5 min read

Lentor has been a hotspot since 2022, with the launch of projects like Lentor Modern and Lentoria. The next project in this area, however, will be the largest in terms of land area to date (around 21,887 sqm.) Given the relatively strong demand for Lentor area projects, we’re sure a lot of buyers will be interested in this as an alternative to recent launches; and if you missed a chance at a Lentor property recently, this is a second shot at it. Here’s what we know about it so far:

What’s going on in Lentor? 

Lentor Mansion is close to the first launch of the area, Lentor Modern and next to the most recent launch, Lentoria. 

If you’re wondering why there are so many new projects here under Guocoland, by the way, it’s because the developer has been involved in four housing sites here in the space of two years. 

This is considered advantageous by some buyers, as a developer won’t want to cannibalise sales from their own projects; they’ll take care to differentiate between each one, and it adds some harmony to the overall neighbourhood. It’s somewhat similar to how Midtown Modern complements rather than competes with Midtown Bay – these are also Guocoland projects.

What’s the main appeal of Lentor Mansion?

As we mentioned in the introduction, Lentor Mansion is one of the biggest land plots among the area’s new launches. The developers have kept to a land size-to-unit ratio of 1:41, which if you are looking for something more spacious, this is probably one to keep a look out for. The total unit count is 533, which is within the “sweet spot” for many buyers: it’s high enough to keep maintenance costs manageable, but small enough that facilities don’t get too overcrowded. 

Lentor Mansion is also the first project to be built according to new GFA harmonisation rules. 

You can see the full details about GFA harmonisation in this article; but to summarise, it means no more space-wasting shenanigans. Prior to the rules, developers could charge for the square footage of features like extra-large air-con ledges; while developers didn’t have to pay for space used in this way, buyers had to. 

Since Lentor Mansion won’t suffer from these issues, it’s more likely that units will offer more usable living space. Buyers are also paying for the “true” size of the unit, as very little of the square footage is wasted.

At present, we know that unit layouts will be two-bedders or above, with a higher number allocated to 3, 4, and 5-bedroom units. So this seems angled more at owner-occupiers than tenants; if you’re the sort who doesn’t like a high tenant mix, this might appeal to you. It’s also possible that units here will be bigger than average, given the unit count compared to the land area. 

Locational advantages of Lentor Mansion

Lentor may not be the most developed area right now, but the URA Master Plan 2019 shows the government wants a whole new neighbourhood in this area; one planned around the hillock where Lentor MRT (TEL) is located. 

This is quite a different approach to building a town, where traditionally it would start with HDB estates before the MRT, and finally with private developments. Lentor differs with the MRT station being introduced first, before all the new launch condos. Next would be the HDB estates, where the forested area around Lentor is also earmarked for HDB development, although the exact year is unknown. So for those interested in the long haul, Lentor won’t be “ulu” anymore in the coming decades. 

This new housing estate will bridge the space between Lentor Station and Teachers Estate, and add commercial elements (more shops, eateries, entertainment, etc.) to the area over time. Note that Lentor Modern, by the same developer, is slated for completion in 2026 – this will add shops and a supermarket to the area, making Lentor a lot more convenient than present. 

So for those interested in the long haul, Lentor won’t be “ulu” anymore in the coming decades. 

In a more immediate sense, buyers will probably be interested in the proximity to CHIJ St. Nicholas’ Girls, which is within one kilometre. In addition, the site plan suggests two blocks will have an unblocked greenery view, facing Lentor Hillock Park. 

So what about pricing?

We also note that nearby resale condos, such as Panorama have already reached $2,000 psf. Given it was completed in 2017, by the time Lentor Mansion is out the age difference would already be about a 10-year gap. In the immediate vicinity, the older Calrose is probably the only real resale competition here right now (an average of $1,781 psf, so it’s cheaper, but it was built back in 2007). This is because the other resale condos nearby like Thomson Grove, Far Horizon Garden, and Seasons Park are much older.

Nevertheless, don’t expect much of a price variance here given the closeness of each project launch, and that the majority of the plots here have involvement from the same developer. For a detailed comparison with the surrounding competition, you can read more here with our Lentoria pricing review.

You may need to wait a few years for Lentor Mansion and the location to pay off, but it may be worth it

A few benefits in Lentor will take time to develop, such as the gradual unfolding of the TEL line; and the area does admittedly need more in the way of immediate, across-the-road amenities (which Lentor Modern might fulfill in 2026). But much of this may be in place by the time Lentor Mansion is completed, so buyers right now might be getting in on the ground floor. 

What will be interesting to see are the layouts, and if they meet the expectations of being larger and more efficient; so follow us on Stacked, and we’ll update you further as we learn more.