By Winfred Quek · CEA R073319H · Published 28 June 2026
Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Facts verified: 16 June 2026 · Launch pricing released; contact for the current sheet · Sources linked below
This is the question I get most from buyers circling the Lentor corridor: should I commit to Lentor Gardens Residences now, or hold out for the next parcel and see if it is better. It is a fair instinct. Nobody wants to buy the day before something cheaper or shinier lands. But on this particular corridor the usual logic runs in reverse, because the next parcel is not cheaper. It cost the developer far more for the land. This article lays out both sides plainly, anchors the decision on the one number that drives it, and then hands the call back to you, because the honest answer depends on the 4 July price and whether you are actually ready to buy.
What "wait" actually means here
When a buyer says they want to wait, they usually mean one of two things. The first is waiting for the 4 July preview of Lentor Gardens Residences itself, to see the real price before committing. That is not really waiting, that is sensible diligence, and I recommend it to everyone. You should never ballot on an estimate. The second meaning is the one this article is about: waiting for the next launch on the corridor, Lentor Central Plot 4, in the hope it offers a better entry than Gardens.
Plot 4 is the next Government Land Sales parcel on the same stretch, awarded to a GuocoLand, Intrepid and TID tie up. It has not launched. The estimated timeline is 2026 or 2027, which means a buyer waiting for it is choosing to sit out a year or more, then transact into an unknown price on an unknown unit mix. So the real comparison is not "now versus a better deal later". It is "a known land cost basis now versus a higher land cost basis later, on a timeline you do not control". Once you frame it that way, the maths starts to speak for itself.
The number that drives the decision: land cost
If you take one figure from this page, take this pair. Kingsford paid approx S$920 psf ppr for the Lentor Gardens site, the lowest land cost in the entire Lentor precinct. Plot 4 was bought at S$1,278 psf ppr, roughly 39% more. Land cost is the single largest input into a new launch price and it sets the floor beneath what a developer can charge. A developer who paid 39% more for the dirt does not, as a rule, sell more cheaply than one who paid less for the same location.
That is why analysts project Plot 4 launching from around S$2,700 psf, a clear step above the roughly S$2,100 to S$2,350 psf estimate band for Lentor Gardens Residences. I want to be precise about the status of those figures, because it matters. The S$920 and S$1,278 psf ppr land costs are public, confirmed land bid facts. The S$2,700 psf launch figure for Plot 4 is an analyst projection derived from that land cost, not a price anyone has set. Treat the first pair as fact and the third as a forecast. The argument for acting now does not need the forecast to be exactly right. It only needs the direction to hold, and a 39% higher land basis makes the direction hard to argue with.
| Parcel | Land cost (psf ppr) | Launch status | Indicative launch PSF |
|---|---|---|---|
| Lentor Gardens Residences | approx S$920 | Preview 4 July 2026 | est. S$2,100 to S$2,350 (provisional) |
| Lentor Central Plot 4 (future) | S$1,278 | Not yet launched (est. 2026/2027) | analyst projection from approx S$2,700 |
Land costs are confirmed GLS bid figures. Launch PSF figures are analyst estimates and projections, not developer prices, made before official launches. The S$2,700 psf figure for Plot 4 is a projection.
The case for buying now
The case for acting at Lentor Gardens Residences rests on the corridor having already proven itself, and on the cheap land basis being a one off rather than a trend. Six launches on this exact stretch have a clean public record of strong end user absorption: take up has run from a softer Lentoria up to Lentor Central Residences hitting 93% in a single launch weekend, and the prior six are roughly 93 to 100% sold. Demand at this MRT stop is not a hope, it is a track record. The detail sits in the land cost advantage breakdown.
Gardens layers onto that proven demand the single cheapest land basis the estate has seen. If the 4 July price passes even part of that S$920 psf ppr advantage on to buyers, you are entering a validated location below the cost line the very next parcel will have to clear. Plot 4, on a 39% higher land cost, is likely to set a higher price anchor for the area, which is the kind of structural tailwind a buyer wants behind them rather than in front of them. None of this is a guaranteed return, and I will not pretend otherwise. It is a structural value argument built on a public land bid, and that is a more honest basis for acting than any artist impression.
The case for waiting
Now the other side, because a balanced read is the only kind worth your time. There are real reasons a buyer might hold off, and they are not about Plot 4 being cheaper.
- The 4 July price might not pass the advantage on. Land cost sets the floor, not the outcome. Kingsford has room to price competitively, but room is not obligation. If the price list lands at the top of the estimate band, the value gap narrows and the urgency to act fades. That is exactly why you wait for 4 July before committing.
- Supply is still completing. Roughly 400 plus units across the estate complete between 2026 and 2029. That wave competes on rent near TOP and on resale if you need an early exit. A buyer with a short horizon has a genuine reason to be cautious regardless of land cost.
- The developer carries a quality history. Kingsford has delivered more than 3,500 Singapore homes, but also carries a documented quality and safety record, including a no sale licence on Normanton Park from January 2019 to December 2020. That is a reason to do build quality due diligence, set out in the worth it verdict, not a reason to panic.
- Tenure is 99 year leasehold. Fresh from July 2025, so this is a watch item over a long hold rather than a near term problem, but it belongs on an honest list.
Notice what is not on that list: "Plot 4 will be a better deal". On the land cost evidence, the opposite is more likely. The reasons to wait are about your readiness and the asset's risk profile, not about a cheaper option arriving later.
The mistake to avoid: confusing newer with cheaper
The most common error I see is treating the next launch as automatically the better buy, simply because it is newer. On most corridors there is no consistent rule either way. On this one, the land cost ladder points the other direction. Waiting for Plot 4 in the hope of a lower entry is waiting for a parcel that cost the developer 39% more for the land, which is the wrong end of the trade. If your reason to wait is value, the numbers do not support it. If your reason to wait is readiness, that is valid, and it is a different conversation entirely.
The second mistake is the mirror image: rushing to ballot on 18 July on an estimate, before the 4 July price confirms the land advantage was passed on. Acting now and acting blind are not the same thing. The disciplined path is to wait the few days for the official price, then move decisively if it reflects the cheap land basis.
How to decide: a simple framework
Strip the noise away and the decision comes down to two questions, in order.
Question one: are you ready?
Is your financing sorted, with an In Principle Approval in hand? If you are upgrading, is the sale of your existing flat sequenced against the purchase so the cash flow gap is covered, including any CPF accrued interest? If the answer is no, you are not ready, and readiness, not the calendar, is what should pace you. An unready buyer waiting is not timing the market, they are getting their house in order, which is the right thing to do.
Question two: does the 4 July price reflect the land advantage?
Once the official price list is out, compare it against the corridor ladder and the S$920 psf ppr land basis. If Gardens prices competitively against neighbours that paid more for their land, the timing logic to act is intact, because Plot 4 on a 39% higher land cost is likely to anchor higher. If the price lands rich, the advantage is thinner and waiting carries less penalty. The price answers the question; the estimate cannot.
If both answers are yes, the case to act at Lentor Gardens Residences over waiting for a costlier later parcel is strong, on a 7 to 10 year hold. If either is no, waiting is reasonable, but be clear it is your readiness or a rich price driving that, not the prospect of a cheaper Plot 4. For the appreciation logic that underpins the hold, see the capital appreciation outlook, and for the full project read, the Lentor Gardens Residences review.
Frequently asked questions
Should I buy Lentor Gardens Residences now or wait for Plot 4?
The land cost maths favours acting at Lentor Gardens Residences rather than waiting for Lentor Central Plot 4. Gardens sits on land bought at approx S$920 psf ppr; Plot 4 land cost S$1,278 psf ppr, roughly 39% more, with analysts projecting launches from around S$2,700 psf. If that projection holds, waiting is likely to cost more, not less. It is a projection, not a guarantee, so the real answer depends on the 4 July price and your own readiness.
What is Lentor Central Plot 4?
Lentor Central Plot 4 is the next Government Land Sales parcel on the same corridor, awarded to a GuocoLand, Intrepid and TID tie up at S$1,278 psf ppr. It has not launched yet, with an estimated 2026 or 2027 timeline. Because its land cost is about 39% higher than Lentor Gardens Residences, analysts project its eventual launch from around S$2,700 psf. Those figures are projections made before the official launch.
Does a higher land cost guarantee a higher launch price for Plot 4?
No. Land cost sets the floor under a developer's pricing, not a ceiling, and it is the single largest input, but the final price also depends on construction costs, market conditions, interest rates and the developer's strategy at the time. A 39% higher land basis makes a higher launch price likely, which is why analysts project Plot 4 from around S$2,700 psf, but that is a projection and should be treated as such.
When will I know the real Lentor Gardens Residences price?
Official pricing for Lentor Gardens Residences releases at the developer preview on 4 July 2026, with booking and balloting on 18 July 2026. Until then, the analyst band of approximately S$2,100 to S$2,350 psf is an estimate, not a developer price. The timing decision should be confirmed once the 4 July price list is published and you can see whether the land cost advantage has been passed on.
What is the risk of buying now instead of waiting?
The honest risks of acting now are that the 4 July price may not pass on the land cost advantage, that 400 plus units across the estate complete between 2026 and 2029 which competes on rent and resale, that Kingsford carries a documented quality history that warrants build due diligence, and that the tenure is 99 year leasehold. Buying now only makes sense if the price reflects the cheap land basis and you are buying for a 7 to 10 year hold, not a quick flip.
Who should wait rather than buy now?
Waiting makes sense if you are not financially ready, if your sale and purchase sequencing is not sorted, or if your priority is a specific configuration that Plot 4 or a resale unit serves better. If you are ready and the 4 July price reflects the land advantage, the timing logic points to acting at Lentor Gardens Residences rather than paying the higher anchor a later, costlier parcel is likely to set.
Trying to time this right?
The buy now or wait call is really a readiness call plus a price call. A Property Portfolio Analysis pressure tests your financing, your upgrade sequencing and your hold period, so that when the 4 July price drops you can act, or pass, with a clear head. No pitch for whichever project pays the highest commission.
Book a free portfolio analysis callWinfred Quek is a salesperson of Crestbrick Pte Ltd (CEA Licence No. L31010886H), advising Singapore upgraders, investors, and families. CEA R073319H. The information on this page is general and does not constitute financial, investment, or mortgage advice. All figures, especially pre launch pricing and the Plot 4 projection, are estimates for general information only. Verify all project details, dates and pricing directly with the developer, and all transaction data with URA, before making any purchasing decision.