Lentor Modern is the most-transacted reference point inside the Lentor cluster — TOP’d, occupied, and now generating 2 full years of resale data. For buyers evaluating new launches in the same precinct (notably Lentor Gardens Residences, Lentor Mansion, and others), Lentor Modern’s resale metrics provide the empirical anchor for new-launch pricing decisions.
Lentor Modern at a Glance
| Developer | GuocoLand |
|---|---|
| TOP | 2024 |
| Tenure | 99-year |
| Total units | 605 |
| Integration | Direct MRT-linked, retail mall integrated |
| Land cost (psfppr) | $1,204 |
Current Resale PSF Range
Based on transactions tracked in the 12 months ending May 2026:
| Layout | Resale PSF range | 2BR resale price |
|---|---|---|
| 1-bedroom | $2,200 – $2,400 | $1.1M – $1.3M (~500 sqft) |
| 2-bedroom | $2,150 – $2,350 | $1.5M – $1.65M (~700 sqft) |
| 3-bedroom | $2,050 – $2,250 | $2.05M – $2.25M (~1000 sqft) |
Note: Resale PSF is consistently 5–8% above launch PSF — a positive signal for cluster pricing trajectory.
Rental Yield Data — Two Years of Reality
| Layout | Average rent | Implied gross yield |
|---|---|---|
| 1BR (~500 sqft) | $3,200 – $3,800 | 3.0% – 4.1% |
| 2BR (~700 sqft) | $3,800 – $4,400 | 2.8% – 3.5% |
| 3BR (~1000 sqft) | $4,800 – $5,400 | 2.6% – 3.1% |
What Lentor Modern Tells Us About Lentor Gardens Residences
Lentor Gardens Residences acquired its land at $920 psfppr — approximately 24% below Lentor Modern’s $1,204 psfppr. The standard land-cost-to-launch-PSF multiplier (2.0–2.4×) implies:
- Lentor Modern launch PSF (2022): ~$2,000 (matches actual)
- Lentor Gardens projected launch PSF (2026): ~$1,9xx – $2,1xx (lower end if developer translates land savings to buyer)
If Lentor Gardens launches at $2,000 PSF and Lentor Modern resells at $2,150 PSF currently, Lentor Gardens buyers entering at launch immediately have a ~7% comparable-property uplift baked in.
Rental Yield Implications
Rental rates in Lentor are precinct-driven, not project-specific. Lentor Gardens 2BR rents will track Lentor Modern’s $3,800–$4,400. Combined with lower entry PSF, Lentor Gardens 2BR yield projects 3.4–3.9% — meaningfully above Lentor Modern’s current 2.8–3.5%.
Resale Velocity Reality
Lentor Modern resale velocity has been steady — typical days-on-market for 2BR layouts is 60–90 days. Pricing has held up despite broader market headwinds. This suggests stable demand that supports both rental and resale exits.
Cluster Comparables Map
| Project | Launch PSF | Current resale PSF | Status |
|---|---|---|---|
| Lentor Modern | $2,000 (2022) | $2,150 – $2,350 | TOP’d, occupied |
| Hillock Green | $2,050 (2024) | $2,100 – $2,250 | Selling |
| Lentoria | $2,000 (2024) | $2,050 – $2,200 | Selling |
| Lentor Mansion | $2,150 (2024) | ~$2,100 (sub-sale) | Selling |
| Lentor Gardens Residences | $1,9xx – $2,1xx (proj) | — | Pre-launch |
FAQ
How accurate is Lentor Modern as a Lentor Gardens reference?
Very — same precinct, same 99-year tenure, same MRT catchment, similar layout mix. The land-cost differential is the primary pricing driver between them.
What’s the resale liquidity outlook?
Strong. Lentor Modern’s 2-year resale data shows 60–90 day median days-on-market and consistent above-launch PSF. Lentor Gardens should track similarly post-TOP.
Are tenant profiles different?
No — same broad West-North cluster tenant pool: working professionals, young families, NUS / NTU / NIE staff via car commute.
Should I buy Lentor Modern resale or wait for Lentor Gardens launch?
Lentor Gardens at $1,9xx–$2,1xx is meaningfully cheaper than Lentor Modern resale at $2,150+. Unless you specifically need TOP’d inventory now, Lentor Gardens captures the structural pricing edge.
Where can I find current Lentor Modern listings?
StreetSine, PropertyGuru, and direct via Alvin’s resale network. WhatsApp +65 8488 8648.
Get Cluster Comparison Data
For the full Lentor cluster transaction data, current PSF map, and Lentor Gardens vs Lentor Modern decision modelling, WhatsApp Alvin Tan at +65 8488 8648.
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