By Winfred Quek · CEA R073319H · Published 27 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
Two dates decided how this purchase went, and most buyers only thought seriously about one of them. The preview on 4 July 2026 was when Lentor Gardens Residences stopped being a set of estimates and became a real price list, a final unit mix and a set of floor plans buyers could study. The balloting day on 18 July 2026 was when those plans turned into a booked unit, or did not. This guide walks through both dates and explains how balloting actually works, as a reference for buyers weighing the resale market now or preparing for the next launch. WhatsApp me for Lentor Gardens Residences' current released pricing and remaining unit availability.
The two dates that matter
Here is what each date actually delivered.
| Date | Stage | What happens |
|---|---|---|
| 4 July 2026 | Preview | Showflat opens. Official price list, final unit mix and floor plans released for the first time. You view, study and shortlist. No booking yet. |
| 18 July 2026 | Booking & balloting | Registered buyers are drawn in a balloted order and, when their turn comes, choose and book a specific unit with the booking fee. |
The gap between them was deliberate. The developer gave the market a window to absorb the real pricing, view the showflat, and commit before money was on the table. Buyers who used that window well arrived on 18 July knowing exactly which unit they wanted and what they would pay.
What the 4 July preview revealed
Before the preview, everything public about Lentor Gardens Residences pricing was an estimate. The preview is where that ended. Three things became official on 4 July, and each one changed the maths.
First, the price list. The developer published pricing stack by stack and floor by floor, which meant the headline PSF estimate finally resolved into a specific number for the specific unit a buyer was considering. A higher floor, a better facing or a more efficient layout each carried its own price, and the spread between the cheapest and the most expensive stack was often wider than buyers expected. Second, the final unit mix. The consensus before launch pointed to a family skewed weighting toward 3 to 5 bedroom units with a smaller pool of 1 to 2 bedroom homes, but the exact count of each type was only confirmed at the preview. Third, the floor plans: usable space, the shape of each room, the balcony and bay window allocation, and how efficient the layout truly was, rather than a marketing render. WhatsApp me for the current released pricing, unit mix and floor plans.
For a developer with Kingsford's mixed quality history, the showflat visit is also your chance to inspect finishes and build quality in person. The deeper checklist for that visit sits in the showflat guide, and the unit mix expectations are set out in the price guide.
How balloting works on 18 July
Balloting confuses first time buyers because the word sounds like a lottery you can lose. It is not. Balloting is simply the developer's method for setting a fair order of selection when demand for a launch may exceed the units released at once. Rather than a physical queue where the person who camps overnight gets first pick, registered buyers are each assigned a number by a ballot draw, and units are selected in that drawn order.
The sequence on the day usually runs like this.
- Registered buyers gather at the sales gallery on balloting day, having already registered their interest and details beforehand.
- A ballot is drawn, assigning each buyer or group a selection order number.
- When your number is called, you step up to the unit selection chart and choose from the units still available at that moment.
- You pay the booking fee, typically by cheque or the developer's accepted method, to secure the chosen unit and trigger the Option to Purchase process.
- You proceed to the standard private purchase timeline: exercising the option, paying stamp duty, and drawing down your loan progressively as construction proceeds.
The practical lesson is that your queue number decides the order you choose in, not whether you get a unit at all. If you are drawn early, you have the full range to pick from. If you are drawn later, popular stacks may already be gone, which is exactly why a ranked shortlist of three or four acceptable units beats fixating on one. The progressive loan drawdown that follows a booking is covered in the progressive payment guide.
What to prepare before the preview
Readiness was the whole game here. The buyers who did well on 18 July did their work before 4 July. Here is the preparation that matters, roughly in order, and it applies just as well to the next launch.
Sort your financing and get an In Principle Approval
Confirm your real budget, then get an In Principle Approval from a bank. This is a preliminary written indication of how much the bank will lend you, based on your income, existing debts and your Total Debt Servicing Ratio. It is not the same as a firm loan, but it tells you whether the unit you want is actually within reach, and it lets you book with confidence rather than committing a booking fee and discovering later that financing falls short. Having it in hand also means you can act fast on balloting day. The full financing picture, including the 75% loan cap and TDSR, is in the loan and financing guide.
Set aside the cash and CPF you will need on the day
You commit money at booking, so the funds must be ready before booking day, not arranged afterward. That means the booking fee, the balance of your downpayment within the option timeline, and Buyer's Stamp Duty. If you are a second property buyer, you also need to plan for ABSD, which materially changes the cash required. Map your CPF Ordinary Account use and your cash position against the actual price once it is published. The illustrative cash and income needs are set out in the affordability guide.
Decide your unit priorities in advance
Once the floor plans and price list are out, rank your choices: preferred bedroom type, then acceptable stacks, facings and floor bands, with a clear sense of the price you will pay for each. Go in with a first choice and at least two or three backups. Because balloting fixes the order of selection, a shortlist protects you if your top pick is taken before your number is called. Knowing your priorities also stops you overpaying for a premium stack in the heat of the day.
Register your interest ahead of a viewing
To take part in balloting, you need to be registered with a salesperson and on the list before the day. Registering early also means you are kept informed of any schedule confirmation or change, get priority showflat appointment slots, and receive the official price list and floor plans as soon as they are released. It costs nothing and commits you to nothing, but it puts you in the room rather than outside it.
A simple timeline to work backwards from
If you are serious about a unit, plan backwards from 18 July rather than forward from today. This is the sequence I run with clients.
| When | Action |
|---|---|
| Now to late June | Confirm budget, apply for an In Principle Approval, clarify your ABSD position, register interest with a salesperson. |
| 4 July (preview) | View the showflat, collect the official price list and floor plans, inspect build quality, and start building your ranked shortlist against real prices. |
| 5 to 17 July | Finalise financing, confirm cash and CPF are in place, run the numbers on your shortlisted units, and lock your unit priorities. |
| 18 July (balloting) | Attend, await your ballot number, select from your shortlist when called, and book with the booking fee. |
Whether you should be acting at this launch at all, rather than waiting for the next corridor parcel, is a separate question worth settling before you register. That timing decision is covered in buy now or wait for Plot 4, and the wider read on the project sits in the full review.
Common mistakes to avoid
- Treating the preview as optional. The price list and floor plans only existed from 4 July. Skipping the preview and turning up cold on balloting day meant choosing a unit without having properly studied it.
- Arranging financing after booking. The booking fee commits you. Sort the In Principle Approval first so you are not exposed if the loan comes back short.
- Fixating on one unit. Balloting decides your selection order, not your unit. Without backups, an early sell out of your one choice leaves you with nothing to fall back on.
- Forgetting ABSD on a second property. For a second property buyer, ABSD is a large, separate cash cost that must be planned before the day, not discovered on it.
Frequently asked questions
When was the Lentor Gardens Residences preview and balloting day?
The preview was on 4 July 2026 and the booking and balloting day was on 18 July 2026. The preview was when official pricing, the unit mix and floor plans were released, and the showflat opened for viewing. Balloting day, roughly two weeks later, was when units were actually booked. WhatsApp me for the current released pricing and remaining unit availability.
What was the difference between the preview and the balloting day?
The preview on 4 July 2026 was the information stage: buyers saw the showflat, the official price list, the final unit mix and the floor plans for the first time. No money changed hands and nothing was booked. The balloting day on 18 July 2026 was the transaction stage: registered buyers were drawn in a balloted order and, when their turn came, chose and booked a specific unit with a cheque or booking fee.
How does balloting work at a new launch in Singapore?
Balloting is simply the developer's method for setting a fair order of selection when demand may exceed the units released. Registered buyers are assigned a queue number by ballot rather than by who arrives first. When your number is called, you select from the units still available and pay the booking fee to secure it. It is not a lottery you can win or lose a unit on outright: it decides the order in which buyers choose, so a strong shortlist matters because popular stacks can be taken before your turn.
What should a buyer have prepared before the Lentor Gardens Residences preview?
Sort your financing first: confirm your budget, get an In Principle Approval from a bank so you know your loan amount, and set aside the booking fee and stamp duty in cash or CPF. Clarify your ABSD position if this is a second property. This is the same preparation that applies ahead of any future launch preview.
Do I need an In Principle Approval before booking day at a new launch?
It is strongly advisable. An In Principle Approval is a bank's preliminary confirmation of how much it will lend you, based on your income, debts and TDSR. Securing one before booking day means you book a unit knowing your loan is realistic, rather than committing the booking fee and discovering later that financing falls short. It also lets you act quickly on balloting day instead of scrambling, which matters when your selection window is short.
Can I still buy a unit at Lentor Gardens Residences now that balloting day has passed?
Often yes. Balloting day handles the initial wave of demand, but unsold units can remain available afterward on a first come basis, and developers often release further units in stages. WhatsApp me for the current unit availability and pricing at Lentor Gardens Residences.
Want the current pricing and availability?
Get your financing, ABSD position and unit shortlist sorted against the released pricing. A Property Portfolio Analysis covers your real budget, the holding period math, and whether Lentor Gardens Residences 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 pre launch 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.