Comparison · District 26
Lentor Gardens Residences vs Lentor Mansion
By Winfred Quek · CEA R073319H · Published 22 June 2026
Facts verified: 16 June 2026 · Pricing pending official launch · Sources linked below
These two projects sit on the same stretch of the Thomson East Coast Line, draw from the same school belt, and chase a similar north side buyer, yet they are not the same decision. Lentor Mansion is already built into the estate, mostly sold, and priced at the top of the corridor's range. Lentor Gardens Residences is the next launch out of the ground, on the cheapest land the precinct has seen, with a price the developer has not yet published. This comparison is for the buyer choosing between a known quantity they can transact today and a value case that only resolves on 4 July. The honest framing is not which project is better in the abstract, but which one fits your budget, your timeline, and your appetite for buying before the price is confirmed.
The two projects side by side
Start with the verifiable facts. Lentor Mansion is a completed picture: known developer, known launch price, known absorption. Lentor Gardens Residences is mostly confirmed on the physical attributes but open on price. The table below sets them next to each other.
| Field | Lentor Mansion | Lentor Gardens Residences |
|---|---|---|
| Developer | GuocoLand with Hong Leong | Kingsford |
| Status | Launched Mar 2024, approx 97 to 98% sold | Previews 4 Jul 2026, not yet launched |
| Launch avg PSF | approx S$2,257 (range S$2,104 to S$2,478) | TBC, est. S$2,100 to S$2,350 (provisional) |
| Launch weekend take up | 75% (approx 400 of 533) | TBC |
| Tenure | 99 year leasehold | 99 year leasehold, fresh from 7 July 2025 |
| District | 26 (Lentor / Upper Thomson) | 26 (Lentor / Upper Thomson) |
| MRT | Lentor MRT (TEL, TE5) | Approx 500m, a 6 to 7 minute walk to Lentor MRT (TE5) |
| Total units | 533 residential units | 499 residential units plus 3 commercial shops |
| Availability now | Limited resale and remaining units | None until preview |
Lentor Mansion figures are reported launch averages from EdgeProp, 99.co and Stacked Homes. Lentor Gardens Residences figures are analyst projections pending official pricing.
Two differences jump out. Mansion is the larger development at 533 units and is essentially sold, which means your choice there is between a small pool of remaining or resale units. Gardens is slightly smaller at 499 units plus three shops, and every unit is still on the table because nothing has launched. The rest of the contrast lives in two numbers that do not appear in a brochure: land cost and developer track record.
Land cost: the structural gap
The clearest reason these projects may price differently sits in what each developer paid for the dirt. Kingsford secured the Lentor Gardens parcel at approximately S$920 psf ppr, the lowest land cost in the entire Lentor precinct. Lentor Mansion was tendered earlier in the corridor's run, when land was already bid up, and it duly launched at the upper band of the estate at approximately S$2,257 psf. A developer prices off land cost plus construction plus margin, so a materially lower land basis gives Kingsford room, on paper, to undercut a project like Mansion.
The honest caveat is that lower land cost is a reason to expect competitive pricing, not a promise of it. A developer can choose to price to the prevailing market rather than pass the land saving to buyers. What the gap does guarantee is a stronger value anchor: if Lentor Gardens launches anywhere near the analyst estimate band of S$2,100 to S$2,350 psf, it does so on cheaper land than the units selling around it, which supports the entry price. Anyone quoting you an exact Lentor Gardens PSF before 4 July is guessing. The full argument sits in the land cost advantage breakdown.
Developer: established versus cheaper entry
This is where Mansion has the cleaner story and Gardens carries the caveat. Lentor Mansion is a GuocoLand and Hong Leong project, the same camp behind several of the corridor's strongest sellers, with a settled reputation for delivery and finishing in this estate. For a buyer who weighs developer pedigree heavily, that is worth something concrete.
Kingsford is the more complicated case and deserves a straight answer rather than a buried footnote. On the positive side, Kingsford has delivered more than 3,500 Singapore homes, including Waterbay, Hillview Peak and Normanton Park, and has won awards. On the other side, it carries a documented quality and safety history, including a no sale licence imposed on Normanton Park from January 2019 to December 2020. The right response is neither to dismiss this nor to inflate it into a dealbreaker. It is to do thorough build quality and snagging due diligence and to weigh that against the land cost advantage that makes Gardens interesting in the first place. The balanced view is in the Kingsford track record review.
Absorption and demand: what the corridor proved
Neither project carries demand risk for the location itself, and the wider ladder is the reason. Lentor Mansion took up roughly 75% of its 533 units on launch weekend, around 400 units, and has since climbed to approximately 97 to 98% sold. That is strong, broad demand for a premium priced launch. It also sits inside a corridor where six launches now read 93 to 100% sold, and where the buyer base skews heavily to Singaporean end users rather than speculators. The table below places both projects in that context.
| 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 |
| 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.
The takeaway is that buying into either project means buying into a stop that has already cleared stock six times over. Mansion proved it at the premium end. Gardens inherits that proven demand without yet knowing the price it will ask. For the complete ladder, see the full comparison of every Lentor condo.
Who each one suits
Because both projects share a location and a school belt, the real differentiator is buyer profile, budget, and tolerance for buying before the price is set. Here is how I would frame it.
Lentor Mansion suits the certainty buyer
If you want a finished or near complete home you can inspect, a settled developer reputation, and the comfort of a proven 97 to 98% sold project, Mansion is the cleaner pick, provided you have the budget for a premium priced, larger development and can find a remaining or resale unit in a stack you want. It removes the central unknown of a launch: the price is already known. For an upgrader or family who values seeing the actual product over chasing a value entry, that certainty is the whole point.
Lentor Gardens Residences suits the value entry buyer
If you are a north side HDB upgrader on a tighter budget, the 2 to 3 bedroom sweet spot around S$1.4m to S$2.2m (estimate, pending 4 July pricing) is the natural step from a flat, and the lower land cost is a genuine reason to expect competitive pricing. You accept two trade offs in return: you buy off plan rather than inspect a finished home, and you take on the Kingsford diligence question. For a buyer comfortable with both, Gardens is the value play on the same proven stop. See the full Lentor Gardens Residences review and the Lentor Central Residences comparison for the wider picture.
The verdict
This is not a contest with a single winner. Lentor Mansion is the proven, premium, larger development you can transact today, with a clean developer story and a price you already know. Lentor Gardens Residences is the lower land cost newcomer on the same MRT stop, with a stronger value argument on paper and a launch price that stays unconfirmed until 4 July. If budget certainty and a finished product matter most, Mansion is the safer call. If you want the cheapest land basis the corridor has seen and you are willing to buy off plan and do your developer homework, Gardens is the one to watch.
- Proven and available now: LENTOR MANSION Sold to 97 to 98%, settled developer, a real home to inspect.
- Lower land basis: LENTOR GARDENS Approx S$920 psf ppr land cost versus the corridor's upper band.
- Price certainty today: LENTOR MANSION Gardens pricing is unconfirmed until 4 July 2026.
- Developer track record: SPLIT GuocoLand pedigree at Mansion; Kingsford carries a documented history to diligence at Gardens.
The practical move, if you can wait, is simple: there is no cost to seeing the Lentor Gardens price on 4 July before you commit either way. That single number settles most of this comparison. Until then, line up your financing and decide which trade off you are actually willing to make. For the timing question against the broader corridor, the Lentor Hills Residences comparison covers a near sold out alternative worth knowing.
Frequently asked questions
Is Lentor Gardens Residences cheaper than Lentor Mansion?
Lentor Gardens Residences has not released official pricing, so a direct price comparison is not yet possible; pricing comes out at the 4 July 2026 preview. What we can compare is land cost: Kingsford paid approximately S$920 psf ppr for the Lentor Gardens site, well below the corridor trend, while Lentor Mansion launched in March 2024 at approximately S$2,257 psf. The lower land basis gives Lentor Gardens Residences room to price competitively, but that is an argument, not a confirmed price.
Who is the developer of each project?
Lentor Mansion is by GuocoLand with Hong Leong, an established team behind several Lentor launches. Lentor Gardens Residences is by Kingsford, which has delivered more than 3,500 Singapore homes but also carries a documented quality history, including a no sale licence on Normanton Park from January 2019 to December 2020. Buyers should weigh developer track record alongside price and do build quality due diligence.
Can I still buy a unit at Lentor Mansion?
Lentor Mansion launched in March 2024 and is roughly 97 to 98% sold, so only a small number of units remain, typically in less popular stacks or sizes. You can view and transact a real, near complete home there today. Lentor Gardens Residences, by contrast, only previews on 4 July 2026, so its units are not yet available to book.
Which is better for an HDB upgrader?
For a north side HDB upgrader on a tighter budget, Lentor Gardens Residences may have the edge if its 4 July pricing reflects the lower land cost, because the 2 to 3 bedroom sweet spot around S$1.4m to S$2.2m (estimate, pending pricing) is the natural step from a flat. Lentor Mansion suits an upgrader who wants certainty and a finished product now and has the budget for a premium, larger development. Both sit on the same proven MRT stop.
Which is better for a schooling family?
Both sit in the same District 26 school belt near Anderson Primary and CHIJ St Nicholas Girls, so verify the exact MOE distance band per block on the School Finder rather than assume. A family that wants a known, larger, premium home they can inspect today may prefer Lentor Mansion. A family comfortable buying off plan for a potentially better value entry, on a fresh lease, may prefer Lentor Gardens Residences once pricing is out.
Should I wait for Lentor Gardens Residences or buy Lentor Mansion now?
It depends on whether you value budget certainty or value entry. Lentor Mansion is proven, premium and available now, but priced at the corridor's upper band. Lentor Gardens Residences sits on cheaper land, which is a structural argument for competitive pricing, but the actual launch price is unconfirmed until 4 July 2026 and the developer history warrants diligence. If you can wait, seeing the 4 July price before deciding costs you nothing.
Choosing between Lentor Mansion and Lentor Gardens?
The right answer depends on your budget, timeline and risk appetite, not a generic ranking. A Property Portfolio Analysis weighs both options against your actual income, CPF and plan, including how the 4 July pricing could change the maths. 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.