By Winfred Quek · CEA R073319H · Published 24 June 2026
Facts verified: 16 June 2026 · Launch pricing released; contact for the current sheet · Sources linked below
If you are searching for the Lentor Gardens Residences floor plans before the launch, here is the honest starting point. The full schedule of units, with exact bedroom counts and floor areas, does not exist in public yet. It is released at the developer preview on 4 July 2026. What we can do now is something more useful than guessing a square footage: read what the project tells us about who it is built for, and use that to work out which layout band is likely to fit you. This guide does that, and it keeps every provisional figure clearly flagged as provisional.
What is confirmed, and what is not
It helps to separate the two cleanly, because a lot of pre launch coverage blurs them. The total unit count is confirmed. The breakdown is not.
| Detail | Status |
|---|---|
| 499 residential units plus 3 commercial shops | CONFIRMED |
| Up to 16 storeys, lower rise than Lentor Modern at 25 | CONFIRMED |
| Site area approx 20,639 sqm, plot ratio 2.1 | CONFIRMED |
| Family skewed weighting toward 3 to 5 bedroom units | CONSENSUS, PROVISIONAL |
| Smaller pool of 1 to 2 bedroom units | CONSENSUS, PROVISIONAL |
| 3 strata landed homes, approx 1,346 sqft each | CONSENSUS, PROVISIONAL |
| Exact count per bedroom type and each floor area | NOT RELEASED UNTIL 4 JULY |
The takeaway is straightforward. We know the size of the development and its physical form. We have a credible, widely reported reading of its shape. We do not yet have the one document that decides your purchase, which is the schedule of units. So treat this guide as a way to prepare, not a substitute for the preview.
The expected unit mix at a glance
The consensus reading is a family skewed development. The weight of the mix sits in the larger 3 to 5 bedroom layouts, with a smaller pool of compact 1 to 2 bedroom units, and a small, distinct collection of strata landed homes at the top. Here is that picture in one table, with every figure marked provisional.
| Unit type | Expected role in the mix | Likely buyer |
|---|---|---|
| 1 to 2 bedroom | Smaller pool (provisional) | Singles, couples, TEL line investors |
| 3 bedroom | Core family band (provisional) | Upgraders, young families |
| 4 to 5 bedroom | Family skewed weighting (provisional) | Schooling and multigen families |
| Strata landed homes | 3 units, approx 1,346 sqft each (provisional) | Right sizers wanting landed format |
| Commercial shops | 3 units (confirmed total) | Not residential |
Bedroom weighting and the strata landed figures are consensus expectations, not a developer confirmed schedule. The 499 plus 3 total and the 3 commercial shops are confirmed. Final counts and floor areas release on 4 July 2026.
What does this tell an investor? That the developer is positioning Lentor Gardens Residences as an end user, family led project rather than a shoebox heavy rental play. That fits the corridor. The Lentor buyer base skews heavily to Singaporean end users, roughly 90% on the Lentor Central Residences profile, with low speculative presence. A family weighted mix is the rational design for that demand, and it is consistent with the lower rise, greener feel of this particular plot. The trade off, if you want a small unit for rental, is that the 1 to 2 bedroom pool is expected to be the thinner part of the building, which can mean tighter availability on balloting day.
The 3 to 5 bedroom family core
This is where the weight of the project is expected to sit, so it is where most buyers will be choosing. For schooling and multigen families, the larger layouts are the point. They give you a proper third or fourth room, space for grandparents who often live nearby in Ang Mo Kio to help with childcare, and a home you can stay in through the school years rather than outgrow in three.
Without confirmed floor areas, the useful preparation is not memorising a number, it is knowing what to test when the plans drop. For a family unit, the questions that matter are the depth and shape of the living and dining space, whether the layout is regular enough to furnish without dead corners, the usability of the household areas such as the kitchen, yard and helper room, and how the bedrooms sit relative to noise and morning sun. A larger square footage is only worth paying for if the floor plan turns it into liveable room. The family buyer guide covers how schools and space fit together for this group.
The 1 to 2 bedroom pool
The compact units are expected to be the smaller part of the mix, and that shapes who they suit. For a north side HDB upgrader buying a first private home, a 2 bedroom can be the entry point on a budget around S$1.4m to S$2.2m (estimate made before pricing was released). For an investor, the same unit is the most liquid to let, but it is also the most exposed segment on this corridor. With 400 plus units across the estate completing 2026 to 2029, rental competition will peak around TOP, and Lentor Modern shows gross yields around 2.8 to 3.2%, which is modest. So a compact unit here is best framed as a capital and progression play, not a cashflow buy. The rental yield analysis sets out why honestly.
A practical note on a thin pool: if a unit type is genuinely limited, the stacks and facings within it matter more, because choice is narrower and the better orientations go first. That is an argument for being financing ready before the preview rather than deciding on the day.
The 3 strata landed homes
The most distinctive part of the expected mix is a limited collection of 3 strata landed homes of approximately 1,346 sqft each. This is a small, separate proposition inside an otherwise apartment led development. Strata landed means a landed format home held under a strata title within the wider development, so you get the house typology with the shared estate facilities and management.
With only 3 units indicated, this is a niche within the project rather than a core offering, and it will appeal to a narrow group: right sizers who want a landed feel without a freehold landed price, on a 99 year leasehold basis fresh from 7 July 2025. Because the count is so small, do not build a plan around securing one until the developer confirms the number, the layout and the price at the preview. As with everything here, the 1,346 sqft figure is provisional until 4 July.
How to read a floor plan once it is released
When the plans go live at the 4 July preview, the styling in the brochure is the least important thing on the page. What separates a good buy from an average one is usable space and flow, not furniture. Run any layout you like through these checks.
- Layout efficiency: how much of the quoted floor area is genuinely liveable room versus bay window, planter, balcony and aircon ledge. A smaller efficient unit can live larger than a bigger inefficient one.
- Regularity: square, rectangular rooms furnish cleanly. Sharp angles, narrow necks and long corridors waste space you are paying for.
- Balcony depth and facing: a usable balcony adds living space; a token ledge facing a wall does not. Check the orientation for sun and noise.
- Household flow: the path between kitchen, yard, helper room and bins, and whether the private bedroom wing is shielded from the entertaining areas.
- Stack and floor pricing: compare the price difference between stacks and between floors for the same layout. The premium for a better facing or higher floor is where a lot of value is won or lost.
Bring these to the showflat alongside your financing pre approval. The showflat guide walks through the full preview checklist, and the price guide covers how the indicative quantum sits against the corridor.
Matching the layout to the buyer
Floor plans only matter once you map them onto a real situation. Here is the short version of who fits where, with budgets flagged as estimates made before the 4 July 2026 price list came out.
North side HDB upgrader
The 2 to 3 bedroom band is the natural fit, on a budget around S$1.4m to S$2.2m (estimate made before pricing was released). It is a clean HDB to private step on a proven MRT stop, near family and the same schools. See the upgrader guide.
Schooling and multigen family
The 3 to 5 bedroom core is built for this group, with budgets from roughly S$1.8m and up. The draw is space plus proximity to CHIJ St Nicholas and Anderson Primary, with grandparents often nearby. Verify the exact MOE band per block on the School Finder.
Investor or right sizer
A compact 1 to 2 bedroom is the most lettable unit but the most yield exposed near TOP, so frame it as a capital play. A strata landed home suits a right sizer wanting a house format, but with only 3 units, treat it as a long shot until confirmed. The investment analysis goes deeper.
Whichever band fits, the decision that actually protects you is not picking a layout from a brochure. It is checking the real unit, at the real 4 July price, against your own income, CPF and timeline before you ballot on 18 July.
Frequently asked questions
How many units does Lentor Gardens Residences have?
Lentor Gardens Residences has 499 residential units plus 3 commercial shops. That total is confirmed. The breakdown by bedroom type was released at the 4 July 2026 preview; WhatsApp me for the current mix. The consensus points to a family skewed mix weighted toward 3 to 5 bedroom units, with a smaller pool of 1 to 2 bedroom units and a limited collection of 3 strata landed homes. Exact counts were released at the 4 July 2026 preview; WhatsApp me for the current mix.
What is the expected unit mix at Lentor Gardens Residences?
The expected unit mix is family skewed, weighted toward 3 to 5 bedroom layouts, with a smaller pool of 1 to 2 bedroom units and a limited collection of 3 strata landed homes of approximately 1,346 sqft each, plus 3 commercial shops. This is the consensus reading, not a developer confirmed schedule of units. Treat every count and size as provisional until the official mix is published on 4 July 2026.
Are there landed homes at Lentor Gardens Residences?
Yes. The project is expected to include a limited collection of 3 strata landed homes of approximately 1,346 sqft each, set within a development that is otherwise apartment blocks of up to 16 storeys. With only 3 units indicated, this is a very small and distinct part of the project. Confirm the exact number, layout and floor area at the 4 July 2026 preview.
When are the Lentor Gardens Residences floor plans released?
The official floor plans, the final unit mix and the schedule of unit sizes are released at the developer preview on 4 July 2026, with booking and balloting day on 18 July 2026. Until the preview, any specific layout, floor area or count you see is an estimate, so do not commit to a particular unit on the strength of a pre launch figure.
Which unit type at Lentor Gardens Residences suits an HDB upgrader?
For most north side HDB upgraders, the 2 to 3 bedroom layouts are the natural fit, on a budget around S$1.4m to S$2.2m (estimate, made before the 4 July 2026 price list came out). Schooling and multigen families tend toward the larger 3 to 5 bedroom units. The right choice depends on household size, budget and whether grandparents will live with you, which is exactly what a proper affordability check settles before balloting day.
How should I check a Lentor Gardens Residences floor plan at the showflat?
Look past the styling and check usable space: the layout efficiency or how much of the floor area is bay window, planter and aircon ledge rather than liveable room, the regularity of the living and bedroom shapes, the depth and facing of the balcony, and the household flow. Then compare the price between stacks and floors. Bring your financing pre approval so you can act on balloting day, 18 July 2026.
Want help picking the right unit?
When the floor plans drop on 4 July, the hard part is matching a layout and stack to your actual budget, CPF and household. A Property Portfolio Analysis covers the specific unit, the holding period math, and whether this fits your wider plan. 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 the pre launch unit mix, floor areas and pricing, 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.