Lentor Property Advisor

Lentor Property Comparison & Buying Guide

Compare Lentor condos side-by-side and make a confident, data-driven buying decision.

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Tan Kiat Beng · CEA Reg. No. R056162F · Huttons Asia Pte Ltd

Comparison Framework

What to compare beyond headline PSF

Headline price per square foot is only the starting point. A useful comparison weighs location, layout, lifestyle, price, nearby amenities and developer execution together. Below is the framework I use when advising buyers in Lentor.

Location & Connectivity

Proximity to Lentor MRT on the Thomson-East Coast Line, bus links and major roads such as Lentor Avenue, Yio Chu Kang Road and the CTE.

Data: indicative / to be verified

Unit Mix & Floor Area

Typical 1- to 5-bedroom layouts, dual-key units, penthouses and strata landed options where applicable. Always cross-check saleable vs internal usable space.

Data: indicative / to be verified

Pricing & PSF

Entry quantum, indicative PSF range, maintenance fees and buyer stamp duties. Distinguish between asking prices and actual caveated transactions.

Data: indicative / to be verified

Facilities & Lifestyle

Pools, gyms, landscaped gardens, co-working spaces, function rooms and proximity to Lentor Mall, neighbourhood shops and parks.

Data: indicative / to be verified

Schools & Amenities

Nearby primary schools, childcare centres, Lentor Mall, neighbourhood shops, parks and future amenities within walking distance.

Data: indicative / to be verified

Developer Track Record & Timeline

Developer reputation, expected TOP, construction progress and whether the tenure is 99-year leasehold or freehold where applicable.

Data: indicative / to be verified

Development Comparison

Filter and compare Lentor developments

Use the filters to narrow Lentor developments by profile, then compare key facts side-by-side. All figures are placeholders until verified against developer releases, URA caveats and market sources.

Development	Tenure	Site area / Units	Unit types	Status / TOP	MRT proximity	Key differentiator	PSF / Price range
Lentor Modern	99-year leasehold	[Site area] / [Number of Units]	1–5 bed [Indicative]	Recently Launched [Estimated TOP]	[Minutes to Lentor MRT]	[Indicative differentiator]	[Indicative PSF]
Lentor Mansion	99-year leasehold	[Site area] / [Number of Units]	1–5 bed [Indicative]	New Launch [Estimated TOP]	[Minutes to Lentor MRT]	[Indicative differentiator]	[Indicative PSF]
Lentor Hills Residences	99-year leasehold	[Site area] / [Number of Units]	1–5 bed [Indicative]	Recently Launched [Estimated TOP]	[Minutes to Lentor MRT]	[Indicative differentiator]	[Indicative PSF]
Lentoria	99-year leasehold	[Site area] / [Number of Units]	2–5 bed [Indicative]	New Launch [Estimated TOP]	[Minutes to Lentor MRT]	[Indicative differentiator]	[Indicative PSF]
Lentor Central Residences	99-year leasehold	[Site area] / [Number of Units]	1–5 bed [Indicative]	Upcoming [Estimated TOP]	[Minutes to Lentor MRT]	[Indicative differentiator]	[Indicative PSF]
Lentor Gardens Residences	99-year leasehold	[Site area] / [Number of Units]	2–5 bed [Indicative]	Upcoming [Estimated TOP]	[Minutes to Lentor MRT]	[Indicative differentiator]	[Indicative PSF]

Lentor Modern

Recently Launched

Tenure: 99-year leasehold
Site area / Units: [Site area] / [Number of Units]
Unit types: 1–5 bed [Indicative]
Status / TOP: [Estimated TOP]
MRT proximity: [Minutes to Lentor MRT]
Differentiator: [Indicative differentiator]
PSF / Price: [Indicative PSF]

Lentor Mansion

New Launch

Tenure: 99-year leasehold
Site area / Units: [Site area] / [Number of Units]
Unit types: 1–5 bed [Indicative]
Status / TOP: [Estimated TOP]
MRT proximity: [Minutes to Lentor MRT]
Differentiator: [Indicative differentiator]
PSF / Price: [Indicative PSF]

Lentor Hills Residences

Recently Launched

Tenure: 99-year leasehold
Site area / Units: [Site area] / [Number of Units]
Unit types: 1–5 bed [Indicative]
Status / TOP: [Estimated TOP]
MRT proximity: [Minutes to Lentor MRT]
Differentiator: [Indicative differentiator]
PSF / Price: [Indicative PSF]

Lentoria

New Launch

Tenure: 99-year leasehold
Site area / Units: [Site area] / [Number of Units]
Unit types: 2–5 bed [Indicative]
Status / TOP: [Estimated TOP]
MRT proximity: [Minutes to Lentor MRT]
Differentiator: [Indicative differentiator]
PSF / Price: [Indicative PSF]

Lentor Central Residences

Upcoming

Tenure: 99-year leasehold
Site area / Units: [Site area] / [Number of Units]
Unit types: 1–5 bed [Indicative]
Status / TOP: [Estimated TOP]
MRT proximity: [Minutes to Lentor MRT]
Differentiator: [Indicative differentiator]
PSF / Price: [Indicative PSF]

Lentor Gardens Residences

Upcoming

Tenure: 99-year leasehold
Site area / Units: [Site area] / [Number of Units]
Unit types: 2–5 bed [Indicative]
Status / TOP: [Estimated TOP]
MRT proximity: [Minutes to Lentor MRT]
Differentiator: [Indicative differentiator]
PSF / Price: [Indicative PSF]

No developments match the selected filters. Try widening your criteria.

Note: Figures are indicative or placeholders unless cited from URA, EdgeProp or developer sources. Statuses, unit counts, TOP dates and PSF ranges shown here are for demonstration only. Contact me for the latest verified pricing and availability.

Buyer Guide

Should You Buy a New Launch or a Resale in Lentor?

Both new launches and resale condos have a role in a Lentor purchase. The right choice depends on your move-in timeline, financing structure and comfort with construction risk.

New launch considerations	Resale considerations
Modern layouts, smart-home readiness and new fittings. Progressive payment schedule spreads outlay during construction. Buyer stamp duties paid on the purchase price at signing. Waiting time until TOP before move-in or rental. ABSD timelines matter if you need to sell an existing property.	Immediate move-in or rental income. Tangible space: actual unit condition, view and noise levels. Mature surroundings and established maintenance track record. Negotiation room based on seller motivation and comparable sales. Possible wear, older systems and upcoming sinking-fund needs.

Bottom line: Match the choice to your timeline, cashflow and risk appetite. A new launch suits buyers who can wait and prefer staged payments; resale suits buyers who need certainty now. I can walk through both paths with you.

Buyer Guide

How to Read PSF and Total Quantum

Price per square foot (PSF) is useful for comparing units of a similar size, but it can be misleading across very different layouts. Total quantum is what actually leaves your bank account.

PSF = Total Price ÷ Saleable Area (sq ft)

Why smaller units often show higher PSF: Kitchens, bathrooms and corridors are compressed less efficiently in compact layouts, so the cost per usable square foot rises. A 700 sq ft two-bedder may therefore have a higher PSF than a 1,200 sq ft three-bedder in the same project.

Comparing within Lentor and nearby estates: Check recent caveated transactions in Lentor against similar-age projects in Ang Mo Kio, Yio Chu Kang and Bishan. Adjust for tenure, distance to MRT, school proximity and unit efficiency.

Example (placeholder): If a 700 sq ft unit is priced at $[X], PSF = $[X] ÷ 700. Contact me for verified transacted PSF ranges and a project-level comparison.

Buyer Guide

Floor Area, Efficiency and Layout

Not all square feet are equally useful. Understand what you are paying for before you compare headline floor areas.

Strata area vs saleable area

Strata area: The total area you own, including walls and private enclosed spaces.
Saleable area: The area used for pricing, usually excluding some common structural elements.
Internal usable space: The space you can actually furnish and live in.

What to check on the floor plan

Bay windows, air-conditioning ledges and balconies add to area but not always to usable living space.
Private enclosed spaces (PES) and roof terraces have different utility and maintenance profiles.
Corridor space, door swings and ceiling height affect how spacious a unit feels.

Tip: Bring a tape measure to the showflat and compare the floor plan against actual room dimensions. Ask for the saleable-area breakdown before committing.

Buyer Guide

Financing, Stamp Duties and Cashflow Planning

Get the financing structure right before you shortlist units. The tables below are general Singapore guidance, not personal financial advice.

Loan-to-Value (LTV) limits — residential property
Outstanding housing loans	Max LTV	Min cash down payment
No outstanding housing loan	75%	5%
1 outstanding housing loan	45%	25%
2 or more outstanding housing loans	35%	25%

Buyer Stamp Duty (BSD) and Additional Buyer Stamp Duty (ABSD)
Buyer profile	BSD	ABSD
Singapore Citizen — first property	Progressive rates apply	0%
Singapore Citizen — second property	Progressive rates apply	[Current ABSD rate — verify with IRAS]
Singapore Permanent Resident — first property	Progressive rates apply	[Current ABSD rate — verify with IRAS]
Foreigner	Progressive rates apply	[Current ABSD rate — verify with IRAS]

TDSR and MSR reminders

Total Debt Servicing Ratio (TDSR): Your total monthly debt obligations are generally capped at 55% of gross monthly income.
Mortgage Servicing Ratio (MSR): For HDB and executive condos, mortgage repayments are capped at 30% of gross monthly income.
Stress-test rates apply; confirm the exact rate with your bank.

Progressive payment schedule

New launches are paid in stages tied to construction milestones.
Typical stages include foundation, framework, walls, roofing, wiring and TOP.
This spreads cashflow but requires planning for loan disbursements and CPF usage.

Disclaimer: Rates and rules change. Confirm your loan eligibility, BSD/ABSD liability and progressive-payment schedule with a mortgage specialist or bank before making an offer.

Due Diligence

Lentor Property Due Diligence Checklist

Use this checklist before you book a viewing, sign an Option-to-Purchase or commit to a unit. It is a starting point, not legal advice.

Verify licences

Check the developer project licence and the salesperson's registration on the CEA Public Register.

Review transaction history

Look up caveats, past transactions and nearby comparable sales on URA/EdgeProp before you form a price view.

Check the URA Master Plan

Understand zoning, future developments, road widening, green buffers and any plans that could affect the neighbourhood.

Inspect the showflat and floor plan

Compare showflat dimensions to the actual floor plan. Note bay windows, AC ledges, balconies and the direction of afternoon sun.

Understand maintenance fees and sinking fund

Ask for estimated monthly maintenance, sinking-fund contributions and what facilities they cover.

Review OTP and S&P timelines

Know the option fee, exercise window, stamp-duty deadlines and completion timeline before you commit.

Confirm financing approval in principle

Secure an in-principle approval so you know your budget, LTV and monthly instalment before booking.

Related Lentor resources

Lentor Market Updates — recent transactions, supply pipeline and price trends.
Living in Lentor — neighbourhood guide, amenities, schools and transport.
Lentor directory — full list of Lentor developments and profiles.
Sell your property — if you are upgrading from an existing home.

FAQ

Buying in Lentor: Common Questions

What is the price range for Lentor condos?

Indicative PSF and quantum ranges change with each launch phase and are best verified against current developer price lists, URA caveats and recent transactions. Contact me for the latest verified Lentor pricing rather than relying on stale figures.

Which Lentor project is closest to Lentor MRT?

Proximity varies by development entrance and walking route. Use the comparison table on this page to see placeholder MRT-walking estimates, and confirm the actual distance during a site visit.

Is Lentor a good area for families?

Lentor offers MRT connectivity via the Thomson-East Coast Line, upcoming retail at Lentor Mall, parks and several schools in the vicinity. Whether it suits your family depends on school proximity, commute patterns and budget.

New launch vs resale — which appreciates more?

Past performance does not guarantee future returns. New launches may benefit from first-mover pricing and modern specifications, while resale units offer immediate rental yield and tangible comparables. Match the choice to your timeline and risk appetite.

What should I prepare before attending a showflat?

Bring your NRIC, a copy of your CPF statement, an in-principle approval from your bank, a list of must-have unit attributes and questions about maintenance fees, TOP date and saleable-area breakdown.

How do I verify a property agent in Singapore?

Check the agent's registration number on the CEA Public Register. My CEA Registration Number is R056162F and I am with Huttons Asia Pte Ltd (Licence No. L3008899K).

Get in Touch

Still Comparing? Let's Talk Through the Numbers.

Tell me your budget, timeline and priorities. I'll reply with verified data, a shortlist of suitable Lentor projects and no-pressure advice.

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Tan Kiat Beng · CEA Reg. No. R056162F · [Verified Mobile Number] · Huttons Asia Pte Ltd · Licence No. L3008899K · CEA Public Register

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