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Comparison · District 26

Lentor Gardens Residences vs Lentoria

By Winfred Quek · CEA R073319H · Published 30 June 2026

Facts verified: 16 June 2026 · Pricing pending official launch · Sources linked below

This is an unusual comparison because the two projects sit at opposite ends of their life cycle. Lentoria has been on the market since March 2024, so you can walk a showflat, choose from the units left and transact at a price you can see today. Lentor Gardens Residences has not launched at all, with its preview set for 4 July 2026, so the most important figure about it, the price, is still missing. If you are choosing between them, you are really choosing between a known quantity with a slow sales history and a fresh launch with the cheapest land cost the corridor has seen. Both are in District 26, both are a short ride from town on the same MRT line, and both serve the same schooling and upgrader buyers.

The two projects side by side

Here is the comparison in one view. Read the Lentor Gardens column as estimates and reported land data, and the Lentoria column as a project that has already been selling for more than two years.

Lentoria figures from EdgeProp, 99.co and Stacked Homes reporting. Lentor Gardens Residences figures are analyst projections and reported land data pending official pricing.

What Lentoria actually is

Lentoria is a 99 year leasehold development by TID, the joint venture between Hong Leong and Japan's Mitsui Fudosan, which gives it a credible build pedigree. It launched in March 2024 from approximately S$1,958 psf, which was the lowest launch PSF of any project on the Lentor corridor. On paper that should have been an easy sell. In practice its launch weekend take up was just 19%, the weakest of any corridor project, and it has since worked through its stock steadily to reach roughly 78% sold.

The slow start was about timing more than the asset. Lentoria opened on the same March 2024 weekend as Lentor Mansion, a larger and more heavily marketed GuocoLand and Hong Leong project that drew the lion's share of attention and cleared 75% in its own debut. A smaller launch competing for airtime against that kind of headline tends to start slowly. What matters for a buyer in 2026 is the consequence: because Lentoria sold through more gradually, it still has live units you can view and buy now, while most of its corridor neighbours are effectively sold out.

What Lentor Gardens Residences brings

Lentor Gardens Residences is a 499 unit, 99 year leasehold launch by Kingsford, previewing on 4 July 2026 with balloting on 18 July. Its defining fact is land cost. Kingsford paid approximately S$920 psf ppr for the site, the lowest land cost in the entire Lentor precinct. That is the structural value argument: a lower land basis gives a developer genuine room to price competitively, and it sets a value anchor before the next parcel, Lentor Central Plot 4, reprices the area higher off a land cost of S$1,278 psf ppr.

The honest caveat is that none of this is a confirmed price. Analyst estimates put Lentor Gardens launch PSF around S$2,100 to S$2,350, but the developer has not published a price list, and anyone quoting an exact figure before 4 July is guessing. So the comparison is asymmetric: Lentoria gives you a real, transactable price today, while Lentor Gardens gives you a strong land cost story and a promise that pricing will be revealed shortly. The land cost case is laid out in full in the land cost advantage breakdown.

Price and the value question

On launch PSF alone, Lentoria was cheaper, entering from approximately S$1,958 psf when the rest of the corridor was launching nearer S$2,080 to S$2,257. A buyer transacting a remaining Lentoria unit today is buying into a project that was priced toward the lower end of the corridor from the start.

The Lentor Gardens argument is different in kind. It is not that the launch price is confirmed lower, because it is not confirmed at all. It is that the land underneath it is the cheapest the estate has seen, which gives the developer the option to price keenly. Whether Kingsford passes that land advantage on to buyers, or prices toward the analyst band of S$2,100 to S$2,350 and keeps the margin, is the single thing worth waiting until 4 July to learn. If you want a price you can act on now, Lentoria has it. If you are prepared to wait two weeks for a number that could reward the patience, Lentor Gardens is the one to watch. The wider price guide sets out what is and is not known before launch.

Absorption: what the sales pace tells you

Lentoria's 19% launch weekend is the one number that gives buyers pause, so it is worth reading correctly. It does not mean the location is weak. The corridor's record is the opposite: across six prior launches, sell through has run roughly 93 to 100%, with the buyer base skewing heavily to Singaporean end users rather than speculators. Lentoria itself has climbed to around 78% sold, which is solid for a project that started slowly. The slow weekend reflected a crowded launch calendar, not a buyer verdict on Lentor.

For a buyer, a slower selling project is not purely a negative. It means choice. At a near sold out development you take what is left; at a project like Lentoria with stock remaining, you can still select a better facing, floor or stack. Lentor Gardens, by contrast, has no sales history yet at all, so its absorption is an open question that the 18 July balloting will begin to answer. Where the two sit against the rest of the corridor is set out in the full comparison of every Lentor condo.

Shared ground: location, schools and connectivity

Much of what people compare between these two is actually identical. Both sit in District 26 in the Lentor pocket off Ang Mo Kio, both are served by Lentor MRT on the Thomson East Coast Line (TE5), open since August 2021, and from that station it is roughly 6 stops to Orchard, about 20 minutes. Both share the same open Lentor Modern mall, whose supermarket, food and beverage, childcare and clinics connect to the MRT by covered linkway, and both fall within reach of the same school belt anchored by Anderson Primary and CHIJ St Nicholas Girls. As always, verify the exact MOE distance band per block on the School Finder rather than rely on a marketing claim.

Because the location, line, mall and schools are common to both, the decision genuinely does come down to price, developer and availability rather than where you will live. That is the useful thing about comparing two projects on the same corridor: it strips the choice back to the variables that actually differ.

Which one fits which buyer

The verdict

There is no universal winner here, because the two projects answer different questions. Lentoria is the safer, simpler purchase for a buyer who values a confirmed price and an available unit over the chance of a better entry. Lentor Gardens Residences is the more interesting proposition for a buyer who believes the lowest land cost in the corridor will translate into competitive pricing, and who can wait until 4 July to find out. My own steer to clients is to do the groundwork now regardless: get your financing and TDSR headroom confirmed, decide your unit priorities, and view what Lentoria still has, so that when the Lentor Gardens price drops you can judge it against a real alternative rather than a brochure. That way you are comparing two genuine options, not betting on one.

Frequently asked questions

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

Lentoria, by TID, is a launched and partly sold project you can view and transact today; it opened in March 2024 from approximately S$1,958 psf with a slow 19% launch weekend and is now roughly 78% sold, the corridor's weakest absorber. Lentor Gardens Residences, by Kingsford, is a brand new launch previewing on 4 July 2026 that sits on the lowest land cost in the precinct, approximately S$920 psf ppr, but with pricing still to be confirmed.

Why did Lentoria sell more slowly than other Lentor condos?

Lentoria launched in March 2024 on the same weekend as the larger, higher profile Lentor Mansion, and its 19% launch weekend take up was the lowest of any corridor project. It has since worked through stock steadily to reach roughly 78% sold. The slow start reflected timing and competition rather than a flaw in the location, and it does mean a buyer today still has live units to choose from.

Which is cheaper, Lentor Gardens Residences or Lentoria?

Lentoria launched from approximately S$1,958 psf, which was the lowest launch PSF of any Lentor project. Lentor Gardens Residences has not released official pricing yet; analyst estimates put it around S$2,100 to S$2,350 psf, pending the 4 July 2026 preview. On launch PSF, Lentoria was cheaper, but Lentor Gardens sits on materially cheaper land (approximately S$920 psf ppr), which is the structural value argument rather than a confirmed price.

Should I buy a Lentoria unit now or wait for Lentor Gardens Residences?

It depends on your timeline and certainty. Lentoria lets you see the actual home, pick from remaining stock, and transact at a known price today, with the trade off that the best units may already be taken. Lentor Gardens Residences offers a fresh launch on the cheapest land in the corridor, but you cannot confirm its price until 4 July 2026 and it completes later, around an estimated Q1 2029. Buyers who value price certainty lean to Lentoria; buyers chasing the land cost entry wait for the preview.

Are Lentor Gardens Residences and Lentoria near the same MRT?

Yes. Both sit in District 26 within the Lentor pocket served by Lentor MRT on the Thomson East Coast Line (TE5), open since August 2021. Lentor Gardens Residences is about a 6 to 7 minute walk, roughly 500m, from the station. Both share the same connectivity, the same school belt and the same open Lentor Modern mall, which is why the comparison comes down to price, absorption and developer rather than location.

Winfred 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.