New Launch Pillar · District 26
Lentor Gardens Residences price guide: what we know before 4 July
By Winfred Quek · CEA R073319H · Published 22 June 2026
Facts verified: 16 June 2026 · Pricing pending official launch · Sources linked below
If you have searched for the price of Lentor Gardens Residences, you have probably found a confident PSF figure on one site and a different one on the next. The honest position is that none of them is the price, because the developer has not set one in public yet. This guide does something more useful than guess. It explains why no official price exists before launch, what the analyst estimate band actually rests on, the indicative quantum by bedroom, and the single structural reason this project could price competitively against its neighbours. The thread running through all of it is a land cost, and that part is not an estimate.
Why there is no official price yet
This is the part most buyers get wrong, so it is worth being precise. In Singapore, a new launch developer sets the price list and releases it at the launch preview, not weeks ahead. For Lentor Gardens Residences that date is 4 July 2026, with booking and balloting on 18 July 2026. Before the preview, there is simply no developer price to quote. What circulates instead are projections built by analysts and portals from comparable transactions, and those projections move as the market moves.
So when you see a precise PSF attached to this project today, read it as a forecast, not a fact. The developer can price above or below any pre launch estimate depending on demand at the preview, the final unit mix, the floor and stack premiums it chooses, and how it reads the broader market that month. Treating an estimate as a quote is how buyers end up disappointed or, worse, anchored to a number that never existed. The right use of the time before 4 July is to fix your own numbers, not to chase someone else's.
The analyst estimate band, and what it is anchored to
The consensus band circulating before launch is approximately S$2,100 to S$2,350 psf. That figure is to be confirmed and is not a developer price. It is worth understanding what gives the band its shape rather than just repeating it, because a band you understand is one you can sanity check against the official list when it lands.
The anchor is the corridor's own record. Six launches on this exact stretch of the Thomson East Coast Line have priced in a fairly tight range, and the trend has been upward. Launch averages moved from around S$2,080 in 2023 to around S$2,200 in 2025. An estimate band that brackets the recent corridor average, then allows a little either way for timing and unit mix, is exactly how the S$2,100 to S$2,350 range is built. It is reasonable as a forecast. It is not a promise, and the official PSF is only known on 4 July.
Indicative quantum by bedroom
PSF is useful for comparison, but most buyers think in total quantum, the all in price of the unit. Below is the indicative quantum by bedroom. These are analyst estimates only, derived from comparable PSF and not from the developer, and final floor areas are not confirmed until the preview. Read every figure as a starting estimate, pending 4 July 2026 pricing.
| Bedroom type | Indicative quantum (estimate) | Likely buyer fit |
|---|---|---|
| 2 bedroom | from approx S$1.36m | Upgraders, TEL line investors |
| 3 bedroom | from approx S$1.84m | Upgraders, smaller families |
| 4 bedroom | from approx S$2.49m | Multigen and schooling families |
Analyst estimates derived from comparable PSF, pending official pricing on 4 July 2026. Not developer figures. Floor areas and the final unit mix are not confirmed.
A few things are worth saying plainly about this table. The "from" prices represent the likely entry points, which usually means the lower floors and less premium stacks; higher floors and better facings will sit above these. The unit mix itself is not final either. The consensus points to a family skewed weighting toward 3 to 5 bedroom units, a smaller pool of 1 to 2 bedroom units, plus a limited collection of 3 strata landed homes and 3 commercial shops. That weighting matters for price, because a project heavy on larger units tends to show a higher average quantum even when PSF is steady. For the layout detail behind these bands, the affordability guide works the numbers against real income and CPF.
The fact under the estimates: a S$920 psf land cost
Here is the one number on this page that is not an estimate. Kingsford paid approximately S$920 psf ppr for the Lentor Gardens site, a land price of S$429.23m. That is the lowest land cost in the entire Lentor precinct, and it is the central reason this project is interesting on price rather than just on location.
Land cost matters because it sets the floor under a developer's pricing. A developer that paid less for its land has genuine room to price competitively and still hit its margin; a developer that paid more does not have that room. The contrast on this corridor is sharp. The very next parcel, Lentor Central Plot 4, was bought at S$1,278 psf ppr, roughly 39% more than the Lentor Gardens site, with analysts projecting launches from around S$2,700 psf for that future project. So Lentor Gardens sits on the cheapest land the estate has seen, while the next launch up the road is built on land that cost the developer far more.
That gap is the structural case for competitive pricing, and it is built on a public land bid rather than a sales pitch. It does not guarantee a low launch price. A developer can choose to price toward the market and bank the wider margin instead of passing the land advantage on to buyers. But the room to price keenly is real, and it is the right lens through which to read the official PSF when it appears on 4 July. The full argument sits in the land cost advantage breakdown.
The price and absorption ladder
To judge whether any launch PSF is fair, you need the comparison set. The corridor gives a clean one. Six launches on this exact stretch have a public record of pricing and take up, and the estimates below are launch averages reported by EdgeProp, 99.co and Stacked Homes.
| Project | Launch | Avg launch PSF | Launch weekend take up | Status |
|---|---|---|---|---|
| Lentor Modern | Sep 2022 | approx S$2,107 | 84% | Fully sold |
| Lentor Hills Residences | Jul 2023 | approx S$2,080 | 50% | approx 99.7% sold |
| Hillock Green | Nov 2023 | approx S$2,108 | 27.6% | approx 93% sold |
| Lentoria | Mar 2024 | from approx S$1,958 | 19% | approx 78% sold |
| Lentor Mansion | Mar 2024 | approx S$2,257 | 75% | approx 97 to 98% sold |
| Lentor Central Residences | Mar 2025 | approx S$2,200 | 93% | approx 99.6% sold |
| Lentor Gardens Residences | Jul 2026 | TBC, est. S$2,100 to S$2,350 | TBC | Not yet launched |
Estimates from EdgeProp, 99.co and Stacked Homes reporting. Lentor Gardens Residences figures are analyst projections pending official pricing.
Two readings come out of this ladder. The first is the price trend: launch PSF rose from roughly S$2,080 in 2023 to around S$2,200 in 2025, which is why the estimate band for this project sits where it does. The second is demand. Absorption has been genuine and broad. Even the weakest absorber, Lentoria, cleared most of its stock over time, and the strongest, Lentor Central Residences, hit 93% in a single weekend. The prior six launches are roughly 93 to 100% sold, and the buyer base skews heavily to Singaporean end users, not speculators. When you weigh the official PSF in July, weigh it against this set rather than against a headline from another district. The side by side detail is in the full comparison of every Lentor condo.
What competitive pricing would, and would not, mean
It helps to define the word "competitive" before 4 July, so the official list does not catch you flat footed. Given the land cost gap, a genuinely competitive launch would price at or modestly below the recent corridor average rather than reaching for the Plot 4 anchor early. That would let an end user buy on the cheapest land basis the estate has seen, on a stop the corridor has already proven six times.
What it would not mean is a bargain or a guaranteed gain. Even a keen launch PSF still buys into a 99 year leasehold project by a developer with a mixed quality record, and into an estate where 400 plus units complete between 2026 and 2029, which will compress rents near completion. So a strong land basis improves the entry price; it does not remove the need to hold for the long term and to do build quality due diligence. Price is one pillar of the decision, not the whole of it.
A note on cashflow versus capital
Price discipline at entry matters most for the capital case, which is where this project is strongest. On cashflow it is a different story. Lentor Modern shows gross yields around 2.8 to 3.2%, which is modest, and rental competition peaks at TOP. So even a competitive launch PSF does not turn this into a yield buy. Frame the price you pay as the cost of a capital and progression position over a 7 to 10 year hold, not as the basis for near term rental return.
How to use this guide before launch
The practical move before 4 July is to get your own side fixed so the official price meets a ready buyer rather than a scramble. Three steps cover most of it.
- Fix your real budget. Work out your maximum quantum from income, CPF and existing commitments, not from the estimate band. Then you can see at a glance which bedroom type the official prices put within reach.
- Decide your bedroom and use case first. A 2 bedroom as a capital or rental position and a 4 bedroom for a schooling family are different decisions with different price exposure. Choose the use case, then price it.
- Test the official PSF against the land cost case. When the price list drops, compare it to the corridor average and to the S$920 psf land basis. A launch that prices keenly relative to neighbours that paid more for their land is the scenario the structural case is built on.
If you would rather not do that math alone, that is exactly what a portfolio analysis is for. It works the specific unit, the holding period and the financing against your actual position, so that when the official price appears you already know your line.
Frequently asked questions
How much will Lentor Gardens Residences cost?
Official pricing is not yet released; it comes out at the 4 July 2026 preview. Analyst estimates put launch PSF around S$2,100 to S$2,350, with indicative quantum from approximately S$1.36m for a 2 bedroom and S$1.84m for a 3 bedroom. These are projections, not developer prices.
Why is the launch price not published yet?
Developers in Singapore set and release the official price list at the launch preview, not before. For Lentor Gardens Residences that date is 4 July 2026. Until then there is no developer price. Any PSF or quantum figure circulating now is an analyst projection derived from comparable launches, so treat every number as provisional.
What is the expected PSF for Lentor Gardens Residences?
The analyst consensus band is approximately S$2,100 to S$2,350 psf, which is to be confirmed and not a developer figure. It is anchored to the corridor track record, where launch PSF moved from around S$2,080 in 2023 to around S$2,200 in 2025. The official PSF is only known at the 4 July 2026 preview.
What is the indicative quantum by bedroom?
As an analyst estimate only, pending 4 July 2026 pricing, a 2 bedroom is projected from approximately S$1.36m, a 3 bedroom from approximately S$1.84m, and a 4 bedroom from approximately S$2.49m. These are derived from comparable PSF, not from the developer, and final floor areas are not confirmed.
How does the S$920 psf land cost affect pricing?
Kingsford paid approximately S$920 psf ppr for the site, the lowest land cost in the Lentor precinct. Land cost sets the floor under a developer's pricing, so a lower basis gives genuine room to price competitively. The next parcel, Lentor Central Plot 4, was bought at S$1,278 psf ppr, roughly 39% more, which sets a higher anchor for the corridor. It does not guarantee a low launch price.
Should I wait for the official price before deciding?
The preview is 4 July 2026 and balloting is 18 July 2026, so the price list arrives before you need to commit. Use the time before launch to fix your own budget, financing and timeline, then test the official PSF against the land cost case. Do not commit to any number until the developer publishes the official price list.
Want to know your number before the price list drops?
Before 4 July, fix your real budget against your income, CPF and timeline, so the official PSF meets a ready buyer. A Property Portfolio Analysis covers the specific unit, the quantum you can carry, and whether this fits your wider plan. No pitch for whichever project pays the highest commission.
Book a free portfolio analysis callWinfred Quek is the Principal of Crestbrick Pte Ltd, 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.