Lentor Hills Residences

Lentor Hills Residences Condo Review: Location, Price, Investment Potential

This is a review of Lentor Hills Residences, a 99-year leasehold condo development in Singapore’s District 26. Situated at Lentor Hills Road, the project will be undertaken by a consortium made up of Intrepid Investments (a unit of Hong Leong Holdings), GuocoLand, and TID Residential (a tie-up between Hong Leong and Mitsui Fudosan).

With a site area of 184,460 sq ft and located next to the Lentor MRT station, Lentor Hills Residences will offer 598 residential units comprising 1- to 4-Bedrooms, including 3- and 4-Bedroom Dual-Key types.

It is also located next to Lentor Modern, an integrated development, which was 84% sold at its launch on 17 September 2022. It set a new price benchmark for an OCR (Outside Central Region) project where units were sold between $1,856 psf to $2,538 psf.

This property review of Lentor Hills Residences seeks to provide an unbiased evaluation of the following to help you make an informed decision on whether this is the right property to invest in:

Nevertheless, please feel free to WhatsApp or Email Me if you wish to:

  1. Receive the latest updates about the development
  2. Visit the show flat to learn more about the development and what it has to offer
  3. Delve into its investment potential and get an update on Singapore’s property market

Why Invest In Lentor Hills Residences - 10 Unique Selling Points

Below are 10 key features why you may consider investing in Lentor Hills Residences.

  1. Reputable developers with excellent track records of building quality homes.
  2. An up-and-coming private residential estate within a sustainable and pedestrian-friendly neighbourhood.
  3. Situated in a tranquil private residential neighbourhood with mostly low-density housing.
  4. A green living environment with proximity to several nature parks.
  5. Excellent transport connectivity (3 minutes walk to Lentor MRT station).
  6. Family-friendly location near popular schools.
  7. Convenient access to many shopping malls and essential amenities.
  8. A plethora of unique lifestyle, and recreational choices.
  9. Redevelopment of Sembawang Shipyard nearby into an exciting waterfront district.
  10. North Region transformation offers promising investment potential.

Lentor Hills Residences Fact Sheet

Project NameLentor Hills Residences
Development TypeCondominium development with communal facilities and carpark. No foreign ownership restriction
DeveloperIntrepid Investments (a unit of Hong Leong Holdings), GuocoLand, and TID Residential (a tie-up between Hong Leong and Mitsui Fudosan)
Address15 Lentor Hills Road, Singapore 787080
Tenure99-year leasehold
Plot Ratio3
Site Area17,136.9 sq m (184,460 sq ft)
Gross Floor Area51,410.7 sq m (553,380 sq ft)
No. of Units598 (Comprising 1- to 4-Bedroom, including 3- to 4-Bedroom Dual-Key types)


Lentor Hills Residences Unix Mix

Lentor Hills Residences offers a good mix of 1-bedroom to 4-bedroom dual-key units. This will cater to a wide range of property buyers and investors, including multi-generational households that require more space and privacy.

All the units come with efficient layouts, as can be seen by these floor plans and E-brochure.

DescriptionUnit TypeSize (sq m) DescriptionUnit Type Size (sq m)
1-Bedroom + Study(1+1)a53(3)c190
(1+1)b2553-Bedroom + Yard(3Y)a102
2-Bedroom + Study(2+1)a69(4)b1125
(2+1)c270Dual Key(DK2)121

Virtual Tours

What are the Prices of Lentor Hills Residences?

At the sales launch of Lentor Hills Residences on 9 July 2023, 298 out of a total of 598 units (49.8%) were sold at an average price of $2,080 psf.

Since then, more units have been sold at a steady clip. As of 8 September 2023, 64.2% of total units have been sold,

The average price is slightly below Lentor Modern which was launched in September last year at $2,102 psf. However, it must be noted that Lentor Modern is an integrated development.

In comparison to other recent new launches in the Outside Central Region (OCR), The Myst's average price launch price is quite similar to Botany At Dairy Farm at $2,070 psf and The Myst at $2,057 psf.

The 1-bedders and 2-bedders are the most popular due to their more affordable price quantum. More than 94% of 1-Bedroom, close to 70% of 1-Bedroom + Study, 73% of 2-Bedroom, and 65.8% 2-Bedroom + Study were taken up.

Meanwhile, below are the indicative launch prices for Lentor Hills Residences:

  • 1-Bedroom: from $945,000.
  • 2-Bedroom: from $1.356 million.
  • 3-Bedroom: from $1.822 million.
  • 4-Bedroom: from $2.535 million.
  • Dual-Key: from $2.642 million.

On 26 January 2022, the Urban Redevelopment Authority (URA) announced the consortium of Intrepid Investments, GuocoLand and TID submitted the highest bid of $586.6 million for the 17,136.9 sq m (184,460 sq ft) site with a plot ratio of 3.0. This works out to a land rate of about S$1,060 per sq ft per plot ratio (psf ppr).

To receive the latest pricing and project updates, please Email or WhatsApp Me.


Lentor Hills Residences - Condo Design Features

Lentor Hills Residences, together with four other sites earmarked for residential developments, will be built around Hillock Park, which will be the focal point of the new estate. From there, various parks and green corridors will radiate out from it.

As the area was once a secondary forest, appropriate green features will be incorporated into the building designs to respond sensitively to the topography of the area. This is part of the URA’s vision to create a sustainable and pedestrian-friendly neighbourhood amidst lush greenery.

Lentor Hills Residences Site Design.

Site Design

Lentor Hills Residences condo will have six blocks with staggered heights to maximise views of the surrounding greenery and nature parks comprising of:

  • 2 low-rise blocks of 8 storeys.
  • 1 mid-rise block of 15- and 17-storey each with sky terraces.
  • 1 high-rise block of 21- and 23-storey each.

The other notable designs for the condominium are:

  • Creating flat usable areas that blend with the adjacent greenery.
  • A view corridor from Lentor Hills Road towards Conserved Tree & Hillock Park emphasises the passage.
  • Besides blocks with various heights, Sky Terraces will be a key feature to break up the wall-like effect.
  • Linking the Sky Terraces with the Garden Bridge to form a continuous landscape and amenities deck that includes a continuous jogging track.

Given its relatively large site area of 184,460 sq ft, the condo development will offer a full range of facilities. However, a minimum of 5,380 sq ft must be set aside for an infant and childcare centre, which is expected to accommodate up to 100 infants and young children. This will supplement the 10,000 sq ft Early Childhood Development Centre at Lentor Modern near it.

Lentor Hills Residences Aerial Perspective

An Aerial Perspective

Lentor Hills Residences Gym


Lentor Hills Residences Swimming Pool

Swimming Pool

Lentor Hills Residences Outdoor Jacuzzi

Outdoor Jacuzzi

Who are the Developers of Lentor Hills Residences?

Lentor Hills Residences will be jointly developed by a consortium made up of Intrepid Investments (a unit of Hong Leong Holdings), GuocoLand and TID Residential (a tie-up between Hong Leong and Mitsui Fudosan).

All of them have excellent reputations and track records of developing quality homes all over Singapore. Hence, it is no surprise their projects have been very well-received. Below are just some samples of their latest developments:

  • Hong Leong - Avenir, Penrose, and Jovell.
  • GuocoLand - Midtown Modern, Midtown Bay, and Wallich Residence.
  • TID - One-North Eden, Piermont Grand Executive Condo, and Forest Woods.


Where is Lentor Hills Residences Located?

Lentor Hills Residences and Hillock Park Locations

Location of Lentor Hills Residences and Hillock Park

Lentor Hills Residences is located at Lentor Hills Road, which is surrounded by mostly low-density private housing. Towards its north is Lentor Central where Lentor Modern will be built. The Lentor MRT station, which is integrated with Lentor Modern, is only about 3 minutes walk away.

There will be covered walkways connecting Lentor Hills Residences to both the MRT station and the Lentor Modern Mall. Hence, residents will enjoy convenient and sheltered access to a plethora of amenities, which will include a supermarket, childcare facilities, eateries, and retail outlets.

Lentor Hills Residences is one of five residential sites that will be clustered around Hillock Park, which will be conserved as a green lung. For those units facing the park, it will offer a green buffer from the other upcoming developments.

Connected to Hillock Park will be a Linear Park and green spaces, as well as seamless pedestrian and cycling paths that will link to the Teachers Estate, Lentor MRT station, and surrounding amenities.

In other words, the new Lentor housing estate is envisaged to be a sustainable and pedestrian-friendly neighbourhood set amidst lush greenery. This will also help to preserve its idyllic and tranquil environment.


Nature Parks Near Lentor Hills Residences

Besides Hillock Park, there are several nature reserves near Lentor Hills Residences.

The nearest is Thomson Nature Park, which will be linked by a new Linear Park. As it is only 6 minutes cycle away, it will surely be an interesting destination for the whole family.

The 50-hectare Thomson Nature Park is unique for its rich cultural heritage, being the site of a former Hainan Village. It is also home to a rich array of flora and fauna, where the critically endangered Raffles’ Banded Langur (Presbytis femoralis femoralis) can be found.

There are also specially curated trails around the former village which offer visitors an insight into their way of life through carefully conserved ruins. In addition, the Stream and Ferns Trail enables visitors to appreciate the freshwater habitat and observe the rich biodiversity of ferns and aquatic animals present.

Besides Thomson Nature Park, there are many others between 5-10 minutes drive from Lentor Hills Residences. These include the following:

  • Lower Pierce Reservoir Park.
  • Lower & Upper Seletar Reservoir Park.
  • Windsor Nature Park.
  • Springleaf Nature Park.
  • MacRitchie Reservoir Park.

These nature parks are linked by park connectors. This will provide residents with more green living spaces, which will enhance their living standards.

Lentor Hills Residences Review: Near Thomson Nature Park

Thomson Nature Park

Lower Pierce Reservoir Park is near Lentor Hills Residences

Lower Pierce Reservoir Park

Lower Seletar Reservoir Park, a short drive from Lentor Hills Residences

Lower Seletar Reservoir Park

Springleaf Nature Park, a short drive from Lentor Hills Residences Condo

Springleaf Nature Park

Excellent Transport Connectivity

Lentor MRT station is 3 minute's walk from Lentor Hills Residences Condo

Lentor MRT Station

Lentor Hills Residences condo is just 3 minutes walk to the Lentor MRT station on the Thomson-East Coast Line (TEL). The condo will be linked by sheltered walkways to the MRT stations and nearby amenities, including the Lentor Modern Mall.

As the Thomson-East Coast Line will cut across all other major MRT Lines, barring the Jurong Regional Line, it will offer residents excellent connectivity when travelling around Singapore.

The following are some of the MRT interchanges, and they are just a couple of stops away. These include the following:

  • Woodlands - 3 stops (Thomson-East Coast & North-South Lines)
  • Bright Hill - 2 stops (Thomson-East Coast & Cross Island Lines)
  • Caldecott - 4 stops (Thomson-East Coast & Circle Lines)
  • Stevens – 6 stops (Thomson-East Coast & Downtown Lines)

When the TEL is fully operational, it will offer residents direct access to places such as Orchard Road, Great World City, Shenton Way, Marina Bay, and Tanjong Katong. There are also plans to extend it all the way to Changi Airport in the future.

As the Thomson-East Coast Line is linked to the Downtown Line, it will provide convenient access to many sought-after schools along the Bukit Timah/Dunearn Road education belt.


Expressways Near Lentor Hills Residences Condo

North-South Corridor, a short drive from Lentor Hills Residences

North-South Corridor

For those who drive, three major expressways are just 3-5 minutes drive from Lentor Hills Residences condo. They will offer residents shorter commutes and more pleasant journeys. They are:

Of the three, The NSC is still under construction but is expected to be ready in 2027, which will roughly coincide with the completion of the condo.

The NSC will be Singapore’s longest Transit Priority Corridor spanning 21.5 km. It will connect the northern region such as Woodlands, Yishun, and Sembawang to the city and East Coast Parkway, traversing areas such as Ang Mo Kio, Bishan, Toa Payoh, and Marina Bay.

The NSC is expected to alleviate the heavy traffic on the CTE during the peak hours by 10-15% and reduce travelling time by 30%. As such, a trip to the city will only take about 10 minutes by car.


Properties near popular schools have always been highly coveted. Hence, it is unsurprising they command a price premium over those that are located further away. In fact, this was highlighted in a study from the NUS Institute of Real Estate.

One of the reasons is due to the Ministry of Education’s Primary 1 Registration framework where priority admission will be given to those living within a 2km radius of their home.

For Lentor Hills Residences, two popular schools are within a 1km radius:

  • CHIJ St Nicholas Girls’ School
  • Anderson Primary School

Two others are between a 1-2km radius:

  • Mayflower Primary School
  • Ang Mo Kio Primary School
Lentor Hills Residences Review and Investment Analysis: Near CHIJ St Nicholas Girls' School

CHIJ St Nicholas Girls' School

Anderson Primary School is within 1km of Lentor Hills Residences

Anderson Primary School

Secondary Schools Near Lentor Hills Residences

Two secondary schools - Raffles Girls’ and Raffles Institution - are less than 20 minutes drive away from the condo.

In addition, many sought-after schools can also be found along Bukit Timah/Dunearn Road which runs alongside the Downtown Line. As it is connected to the Thomson-East Coast Line at the Stevens MRT interchange station, students will have convenient access to them.

Some of these schools include the following:

  • Methodist Girls’ School.
  • Singapore Chinese Girls’ School.
  • Nanyang Girls’ High School.
  • Chinese High School.
  • Hwa Chong Institution.
  • National Junior College.


International Schools

With several international schools 13-19 minutes drive away, Lentor Hills Residences may potentially attract housing demand from expatriates with school-going children. These schools include the Gems World Academy, Sir Manasseh Meyer International School and Singapore American School.

For those looking for property investment, the transformation of the North Region where Woodlands is set to become the largest regional centre in Singapore, those looking for property investment can look forward to a good catchment of expatriate tenants.


Shopping Malls And Amenities Near Lentor Hills Residences

The nearest shopping mall will be the Lentor Modern Mall, which will have over 96,000 sq ft of commercial space, which will include a 12,000 sq ft supermarket.

However, there may be potentially more coming up in the future as there is a piece of land just opposite Lentor Hills Residences that is currently listed as “subject to detailed planning”. In URA lingo, the land use and plot ratio have yet to be finalised.

Given that several residential developments are coming up in the area, there is a strong possibility that more commercial developments will be built to support the estate.

Meanwhile, the other shopping malls nearby are Thomson Plaza, Northpoint City, and Causeway Point. Together, they offer residents a retail ecosystem that will offer them a diverse range of leisure, recreation, entertainment, and dining options.

Thomson Plaza, three MRT stations from Lentor Hills Residences

Thomson Plaza

Northpoint City, three MRT stations from Lentor Hills Residences

Northpoint City

Woodlands Wholesale Outlets

Unique to the North Region is a cluster of wholesale outlets that offer a variety of products at a discount. They are especially popular during major festivals such as Chinese New Year. These include the following:

Woodlands Terrace -  About 20 minutes drive from Lentor Hills Residences, it sells a variety of food products such as seafood, poultry, BBQ roast meats, cured meat, pastry, cakes and many more.

Senoko Food Hub -  It sells an array of cooked and frozen food, vegetables, food seasoning and beverages, among many others.

Senoko Fishery Port - A wholesale centre where visitors can choose from a dizzying selection of fish and seafood.

These wholesale outlets will certainly offer those living in the North Region an unusual shopping experience which is not found elsewhere in Singapore.

Wholesale food outlets a short drive from Lentor Hills Residences Condo

Wholesale Food Outlets

Senoko Fishery Port, a short drive from Lentor Hills Residences

Senoko Fishery Port

Interesting Lifestyle And Recreational Activities in the North Region

The North Region is home to an interesting array of lifestyle and recreational activities, adding to its appeal as a place to live, work, and play. These include the following:

Sembawang Hot Spring Park - 15 minutes drive from Lentor Hills Residences, it's geothermally heated water that emerges from underground at 70 degrees Celsius is believed to have curative and medicinal qualities. Many people visit the place to experience the communal foot bath. Some even use the water to cook eggs.

Kayaking at Khatib Bongsu - Just 12 minutes drive away, its mangroves and flatlands are home to one of Singapore's last un-dammed rivers. It is a popular place for nature lovers, birdwatchers, cyclists, joggers, and fishing enthusiasts. Its calm water is also ideal for kayaking.

PAssion Wave @ Sembawang – 23 minutes drive away, it offers a variety of outdoor activities such as kayaking, sea-rafting, nature exploration, camping and outdoor cooking. There is also an obstacle course for conducting team-building programmes.

Wake Pirates Wakeboarding – Located at the SAF Yacht Club at Admiralty Road West, which is a 23 minutes drive away, wakeboarding participants will be guided from the very basic to executing their first spin and invert.

Udder’s Ice-Cream Making Workshop – Located at Upper Thomson Road, which is just 8 minutes drive from Lentor Hills Residences, children will learn to churn unique ice-cream flavours such as bandung, popcorn and chilli-chocolate. At each session, they will be treated to a 50-minute all-you-can-eat ice cream buffet!

Sembawang Hot Springs Park is a short drive from Lentor Hills Residences Condo

Sembawang Hot Springs Park

Udders Ice-Cream Near Lentor Hills Residences

Udders Ice-Cream

Interesting Recreation Activities Near Lentor Hills Residences - Kayaking at Khatib Bongsu Nature Park

Kayaking at Khatib Bongsu Nature Park

Lentor Hills Residences Condo Review and Investment Analysis: Wakeboarding


Transformation of the North Region

Under the URA Master Plan for the North Region, there are many exciting plans to transform it into a place to live, work, play, and study. This will include developing the Woodlands Regional Centre, which will overtake Tampines to become the largest in Singapore.

The other plans include the development of the North Coast Innovation Corridor (NCIC), the redevelopment of the Sembawang Shipyard, and building of the Rail Transit System.


Woodlands Regional Centre

Woodlands Regional Centre - 3 MRT stations from Lentor Hills Residences

Woodlands Regional Centre

Comprising the Woodlands Central and Woodlands North Coast, they will be well-connected to each other via green, pleasant cycling and walking paths, including two pedestrian thoroughfares - WoodsVista Gallery and Central Spine.

The plan is to transform Woodlands Regional Centre into a unique live-work-play-learn gateway district in the north of Singapore.

At the same time, the Woodlands North Coast will serve as a vital link with Malaysia.

Over the next 10-15 years, the Woodlands Regional Centre will have new spaces for industry, research and development, learning and innovation. This is expected to generate an estimated 100,000 jobs.


The North Coast Innovation Corridor (NCIC)

Development of the North Coast Innovation Corridor

North Coast Innovation Corridor

The North Coast Innovation Corridor (NCIC) will consist of a belt of significant economic centres spanning Singapore's north and northeastern districts. Stretching from the Woodlands Regional Centre and Sembawang Shipyard to the upcoming Seletar Regional Centre and Punggol Digital District, it is envisaged to attract industrialists and enterprises, especially those with business connections to Malaysia.

The NCIC will connect the future Agri-Food Innovation Park and Woodlands Regional Centre to the North's ecosystem, which includes farms, Republic Polytechnic, and the Senoko Food Zone. There will be a diverse mix of office, retail, business parks, and industrial spaces across the corridor, which will help to bring a wide range of jobs closer to residents.


Sembawang Shipyard – A Future Waterfront District

Lentor Hills Residences to benefit from the redevelopment of the Sembawang Shipyard into a waterfront district

Sembawang Shipyard

Lentor Hills Residences is only about 20 minutes drive from the Sembawang Shipyard, which will relocate its operations to Tuas by 2024.

Given its unique coastal profile, the vacated site will be redeveloped into a mixed-use waterfront lifestyle precinct that will take into consideration its rich maritime history. Selected buildings with historical value will be re-purposed for suitable uses to help rejuvenate the precinct.

This exciting development will bring more vibrancy to a once mundane area while helping to transform the North Region.


Rapid Transit System (RTS) - Connecting Singapore And Johor

Singapore-Johor Rapid Transit System (RTS) to help transform the North Region

Singapore-Johor Rapid Transit System (RTS)

The Johor Bahru–Singapore Rapid Transit System (RTS) is a new 4 km-long cross-border rail project connecting Malaysia and Singapore. Set to be completed by end-2026, it is expected to enhance connectivity, people-to-people relations, and boost economic growth in both countries.

On Singapore’s side, the train terminus will be at Woodlands North, adjacent to the Thomson-East Coast Line (TEL) station. Across the Causeway, the terminus will be at Bukit Chagar near JB Sentral, a popular shopping area for many Singaporeans.

According to Singapore’s then Transport Minister Ong Ye Kung, there would eventually be a transport hub connected to the RTS Link and TEL stations. He added:

“Taken together, these transport connections will support and enhance the larger development plans to transform Woodlands into a key growth hub and thriving employment gateway for the North Region, just like Jurong and Tampines".

As many of these exciting developments in the North Region are yet to be fully realised, this will offer property investors the first-mover advantage.


Conclusion - An Investment Perspective of Lentor Hills Residences

Judging from recent new property launches in the OCR (Outside Central Region) which saw the average prices of Amo Residence and Sky Eden selling above the $2,000 psf level, it only shows that properties near MRT stations and with good locational attributes will be well-received.

Lentor Modern provided further proof of this. During its launch on 17 September 2022, 84% of the units were sold. In terms of pricing, it also set a new benchmark for OCR properties, selling between $1,856 psf to $2,538 psf.


Government Land Sales At Lentor

Next, let's examine the recent government land sales (GLS) at Lentor.

After the GLS for Lentor Modern’s site, it was followed by Lentor Hills Road Parcel A (Lentor Hills Residences), then Lentor Hills Road Parcel B (Lentoria), and Lentor Central (Hillock Green). The winning bids submitted by the housing developers for the respective land parcels translate into the following land cost:

  1. Lentor Modern: $1,204 psf ppr (awarded on 29 July 2021) - 605 units.
  2. Lentor Hills Residences: $1,060 psf ppr (awarded on 18 January 2022) - 598 units.
  3. Hillock Green: $1,108 psf ppr (awarded on 13 September 2022) ~ 470 units.
  4. Lentoria: $1,130 psf ppr (awarded on 13 September 2022) ~ 265 units.
  5. Lentor Gardens: $985 psf ppr (awarded on 4 April 2023) ~ 530 units.
  6. Lentor Central: $982 ~ 475 units.
  7. Lentor Gardens (under Reserve List) ~ 500 units.
Lentor Government Land Sale Sites and Land Cost

Lentor Government Land Sale Sites and Land Cost

After the latest government land tender on 12 September 2023, the Lentor Central land parcel has the lowest land cost of $982 psf ppr, followed closely by the Lentor Gardens land parcel at $985 psf ppr.

With the lower land cost in the latest GLS, property prices may soften a little, but not significantly. This is due to the latest URA's "Harmonisation of Floor Area Definitions" which will result in a reduction of saleable floor areas, negatively impacting developers' profit margins in the process.

At the same time, higher material and construction costs will help to keep property prices supported to a certain extent. Moreover, with GuocoLand having a stake in three of the land parcels (Lentor Modern, Lentor Hills Residences, and Lentor Central site), they can be expected to control selling prices in order not to cannibalise their earlier projects.

The other factors that will underpin property prices include the following:

  • No supply overhang, with an unsold inventory of new launches of just 17,000 – 18,000 units, way below the average of 27,000 - 28,000 units from 2012 - 2021.
  • Strong demand from HDB flat owners upgrading to private properties, taking advantage of the rise in HDB resale flat prices to renew their assets.
  • Properties are still seen as good long-term investments despite rising interest rates.
  • Properties are seen as a good hedge against rising inflation.

Despite some concerns about the looming supply in the precinct, Lentor Modern has sold 94.9% (as of 12 September) since its launch on 18 September 2022, while Lentor Hills Residences was 64.4% sold after its launch on 9 July 223.

Following the strong take-up rate of new property launches recently, and especially Lentor Modern, Lentor Hills Residences can be expected to do well despite the last round of property cooling measures on 30 September 2022.

Homeowners and property investors are likely to be drawn to the new Lentor precinct as it is being transformed into a mini “city centre” of sorts. Moreover, the development of the new Lentor MRT station brings the area much closer to the city. This helps to blur the geographical boundary between OCR, RCR, and CCR to some extent.

The precinct's charm of being a low-density private housing estate with lush greenery and good air quality has also added to its appeal, especially given the Covid-19 environment we are living in.

Nevertheless, some caution may still set in due to the upcoming supply of new homes (approximately 3,443 units in total), elevated interest rates and global recessionary concerns However, with US interest rates forecast to peak end-2023, new property launches like Lentor Hills Residences will avoid the full impact of rising financing cost as the bulk of payments (on a progressive basis) will take place when interest rates are likely to have eased.

This will also provide property buyers with the opportunity to refinance their home loans to take advantage of the lower rates.


Lastly, let's see how 99-year leasehold private condos have performed in District 25 (Admiralty & Woodlands), District 26 (Upper Thomson, Springleaf & Lentor), and District 27 (Sembawang & Yishun) over the latest 10-year period. These districts are chosen due to their proximity to each other.

Price Trend Between District 25, 26, & 27

Price Trend Between Districts 25, 26 and 27

As can be seen, the following are the average price gains over the last 10-year period:

  • District 25: 28.3%
  • District 26: 17.4%
  • District 27: 46.13%

Although it seems that District 27 have outperformed the other two, it must be noted that this is primarily due to new property launches such as The Watergardens on 29 August 2019 and The Commodore on 27 November 2021 which are sold at higher prices.

We can similarly see a spike in District 26 when prices of Lentor Modern have been factored in. The acceleration in property prices in OCR clearly shows that suburban developments can offer a viable investment option as the transformation in these regions kicks in.

While the transformation is still in its nascent stage, it will provide property investors with the first-mover advantage.

If you have any queries about property investment or to receive updates on Lentor Hills Residences, please WhatsApp Me.


Other Property Reviews

Below are other new property launches you may be interested in:


Core Central Region (CCR)


Rest of Central Region (RCR)


Outside Central Region (OCR)

To find more details of new launches, please refer to project information.


Posted in Outside Central Region, New Properties.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.