Lentor Gardens Residences vs Lentor Hills Residences

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 weighing Lentor Gardens Residences against Lentor Hills Residences, you are really choosing between two different moments in the same story. Both sit in District 26, both walk to the same MRT, both feed the same schools, and both are 99 year leasehold. The difference is timing. Lentor Hills Residences is the proven, almost gone neighbour that opened in 2023. Lentor Gardens Residences is the brand new launch arriving on 4 July 2026, on the cheapest land the corridor has seen. This comparison is for the buyer deciding whether to chase a near sold out resale or wait for a fresh ballot.

The two projects at a glance

Start with the confirmed facts. The table below sets the two developments side by side so the structural differences are clear before we weigh them. The Lentor Gardens launch PSF is an estimate, made before the 4 July 2026 price list came outigure is its reported 2023 launch average.

Lentor Gardens Residences figures are analyst projections made before the 4 July 2026 price list came out. Lentor Hills Residences figures are reported launch data from EdgeProp, 99.co and Stacked Homes.

Availability: a near sold out project versus a fresh launch

This is the first and largest practical difference, so be honest about it up front. Lentor Hills Residences is roughly 99.7% sold. With only a couple of units understood to remain, you are not really buying from a developer launch any more. In practice a purchase now means a resale or sub sale from an existing buyer, which limits your choice of stack, facing and floor, and removes the launch incentives and progressive payment timeline that a new development offers.

Lentor Gardens Residences is the opposite. Nothing is sold yet because nothing has launched. The preview is 4 July 2026 with balloting on 18 July 2026. That means full choice of unit at launch, a fresh progressive payment schedule from the start, and a brand new building for whoever ballots successfully. The trade is uncertainty: the price is released 4 July 2026, and you compete in a ballot rather than picking a known resale. If certainty and a near ready home matter most, Hills leans ahead. If a new launch entry matters most, Gardens is the only one of the two still open.

Price and land cost: where Gardens has the structural edge

The cleanest factual point in this whole comparison is land cost. Kingsford paid approximately S$920 psf ppr for the Lentor Gardens parcel, the lowest land cost in the entire Lentor precinct. Lentor Hills Residences sits on a 2022 land award at a higher basis. Land cost matters because it sets the floor under a developer's pricing, so on paper Gardens starts with more room to price competitively than Hills had.

On selling price: Lentor Hills Residences launched at an average of approximately S$2,080 psf in 2023. The pre launch analyst estimate for Lentor Gardens was around S$2,100 to S$2,350 psf; official pricing was released at the 4 July 2026 preview, and I can walk you through the current figures on a call. The structural argument was real and the land basis was genuinely lower, though that never guaranteed a lower launch price. Read the land cost advantage breakdown for the full argument.

The corridor ladder: how both fit the wider price story

Neither project exists in isolation. The strongest factual backbone for any Lentor decision is the corridor's track record across seven launches. Lentor Hills Residences is the second rung; Lentor Gardens Residences is the seventh, not yet priced. The estimates below are launch averages reported by EdgeProp, 99.co and Stacked Homes.

Estimates from EdgeProp, 99.co and Stacked Homes reporting. Lentor Gardens Residences figures are analyst projections made before official pricing was released.

Two things stand out for this comparison. First, Lentor Hills Residences launched at the bottom of the ladder in 2023 and the corridor has since repriced up to around S$2,200 by 2025, which is part of why Hills cleared to near sold out over time. Second, the prior six launches are roughly 93 to 100% sold, with a buyer base that skews heavily to Singaporean end users. That is the demand backdrop both projects share. The full picture is in the comparison of every Lentor condo.

Location and schools: effectively a tie

On location the two are close enough that it should rarely be the deciding factor. Both are in District 26 within walking distance of Lentor MRT on the Thomson East Coast Line (TE5), operational since August 2021. From Lentor it is roughly 6 stops to Orchard, about 20 minutes, with a Circle Line interchange at Caldecott and a future Cross Island Line interchange at Bright Hill. Both also sit near the now open Lentor Modern retail podium, with a supermarket, food and beverage, childcare and clinics connected to the MRT by covered linkway.

Schools are also shared ground. Both developments draw on the same catchment anchored by Anderson Primary and CHIJ St Nicholas Girls, the single biggest family draw to the corridor. Because MOE distance bands differ block by block, you should verify the exact band for the specific stack on the School Finder rather than rely on a marketing claim for either project. For the detail, see the location and MRT guide and the school catchment guide.

Tenure and the developer question

Both projects are 99 year leasehold, so neither offers a freehold advantage. The only real tenure nuance is the lease start. Lentor Gardens Residences runs from a fresh 99 years dated 7 July 2025, while Lentor Hills Residences began its lease from its earlier 2022 award, so a Gardens unit carries a slightly longer remaining lease on day one. The gap is modest and should be weighed alongside price, not treated as decisive.

Developer pedigree is where the two diverge more clearly, and it deserves a straight answer. Lentor Hills Residences was built by GuocoLand with Hong Leong and CSC, an established consortium with a long Singapore track record. Lentor Gardens Residences is by Kingsford, which has delivered more than 3,500 Singapore homes and won awards, but also carries a documented quality and safety history, including a no sale licence imposed on Normanton Park from January 2019 to December 2020. Neither dismiss this nor inflate it. The right response is thorough build quality and snagging due diligence on the Kingsford product, weighed against its stronger land cost basis. The balanced view is in the Kingsford track record review.

Which suits which buyer

Rather than crown one winner, match each project to the buyer it actually fits.

The verdict

This is less a contest than a question of timing and temperament. Lentor Hills Residences has already done what a good Lentor launch does: it sold through to near 100% on a proven stop with strong schools, and that record is now baked in. If you can find the right resale unit and you value certainty, it is a solid, low surprise choice. Lentor Gardens Residences offers the thing Hills no longer can, a fresh launch on the same proven location, on the cheapest land the corridor has seen, with the catch that its price is released 4 July 2026 and the developer needs due diligence.

For a buyer who missed the earlier corridor entries and wants a brand new home, the structural case points to waiting for the Gardens preview and judging it on the day, provided the 4 July price actually reflects that S$920 psf ppr land advantage. For a buyer who wants to be in a finished building now, a Hills resale closes the question without a ballot. Run whichever path against your own income, CPF and timeline before you decide. For the related head to heads, see Gardens vs Lentor Mansion and Gardens vs Lentor Central Residences.

Frequently asked questions

What is the main difference between Lentor Gardens Residences and Lentor Hills Residences?

Lentor Hills Residences is a near complete, near sold out 99 year leasehold project by GuocoLand, Hong Leong and CSC that launched in July 2023 at approximately S$2,080 psf and is now roughly 99.7% sold. Lentor Gardens Residences is a brand new 99 year leasehold launch by Kingsford that previewed on 4 July 2026, built on the cheapest land the corridor has seen at approximately S$920 psf ppr. In short, Hills is the proven, almost gone option; Gardens is the fresh alternative for buyers who missed the earlier corridor entries.

Is Lentor Hills Residences sold out?

Lentor Hills Residences is roughly 99.7% sold, so it is essentially sold out with only a couple of units understood to remain. Any purchase now would most likely be a resale or sub sale from an existing buyer rather than a developer sale, so availability, unit choice and pricing are limited and you should verify current stock directly before relying on it.

Which is cheaper, Lentor Gardens Residences or Lentor Hills Residences?

On land cost, Lentor Gardens Residences is cheaper: Kingsford paid approximately S$920 psf ppr versus the higher land basis behind Lentor Hills Residences. On selling price: Lentor Gardens Residences official pricing was released at the 4 July 2026 preview, superseding the pre launch estimates below. Analyst estimates put its launch PSF around S$2,100 to S$2,350, against Lentor Hills Residences' approximate S$2,080 launch average in 2023. Treat all Gardens figures as provisional.

Do Lentor Gardens Residences and Lentor Hills Residences share the same MRT and schools?

Yes. Both sit in District 26 within walking distance of Lentor MRT on the Thomson East Coast Line (TE5), and both draw on the same school catchment, anchored by Anderson Primary and CHIJ St Nicholas Girls. Verify the exact MOE distance band per block on the School Finder rather than rely on a marketing claim, as bands differ block by block.

Should I buy a resale unit at Lentor Hills Residences or wait for Lentor Gardens Residences?

If you want a near ready home, a known product and proven absorption, a Lentor Hills Residences resale can make sense, accepting a resale process and 2023 vintage lease. If you want a brand new launch, developer choice of stack and the corridor's lowest land basis, Lentor Gardens Residences is the fresh option, accepting that its price is released 4 July 2026 and the developer carries a mixed quality history. The right call depends on your timeline and whether you value certainty now or a new launch entry.

Which has the better tenure, Lentor Gardens Residences or Lentor Hills Residences?

Both are 99 year leasehold, so neither is freehold. The practical difference is the lease start. Lentor Gardens Residences runs from a fresh 99 years dated 7 July 2025, while Lentor Hills Residences began its 99 years from its earlier 2022 land award, so a Gardens unit carries a slightly longer remaining lease on day one. The gap is modest and should be weighed alongside price, not in isolation.

Winfred 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.