |
| Singapore citizen, second home | S$40,600 | S$280,000 (20%) | S$320,600 |
| Permanent resident, first home | S$40,600 | S$70,000 (5%) | S$110,600 |
| Permanent resident, second home | S$40,600 | S$420,000 (30%) | S$460,600 |
| Foreigner | S$40,600 | S$840,000 (60%) | S$880,600 |
| Item | Amount | Basis |
|---|---|---|
| Price | S$1,400,000 | 2-bedroom, 646 sq ft, at the roughly S$1.4 million that PropNex gave as the entry price for 2-bedroom homes, guide price from S$2,350 psf |
| Loan | S$1,050,000 | 75% limit for a first bank loan |
| Down payment | S$350,000 | 25% of the price |
| Of which cash at least | S$70,000 | 5% of the price; the rest can be cash or CPF |
| Interest rate | Monthly instalment |
|---|---|
| 2.0% a year (example) | S$3,881 |
| 2.5% a year (example) | S$4,149 |
| 3.0% a year (example) | S$4,427 |
| 4% a year (bank stress test) | S$5,013 |
Source: stamp duty and loan rules in the Propwise rules database (BSD in force from 15 Feb 2023), Propwise calculation. Guide price: the developer's indicative average price for the project, not a starting price, reported by EdgeProp, 2 Jul 2026. MAS rules for the lending limits.
Banks test the loan at a 4% rate. At that rate the instalment is S$5,013, so a household with no other debts needs a gross monthly income of about S$9,114. Most of the loan on an uncompleted home is drawn in stages as construction progresses, so early payments are smaller.
Who it suits
The launch-day buyers were mostly first-time owner-occupiers. Realion’s Justin Quek said they were dominated by young couples buying a first home and young singles helped by their parents, and that the efficient layouts proved popular, according to EdgeProp. ERA’s Marcus Chu pointed to HDB upgraders from Ang Mo Kio, where about 79 flats sold for at least S$1 million in the first half of 2026, close to the roughly 80 in all of 2025, and to owners in nearby landed estates who want to right-size locally. The 3-bedroom compact homes at about S$2 million suit a household that has outgrown a 2-bedroom flat but does not need 4 bedrooms.
It suits buyers who want a train and a mall close by: Lentor MRT is about 500 m away by the developer’s route and Lentor Modern about 380 m away in a straight line.
It does not suit buyers who need a school place near home soon, since none of the listed schools is within 1 km in a straight line, or buyers who need to move in soon: vacant possession is expected on 31 December 2030, according to the e-brochure. It also suits less well anyone who wants a project with a track record of resale deals, because the Lentor Hills condos launched since 2021 show no resales in URA caveats from January 2024 to October 2026.
Strengths and trade-offs
Strengths
- Lentor MRT about 500 m away by the developer’s route, and Lentor Modern, an integrated mall that opened in January 2026, about 380 m away.
- A land cost of S$920 psf ppr, the lowest of the eight Lentor Hills sites in URA’s tender results.
- A full set of pools: a 75-metre pool and a 50-metre lap pool, with Sky Terraces on the 9th storey.
- A first-launch result in line with the indicative price: the average of S$2,350 psf matched the developer’s indicative average.
- The 3-bedroom compact types sold out, and 28 of 30 premium 2-bedroom homes sold.
Trade-offs
- A slower start than the neighbours: 54% on launch day, against 93% for Lentor Central Residences in its launch weekend.
- Sales slowed after launch day: 270 homes by the end of July and 304 as at September 2026.
- A higher price than the neighbours: the median new-sale price of S$2,357 psf is above the S$2,214 psf of Lentor Central Residences.
- A long wait, with unclear dates: EdgeProp gives TOP as the third quarter of 2029 in its preview article and December 2030 in its launch-day report, and the brochure gives 31 December 2030 for vacant possession.
- No school within 1 km in a straight line.
- Counts differ by source: 499 homes in the developer’s feature and 502 units in EdgeProp’s preview article.
