Lentor Hills New Launch Condos 2026 — Complete Guide to Singapore’s Hottest New Cluster

Lentor Hills — the stretch of prime Singapore land along Lentor Road, Lentor Gardens Road, and Lentor Hills Drive — has emerged as Singapore’s most dynamic new launch cluster of the 2020s. In the space of just 3 years (2021–2024), four major new launch condominiums have risen from former private residential and greenfield GLS sites: Lentor Modern, Lentor Hills Residences, Lentor Gardens, and Lentor Mansion — all within 500 metres of the new Lentor MRT station on the Thomson-East Coast Line (TEL). With Lentor Gardens Residences (2026 VVIP preview) as the latest addition, this cluster has become Singapore’s most concentrated zone of new private residential supply outside the CCR, and a benchmark for how Singapore’s OCR/RCR boundary develops around new TEL stations.

Whether you are an HDB upgrader, an investor seeking rental yield, or a family buyer prioritising top schools and MRT convenience, the Lentor Hills cluster deserves close study. This guide covers every development in the cluster, compares prices and unit mixes, explains the TEL connectivity advantage, and outlines the investment thesis for new buyers entering at 2026 prices.

The Four Lentor Hills New Launches — Complete Comparison Table

The Lentor Hills cluster is unique in Singapore’s new launch landscape: five distinct projects from overlapping developer joint ventures, all anchored by a single MRT station, all launched within a four-year window. The table below provides a side-by-side comparison of every development.

Across the five projects, the cluster will collectively deliver approximately 2,800 new private residential units within walking distance of Lentor MRT. This scale of supply concentration — anchored by mixed-use amenities and TEL connectivity — is a defining feature of the URA Master Plan’s strategy for developing the Ang Mo Kio–Lentor growth corridor.

Lentor MRT and TEL Connectivity

At the heart of the Lentor Hills cluster’s investment story is Lentor MRT station (TE6), the Thomson-East Coast Line station that opened in 2021 and catalysed the wave of GLS tender activity and developer purchases that followed.

The TEL is Singapore’s fourth full-length MRT line — a 43-km line connecting Woodlands North in the north to Sungei Bedok in the east, passing through the Orchard–Marina Bay city centre corridor. For Lentor Hills residents, the TEL delivers direct, no-transfer access to:

• Caldecott (TE9): Circle Line (CCL) interchange — 3 stops from Lentor, connects to Bishan, Serangoon, Dhoby Ghaut, and Harbourfront
• Stevens (TE11): Downtown Line (DTL) interchange — connects to Botanic Gardens, Buona Vista, and Expo
• Orchard (TE14): North-South Line (NSL) interchange — approximately 15 minutes from Lentor
• Marina Bay (TE20): NSL/CCL/TEL interchange — approximately 25 minutes from Lentor
• Changi Airport (TE31): Approximately 45 minutes from Lentor via TEL direct

Before the TEL opened, residents in this part of Ang Mo Kio / Upper Thomson relied entirely on buses to reach the nearest MRT stations (Ang Mo Kio NS16 or Mayflower TE6’s predecessor). The opening of Lentor MRT fundamentally transformed the area’s transit profile and justified the rapid GLS release programme by the government between 2019 and 2022.

The TEL’s design specifically targets corridors previously underserved by Singapore’s rail network, and Lentor Hills is the most visible beneficiary in the residential property market. Every development in the cluster advertises “within 5 minutes’ walk to Lentor MRT” as a primary marketing point — and in most cases, this is accurate.

Lentor Modern — The Anchor Development with Integrated Mall

Lentor Modern, developed by CapitaLand Development, was the first project to launch in the cluster and effectively defined the benchmark for the entire precinct. Launched in September 2022 at an average of approximately $1,856–$2,538 psf (median ~$1,920 psf), it sold over 80% of its 605 units on launch day — one of the strongest opening weekend performances in Singapore’s 2022 market.

Key details:

• Units: 605 across three residential towers
• Configuration: Mixed-use development with a retail podium directly integrated with Lentor MRT station
• Retail: Cold Storage supermarket, hawker centre, childcare centre, F&B and lifestyle retail
• Status: Fully sold. Resale caveat transactions recorded at $2,000–$2,400 psf (2023–2025)
• Tenure: 99-year leasehold from 2022

Lentor Modern’s integrated retail podium is the single most important amenity driver for the entire Lentor Hills cluster. The Cold Storage supermarket, hawker centre, and childcare centre serve not just Lentor Modern residents but all buyers within the cluster — and their presence directly supports the pricing premium of subsequent launches, including Lentor Gardens Residences.

Resale performance has been positive: early buyers who purchased at $1,856 psf have seen caveats lodged at $2,000–$2,400 psf in 2023–2025, representing 8–29% capital appreciation before TOP. This resale trajectory has underpinned the confidence of developers to launch subsequent projects at progressively higher prices.

Lentor Gardens Residences — The Newest Lentor Launch 2026

Lentor Gardens Residences is the newest and final major new launch in the Lentor Hills cluster for 2026. Developed by a GuocoLand joint venture, the project sits on a site along Lentor Gardens Road — adjacent to the established Lentor Gardens and Lentor Mansion developments, forming a continuous belt of new residential supply.

Key details (indicative, subject to confirmation at launch):

• Units: Approximately 530 units
• Unit Mix: 1-bedroom to 4-bedroom
• Indicative PSF: $2,100–$2,300 psf (based on land cost and current construction cost benchmarks)
• VVIP Preview: Expected Q2–Q3 2026
• Facilities: 50-metre lap pool, function rooms, tennis court, sky terraces
• Tenure: 99-year leasehold

Buyers entering at $2,100–$2,300 psf are paying a premium above the cluster’s earliest benchmark (Lentor Modern at ~$1,920 psf) but broadly in line with the cluster median established by Lentor Hills Residences and Lentor Mansion. The key value proposition for Lentor Gardens Residences buyers is:

1. The precinct’s established amenities — particularly Lentor Modern’s retail podium — are already operational
2. CHIJ St. Nicholas Girls’ School’s catchment area proximity remains a structural demand driver
3. The TEL is fully operational with proven commute times
4. Being the last major GLS release in the immediate cluster means no immediate competing new supply

To register for the Lentor Gardens Residences VVIP preview, contact Alvin Tan directly via the WhatsApp link below for early access, floor plan previews, and unit selection priority.

School Options Near Lentor Hills

For family buyers, the Lentor Hills cluster’s school proximity is one of its most compelling selling points. Singapore’s primary school registration is governed by HDB address-based priority zones (Phase 2A, 2B, 2C), and living within 1 km or 2 km of a sought-after primary school provides meaningful registration advantages.

CHIJ St. Nicholas Girls’ School is the anchor school driver for the Lentor Hills cluster. As one of Singapore’s top SAP (Special Assistance Plan) girls’ schools with both primary and secondary campuses, its presence within approximately 2 km of all Lentor Hills developments directly supports demand for 3-bedroom and 4-bedroom units — the family configurations where school proximity matters most. In Singapore’s competitive primary school registration landscape, living within 2 km of CHIJ St. Nicholas provides a meaningful advantage for Phase 2B and 2C registration.

Lentor Hills Investment Thesis

The Lentor Hills cluster represents one of Singapore’s clearest case studies in how a new MRT station catalyses residential land value transformation. Before the TEL was announced (circa 2015–2017), the Lentor Road corridor was an established but unremarkable private residential enclave — characterised by ageing detached and semi-detached houses, with no rail access within comfortable walking distance.

Land acquisition timeline:

• GLS sites in the cluster were sold by the government at $630–$1,060 psf per plot ratio (psf ppr) between 2019 and 2022
• These land prices implied break-even launch prices of approximately $1,700–$2,000 psf for developers
• Actual launch prices of $1,920–$2,200 psf delivered developer margins of 5–15% — compressed relative to earlier market cycles but still viable

Capital appreciation evidence:

• Lentor Modern: Launched at ~$1,920 psf avg (2022); resale caveats at $2,000–$2,400 psf (2023–2025) = 4–25% capital gain before TOP
• Lentor Hills Residences: Launched at ~$2,100 psf (2023); secondary market interest at $2,200–$2,350 psf
• Both projects demonstrate positive but moderate appreciation — consistent with Singapore’s post-2023 cooling measures environment

New buyer entry at $2,100–$2,300 psf (Lentor Gardens Residences):

Buyers entering at this price point are acquiring at or above the current cluster median. The investment case rests on:

1. No new competing GLS supply: The immediate Lentor Hills GLS programme is substantially complete. The next wave of competing supply would require a new GLS release, likely 3–5 years away
2. Established precinct amenities: Cold Storage, hawker centre, childcare, and TEL access are all operational at entry — buyers are not paying for future infrastructure
3. School catchment stability: CHIJ St. Nicholas and Anderson Primary catchments are structural demand drivers unlikely to shift
4. Rental market: TEL connectivity supports rental demand from professionals commuting to the CBD, with estimated rental yields of 3.0–3.5% at current psf levels

For HDB upgraders — the core buyer profile for 3BR units in this cluster — Lentor Hills offers a well-serviced, school-proximate, MRT-connected alternative to more expensive CCR/RCR options at a price point broadly accessible to dual-income HDB upgrader households.

💬 WhatsApp Alvin: Compare All Lentor Hills New Launches & Register for Lentor Gardens Residences VVIP Preview

Related guides:

• Lentor Gardens Residences VVIP 2026 — Full Preview Guide
• New Launch Condo Singapore — Complete 2026 Directory
• Singapore New Launch Condo Price PSF by District 2026
• HDB Upgrader Guide Singapore — Complete Step-by-Step