Lentoria, a 99-year leasehold condo near Lentor MRT station

Lentoria Condo Review & Analysis: 10 Key Selling Points

This is a review of Lentoria, a 99-year leasehold condo development located at Lentor Hills Road in Singapore’s District 26. It will be developed by TID, a joint venture between the Hong Leong Group and Mitsui Fudosan.

The 116,456 sq ft (10,819.04 sq m) site is one of seven land parcels that have been offered under the government land sales (GLS) programme in the Lentor precinct in the last two years.

The project, which is about a 6-minute walk from the Lentor MRT station on the Thomson-East Coast Line (TE5), will offer 267 units of 1- to 4-bedrooms.

This review of Lentoria seeks to offer an unbiased evaluation of the following:

For the latest updates on Lentoria condo or the property market in Singapore and its investment prospects, please feel free to WhatsApp me.

Lentoria Condo Fact Sheet

Project NameLentoria
Type of Development2 blocks of 17-storeys & 1 block of 8-storeys residential towers (total 267 units) with basement carparks and communal facilities on Lot 05407W MK 20 at Lentor Hills Road (Anf Mo Kio Planning Area)
Address32 Lentor Hills Road
36 Lentor Hills Road
38 Lentor Hills Road
DeveloperLentor View Pte Ltd
[c/o TID Pte. Ltd. (A JV between Hong Leong Group and Mitsui Fudosan)]
Tenure99-year leasehold from 19 December 2022
Site AreaApproximately 10,819 sq m (116,456 sq ft)
Gross Floor Area244,558 sq ft (22,720 sq m)
Plot Ratio2.1
Number of Units267 residential units
Estimated TOP2027
Parking LotsCars – 227 (Inclusive of 3 EV Charging Stations)
Accessible Lots – 3
Bicycle – 101
Expected Date of Vacant Possession2 July 2027
Expected Date of Legal Completion2 July 2030
Main ContractorLian Beng Construction (1988) Pte Ltd
ArchitectDP Architects Pte Ltd
C&S EngineerP & T Consultants Pte Ltd
M&E EngineerBELMACS Pte Ltd
Landscape ConsultantDP Green Pte Ltd
Sales EnquiryClick here
Project Interior DesignIndex Design Pte Ltd
Conveyance SolicitorFoo & Quek LLC
Project AccountBank Name: Sumitomo Mitsui Banking Corporation
Bank Branch: Singapore Branch
Bank Address: 88 Market Street #33-01 Capita Spring S048948
Account Name: Lentor View Pte Ltd – Project Account
Address: 16 Raffles Quay #40-01 Hong Leong Building S048541
Bank Code: 7472
Swift Code: SMBCSGSG
Project Account Number: 10588400
Cheque Payment: Sumitomo Mitsui Banking Corporation for
Project Account Number: 10588400 of Lentor View Pte Ltd


Why Invest in Lentoria?

  1. Jointly developed by Hong Leong Group and Mitsui Fudosan, two real estate conglomerates with excellent track records of building quality homes
  2. Located within an idyllic and new private residential enclave
  3. A green living environment with new parks, and seamless pedestrian and cycling connectivity planned around a hillock
  4. A short drive to several nature parks which will encourage a more active outdoor lifestyle
  5. 6 minutes walk from the Lentor MRT station on the Thomson-East Coast Line (TE5) Line
  6. Direct train excess to Orchard Road (only 6 stops away)
  7. Proximity to major expressways such as the upcoming North-South Corridor (NSC), Seletar Expressway (SLE), and Central Expressway (CTE) offers faster journeys when travelling around Singapore
  8. Convenient access to shopping malls and amenities, as well as childcare facilities
  9. Proximity to good schools, including international schools
  10. Promising investment potential amid the major transformation of the North Region

Who is the Developer of Lentoria Condo?

The developer for Lentoria condo is TID Pte Ltd, a joint venture between the Hong Leong Group and Mitsui Fudosan, two leading property developers in Singapore and Japan.

Established in 1972, TID has completed over 39 real estate projects, including residential, commercial, and industrial properties. The company is known for its innovative designs and high-quality construction, and its projects have won numerous awards.

Some of the projects it has undertaken include One-North Eden, Piermont Grand EC, Nathan Suites, and The Oceanfront @ Sentosa Cove.


What are the Prices for Lentoria?

During Lentoria's launch weekend over March 2-3, developer TID sold 50 units (18.7%) of its latest project at an average price of $2,120 psf.  2- and 3-bedroom premium units accounted for over 40% of the sales in the 267-unit project.

Lentoria's average selling price is slightly higher than recent property launches in the precinct such as Lentor Hills Residences and Hillock Green, which were sold at $2,080 psf and $2,108 psf respectively.

Lentoria, which offers a mix of 1- to 4-bedrooms, started from $1,965 psf during its launch. The starting price for a 1-bedroom unit was $1.19 million ($2,190 psf), 2-bedroom units from $1.44 million ($1,965 psf) and 3-bedroom units from $1.85 million ($1,974 psf).

During the government land sale (GLS), the 116,456 sq ft (10,819.04 sq m) site was awarded to TID on 13 September 2022. With its top bid of $276.36 million, this works out to a land rate of $1,130 psf per plot ratio (psf ppr). This is the second-highest land cost of the six land plots that have been tendered under the government land sales (GLS) in the new Lentor private residential enclave so far (see below):

  1. Lentor Central (Lentor Modern): $1,204 psf ppr
  2. Lentor Hills Road Parcel B (Lentoria): $1,130 psf ppr
  3. Lentor Central (Hillock Green): $1,108 psf ppr
  4. Lentor Hills Road Parcel A (Lentor Hills Residences): $1,060 psf ppr
  5. Lentor Gardens (Lentor Mansion): $985 psf ppr
  6. Lentor Central (Unnamed development): $927 psf ppr


Where is Lentoria Located?

Lentoria Location

Lentoria Location

Lentoria is located in the northeastern part of Singapore, with the Lentor MRT station on the Thomson-East Coast Line (TE5) about a 6-minute walk from the development. It is also near several major expressways, with the upcoming North-South Corridor (NSC), Seletar Expressway (SLE), and Central Expressway (CTE) just 3-5 minute drive away.

Diagonally across it towards the north is Lentor Hills Residences while Lentor Modern, an integrated development with a retail mall consisting of a 12,000 sq ft supermarket, 10,000 sq ft childcare centre, and a variety of F&B outlets, is slightly further ahead.

Towards its south across Yio Chu Kang Road are some HDB flats, while its West and South-West faces low-rise and landed housing, which will offer unblocked views towards Thomson Nature Park.

The area is generally quiet with lots of greenery and near Hillock Park, a major green lung in the precinct that will provide a variety of recreational and leisure facilities for residents. These will include a playground, fitness corner, jogging tracks, and cycling paths that link to the Teachers Estate, Lentor MRT station, and surrounding amenities.

Next to Lentoria condo is a land plot that is currently listed as “subject to detailed planning”. In URA lingo, it means the plot ratio and land use have not been determined yet. However, given the large number of residential units that will be coming up in the area, there is a strong possibility that a commercial development could be built to support the burgeoning housing estate.


Nature Parks Near Lentoria Condo

Lentoria condo is surrounded by several nature parks that will encourage residents to adopt a more active outdoor lifestyle while offering a tranquil living environment. Some of the nearby nature parks include:

Lower Peirce Reservoir Park: A 6-hectare park located in the Central Catchment Nature Reserve, it is home to a mature secondary rainforest and a 900-metre boardwalk. It is a popular place for taking a stroll, going on a jog or cycling, or simply relaxing and enjoying the scenery.

Sembawang Hot Spring Park: The only natural hot spring in Singapore, this park offers a unique outdoor experience. It features a cascading pool and foot bath which is believed to have curative and medicinal properties.

Lower Pierce Reservoir Park is near Lentoria Condo

Lower Pierce Reservoir Park

Sembawang Hot Spring Park is near Lentoria

Sembawang Hot Spring Park

Windsor Nature Park: A 75-hectare park located in the Upper Thomson area, it is a green buffer for the Central Catchment Nature Reserve. It is home to a variety of wildlife, including monkeys, squirrels, and birds. Visitors can also explore the park through hiking trails and a canopy walkway.

Springleaf Nature Park: Despite its relatively small area (a mere 6 hectares), it boasts an impressive biodiversity of over 80 species of resident and migratory birds, owing to its proximity to the Central Catchment Nature Reserve. These include the White-throated Kingfisher, Blue-tailed Bee-eater, and Rose-ringed Parakeet. Unsurprisingly, it is a popular destination for birdwatching besides having a picnic or a leisurely day out for some quiet contemplation.

Lentoria Condo Review - Windsor Nature Park is near the condo

Windsor Nature Park

Springleaf Nature Park is a short drive from Lentoria

Springleaf Nature Park

Excellent Transport Connectivity

With Lentoria only a 6-minute walk from the Lentor MRT station (TE5) on the Thomson-East Coast Line, residents will enjoy direct access to Downtown Singapore such as Orchard, Shenton Way, and Marina Bay.

Lentor MRT station is a 6-minute walk from Lentoria

MRT Stations Near Lentoria

There are also several MRT interchanges near Lentoria, which include:

  • Bright Hill, an interchange between Thomson-East Coast and Cross Island Lines (2 stops)
  • Caldecott, an interchange between Thomson-East Coast and Circle Lines (4 stops)
  • Woodlands, an interchange between Thomson-East Coast and North-South Lines (3 stops)

In the future, the Thomson-East Coast Line will be expanded all the way to Changi Airport, but this is only expected to be completed by 2040.


Proximity to Major Expressways

Lentoria Condo Review: North-South Corridor stretches from Woodlands to East Coast Parkway

North-South Corridor

Furthermore, Lentoria is only 3-5 minutes drive to three major expressways:

  • North-South Corridor (NSC)
  • Central Expressway (CTE)
  • Seletar Expressway (SLE)

The North-South Corridor (NSC) will be Singapore’s longest transit priority corridor consisting of a 21.5 km long expressway and 12.3 km long tunnel. Running parallel to the CTE, the viaduct portion from Admiralty Road West to Lentor Avenue is targeted to open in 2027 and the tunnels from Lentor Avenue to East Coast Parkway in 2029.

When completed, it is expected to reduce travel times between the north and south of Singapore by up to 30 minutes.

If you are driving, these expressways will provide quick and convenient access to different parts of Singapore, including the Central Business District (CBD) and Changi Airport. They will also help to significantly reduce travel time, adding to the appeal of Lentoria.

Meanwhile, the bus stops along Yio Chu Kang Road are just 2-3 minutes walk from the development.

With this extensive public transport network, residents can easily commute to work, schools, and recreational areas. This will appeal to both homebuyers and property investors by providing them with convenience and a better quality of life.


Convenient Access to Shopping Malls and Amenities

Residents of Lentoria will enjoy convenient access to a plethora of amenities. For shopping, the nearest is the Lentor Modern Mall located less than 350m away. The mall will comprise a 12,000 sq ft supermarket, a 10,000 sq ft childcare centre, and a variety of F&B outlets.

There will be another infant and childcare centre at Lentor Hills Residences nearby.

The other shopping malls near Lentoria include:

Thomson Plaza: 3 stops from Lentor MRT station, it has three shopping levels. It is home to over 180 tenants which include FairPrice Finest, Yamaha Music School, Sushi Tei, Swensen's, DAISO Japan, KFC, Pizza Hut, and Koufu food court.

Causeway Point: Also 3 stops from Lentor MRT station but in the opposite direction, it has 7 shopping levels. It is home to over 250 tenants that include major department stores such as Metro, Courts, and Challenger. In addition, there are a plethora of fashion boutiques, F&B outlets, 2 supermarkets (Fairprice Finest & Shine), a cineplex and a children's water playground, among many others.

Together, these shopping malls offer residents of Lentoria a retail ecosystem where they can indulge in a diverse range of leisure, recreation, entertainment and dining options without the need to travel all the way to the city.

Thomson Plaza is three MRT stations from Lentoria condo

Thomson Plaza

Lentoria is 3 MRT stations from Causeway Point Shopping Centre

Causeway Point

Schools Near Lentoria Condo

If you have school-going children, Lentoria condo offers a good choice of schools for consideration. Families who have young children entering primary schools will benefit from the Ministry of Education’s distance-based priority admission system as there are several of them located within a 2 km radius of the development.

In addition, according to a study by the NUS Institute of Real Estate Studies, properties located near schools have been found to command a price premium. In fact, properties near prestigious schools are especially sought after in Singapore.

Below is a list of Primary schools located with a 2 km radius of Lentoria condo:

Primary Schools Within 1 km Radius

  • Andersen Primary School
  • CHIJ St Nicholas Girls’ School
  • Mayflower Primary School

Primary School Within a 1-2 km Radius

  • Ang Mo Kio Primary School
Andersen Primary School is located within a 1 km radius of Lentoria

Andersen Primary School

CHIJ St Nicholas Girls' School is located within a 1 km radius of Lentoria condo

CHIJ St Nicholas Girls' School

Secondary Schools And Junior Colleges

There are also several secondary and post-secondary educational institutions near Lentoria. These include Raffles Girls’ School, Raffles Institution, Presbyterian High School, CHIJ St Nicholas Girls’ School, Anderson Serangoon Junior College, and Nanyang Polytechnic. All of them are just 5-20 minutes drive from the development.

Besides the above-mentioned, many highly sought-after schools and junior colleges along the Bukit Timah/Dunearn Road can be easily reached via MRT. These educational institutions include the following:

  • Methodist Girls’ School
  • Singapore Chinese Girls’ School
  • Nanyang Girls’ High School
  • Chinese High School
  • Hwa Chong Institution
  • National Junior College
Lentoria is located near Anderson Serangoon Junior College

Anderson Serangoon Junior College

Nanyang Polytechnic is a short drive from Lentoria

Nanyang Polytechnic

International Schools

Lentoria condo will also benefit from its proximity to several international schools, especially those looking for investment. This is because it will attract expatriates with school-going children working in the North Region, which is undergoing a major transformation into an important economic and employment hub (more below).

Following the hefty hike in ABSD for foreigners buying a residential property in Singapore on 27 April 2023, which doubled from 30% to 60%, this will force most expatriates looking for accommodation to rent instead of purchasing a property.

With several international schools just 13-19 minutes drive away, a development like Lentoria will appeal to them. Some of these international schools include the following:

  • Sir Manasseh Meyer International School at Sembawang
  • XCL World Academy at Yishun
  • Singapore American School at Woodlands


Transformation of North Region Offers Promising Investment Potential

The transformation of the North Region includes several major developments that are expected to have a positive impact on the property market by creating significant job opportunities. In turn, this will attract demand for housing. The following are some of the key projects that are underway:

Woodlands Regional Centre: To be developed into the biggest regional centre in the North Region, it is expected to create new jobs and attract businesses and industries. This will increase demand for housing in the region, which could benefit properties like Lentoria as it is only 3 MRT stations away.

North Coast Innovation Corridor (NCIC): By connecting the Woodlands Regional Centre to the upcoming Seletar Regional Centre and Punggol Digital District. This will create a vibrant and interconnected ecosystem that will drive economic growth and innovation in the North Region, especially for industrialists and enterprises that have business connections to Malaysia.

Woodlands Regional Centre is 3 MRT stations from Lentoria

Woodlands Regional Centre

Lentoria Condo Review - North Coast Innovation Corridor

North Coast Innovation Corridor (NCIC)

Redevelopment of Sembawang Shipyard: Once it is fully relocated to Tuas by 2024, the area will be developed into a new waterfront precinct with residential, commercial, and recreational developments. This will further improve the area's profile and make it a more desirable place to live, work, and play. With Lentoria located just a 20-minute drive from the shipyard, it is likely to benefit from this development.

Development of the Singapore-Johore RTS: The Rapid Transit System (RTS) is a major project that offers a fast and convenient commute between the two countries. Targeted to be completed by 2026, it is expected to stimulate economic activities and create new job opportunities. With Singapore’s terminus located at Woodlands North MRT station just four stations away, a property like Lentoria could potentially benefit from the increased demand for housing.

Lentoria is a short drive from Sembawang Shipyard,  which will be redeveloped into a mixed-use waterfront precinct

Sembawang Shipyard

The development of the Singapore-Johor Rapid Transit System (RTS) will benefit Lentoria by lifting property values

Singapore-Johor Rapid Transit System (RTS)

Overall, the transformation of the North Region is a positive development that will benefit properties in the North Region. Lentoria is well-positioned to capitalise on these developments, as it is located in a strategic and fast-growing area surrounded by major growth drivers.


Review Conclusion - An Investment Perspective

In summary, Lentoria condo can be attractive for homeowners or property investors for the following reasons:

  • Well-connected with public transportation, with Lentor MRT station just 6 minutes walk from the development
  • Surrounded by amenities, such as schools, shopping malls, and parks
  • A green and pleasant living environment
  • The major transformation of the North Region will increase its vibrancy and create significant job opportunities, thereby increasing the demand for properties

However, given the large number of developments coming up in the new Lentor private residential precinct (seven developments in close proximity offering approximately 3,443 residential units in total), there will naturally be concerns about over-supply and competition.

Lentor Government Land Sale Sites and Land Cost

Lentor Government Land Sale Sites and Land Cost

This could potentially affect Lentoria's capital investment potential. Hence, it is important for you to consider its entry price vis-à-vis the other nearby developments. As mentioned earlier, Lentoria has the second-highest land cost ($1,130 psf ppr) of the six land plots tendered so far (as of 12 September 2023), which could potentially make it less appealing in terms of pricing.

Furthermore, it will face stiff competition from the two upcoming developments at the Lentor Gardens and Lentor Central sites, which have a lower land cost of $985 psf ppr and $982 psf ppr respectively.

And judging from the rather tepid responses to recent new launches such as Lakegarden Residences, The Myst, Pinetree Hill, and TMW Maxwell, Lentoria could encounter similar challenges as potential homebuyers and property investors adopt a more cautious approach, taking their time to thoroughly evaluate the various available options.

Additionally, upcoming new launches such as Hillhaven at Hillview, Watten House at Bukit Timah, and Marina View Residences will add to the supply concerns.

Nevertheless, as Lentoria is the smallest development in the Lentor precinct, this could appeal to those looking for more exclusivity.

If you wish to receive the latest update on Lentoria, please WhatsApp me.


Besides Lentoria, you may also be interested in these new property launches:


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.