The Lentor Gardens Residences Review

District 26 · Outside Central Region (OCR) · New Launch 2026· Buy Condo Insights

Overview

Lentor Gardens Residences is the seventh residential launch to emerge from the master-planned Lentor Hills estate in District 26, and it arrives with a distinctly different story from the six new launch condominiums that came before it. Developed by Kingsford Huray Development on a Government Land Sales site awarded in April 2025, the project sits on Lentor Garden road frontage bordering Lentor Hillock Park, comprising four low-and-mid-rise blocks plus three strata terrace houses across 499 residential units. Unlike its precinct neighbours, which were all built using Prefabricated Prefinished Volumetric Construction (PPVC), Lentor Gardens Residences is the only non-PPVC development in the estate — a design choice that developers and agents have positioned as a point of differentiation for finishing quality and layout flexibility.

The project’s public preview opened on 4 July 2026, with the official booking and balloting day scheduled for 18 July 2026. This means the price list, unit choices, and take-up rate discussed in this report are based on pre-launch indicative pricing and early preview listings rather than confirmed transaction data — a distinction we flag clearly throughout. What is already clear is the project’s positioning: it was won at the lowest land cost of any site in the entire Lentor Hills precinct, which gives Kingsford meaningful room to price competitively against a run of neighbouring launches that have sold out at progressively higher prices since 2022. For buyers evaluating whether to join the queue on 18 July, this report breaks down the unit mix, pricing logic, connectivity, developer track record, and how Lentor Gardens Residences stacks up against its six precinct predecessors.

Project at a Glance – The Lentor Gardens Residences Review

Unit Mix -The Lentor Gardens Residences Review

The unit mix at Lentor Gardens Residences skews toward compact, investor- and small-family-friendly layouts, with more than half the development made up of 2-bedroom units. This is broadly consistent with the mix seen at other Lentor precinct launches, which have leaned on smaller quantum units to stay accessible amid rising absolute prices. The 3-bedroom and 4-bedroom tiers cater to upgrading families, while three 5-bedroom strata terrace houses offer a rare landed-style alternative within a condominium development — a configuration not available at any of the six earlier Lentor launches.

Note: some marketing materials additionally reference 1-Bedroom+Study and 2-Bedroom Compact layouts as “coming soon” at preview; final configurations are confirmed at the 18 July 2026 booking day.

Location & Connectivity

The project’s single biggest locational advantage is its walkability to Lentor MRT station on the Thomson-East Coast Line, which puts residents on a direct, transfer-free run into Orchard Road, the CBD, and Marina Bay — a commuting profile that has underpinned strong demand across the entire Lentor Hills estate since Lentor Modern’s launch in 2022. Ground-floor retail at Lentor Modern Mall sits roughly a two-minute walk away, covering daily needs such as a supermarket, F&B outlets, and clinics, while the development’s direct green link into Lentor Hillock Park gives residents immediate access to nature without needing to leave the estate. Families will also find a dense cluster of established schools within a short radius.

School Catchment

• Anderson Primary School — approximately 0.81km away, placing it within the 1km home-school priority admission radius.
• CHIJ St. Nicholas Girls’ School — approximately 1.2km away, within the wider 1km–2km priority band.
• Mayflower Primary School — located in the immediate neighbourhood.
• Presbyterian High School, Anderson Serangoon Junior College, and Nanyang Polytechnic — nearby secondary and tertiary options.

For families prioritising school catchment in their property search, the proximity to Anderson Primary in particular is a meaningful factor under Singapore’s balloting rules for home-school distance priority.

Pricing

Kingsford Huray Development secured the Lentor Gardens site in April 2025 for S$429.23 million, translating to S$920 per square foot per plot ratio (psf ppr) — against a second-place bid of S$905 psf ppr from a Hong Leong / TID / CSC Land consortium, just 1.66% lower. Two bids were submitted in total. Indicative pricing at preview points to launch PSF in the region of S$2,050–S$2,350, though the confirmed developer price list is only finalised around the 18 July 2026 booking day, so all figures below should be treated as pre-launch estimates rather than transacted prices.

Indicative pricing based on developer marketing materials and early preview listings as of 4 July 2026. Actual prices are subject to change and are confirmed only at the 18 July 2026 booking day. Buyers should independently verify current pricing — our home value estimate tool can help benchmark indicative quanta against comparable transactions.

Land Cost Advantage

The single most important number in this report is S$920 psf ppr — the land price Kingsford paid for the site. It is the lowest land cost of any Government Land Sales parcel in the entire Lentor Hills estate, sitting 6.3% below the previous Lentor site and roughly S$358 psf below the neighbouring Lentor Central Plot 4 parcel, which was subsequently awarded at S$1,278 psf ppr. In practical terms, this gives Kingsford considerably more pricing flexibility than GuocoLand, Hong Leong, or their joint-venture partners had when they launched Lentor Modern, Lentor Hills Residences, Lentoria, Lentor Mansion, and Lentor Central Residences at progressively higher land costs between 2022 and 2025. A lower land basis does not guarantee a lower launch PSF, since construction costs, financing, and margin expectations all factor into the eventual price list — but it materially widens the range within which Kingsford can price competitively while preserving margin, which is a genuine structural advantage over every other project in the estate.

The Developer

Kingsford Group is a Hong Kong / China–headquartered developer with roots in Shenyang, China. Its Singapore development arm, Kingsford Development (also operating as Kingsford Huray Development), was incorporated in 2011 and is helmed by Cui Zhengfeng, a Chinese-national-turned-Singaporean businessman. Over the past decade Kingsford has delivered more than 3,500 residential units locally, including Kingsford Hillview Peak (512 units, D23, completed 2016/2018), Kingsford Waterbay (1,165 units, Upper Serangoon View, completed 2018/2019), and its flagship Normanton Park (1,862 units, D05, completed 2023/2024) — at the time one of the largest mega-scale condominium developments in Singapore. The group is also behind ongoing projects including The Hill @ One-North, Chuan Park, and One Marina Gardens. Its accolades include the Singapore Prestige Brand Award for Global Brands (2019) and Best Mega-Scale Condo Development at the PropertyGuru Asia Property Awards 2021 for Normanton Park. Buyers comparing developer pedigree across the condo directory will find Kingsford positioned as a high-volume, experienced mass-market developer rather than a boutique or ultra-premium builder.

In fairness to prospective buyers, Kingsford’s track record is not without blemish, and it is worth weighing this honestly rather than glossing over it. In July 2017, Kingsford Construction was fined S$130,000 by the Ministry of Manpower for repeated workplace-safety lapses at Hillview Peak. In December 2017, a stop-work order was issued at Kingsford Waterbay over building-control deviations, which were subsequently rectified. And in January 2019, the Controller of Housing issued a no-sale licence for Normanton Park, requiring the project to obtain BCA Quality Mark certification before further units could be sold — a restriction that was later lifted, with all 1,862 units eventually sold by July 2022. None of these issues are unique to Kingsford in an industry where safety and quality lapses do occur, and Normanton Park’s architect, P&T Consultants, is the same firm engaged for Lentor Gardens Residences. Still, buyers weighing Kingsford against the GuocoLand and Hong Leong pedigree of the other six Lentor precinct developers should factor this history into their due diligence rather than treat it as a non-issue.

Comparable New Launches

Lentor Gardens Residences is the seventh residential condo launch in the master-planned Lentor Hills estate, joining six precinct predecessors that have collectively demonstrated remarkably strong absorption. As of March 2026, those six earlier launches — totalling 2,954 units — were approximately 99% sold, with only around 44 units left unsold across the entire precinct. Lentor Mansion holds the record for the highest average price achieved in the estate to date, at roughly S$2,257 psf.

The PSF progression chart above tells the core story of this precinct: average launch prices have climbed in almost every successive release since Lentor Modern opened the estate in September 2022 at roughly $1,856 psf, reaching over $2,200 psf by the time Lentor Central Residences launched in March 2025. Lentor Gardens Residences enters this run with by far the lowest land cost of the seven sites, which is the main reason analysts expect its pricing to remain broadly competitive with, rather than well above, its immediate predecessors.

Figures for prior launches reflect average launch PSF at time of sale and are not directly comparable to current resale pricing, which has generally appreciated further. Lentor Gardens Residences figures are pre-launch analyst estimates pending the 18 July 2026 booking day.

Singapore Property Market Context

Singapore’s private residential market has continued its steady climb into 2026, with the Outside Central Region — the segment Lentor Gardens Residences belongs to — leading the pack. In URA’s Q1 2026 flash estimate, non-landed OCR prices rose 1.3% quarter-on-quarter, up from 1.0% in Q4 2025 and ahead of both the Rest of Central Region (+0.9%) and Core Central Region (+0.4%). Overall private residential prices rose 0.9% q-o-q in the full Q1 2026 release, even as sale transaction volumes fell around 40% quarter-on-quarter to 4,041 units — a sign of a market that is still appreciating in price even as buyers become more selective on volume.

OCR has structurally outperformed the Core Central Region since 2020, and this divergence has continued into 2026 — a trend that directly benefits D26 projects like Lentor Gardens Residences.

Supply Pipeline in Lentor

Lentor Gardens is the seventh Government Land Sales parcel released within the Lentor Hills estate, a precinct designed to eventually yield around 3,500 private homes in total. With six prior launches (2,954 units) already around 99% sold, Lentor Gardens Residences adds roughly 500 more units to a pipeline that CBRE has described as carrying “manageable” unsold inventory. Buyers should also be aware of nearby competing supply: the Upper Thomson Road (Parcel B) site at Springleaf, one MRT stop away, will add approximately 940 more units, bringing total stock within a 2km radius to around 4,390 units. An eighth parcel, Lentor Central Plot 4, was subsequently awarded in 2026 at S$1,278 psf ppr — reinforcing just how comparatively attractive Kingsford’s $920 psf ppr land cost looks. Buyers tracking the broader new launches completing in 2026 and those with a longer horizon eyeing projects due to TOP around 2029 should factor this concentrated supply into their resale and rental planning.

Cooling Measures (Active as of Mid-2026)

These settings have been unchanged since April 2023 (ABSD) and July 2025 (SSD), with no relaxation signalled through mid-2026 and Budget 2026 introducing no new property tax changes. Foreign buyers and returning Singaporeans evaluating a purchase here should budget for the 60% ABSD rate where applicable — our guide on relocating to Singapore and working with a property consultant covers how foreign buyers typically structure purchases around these settings.

Investment Return Analysis

For landlords and yield-focused buyers, OCR condominiums generally deliver gross rental yields in the region of 3.0%–4.5%, with most mature OCR towns clustering around 3.0%–3.5% and net yields typically running 2.2%–3.8% after costs. District 26 specifically has been tracked at approximately 3.1% gross yield, with average rents for a 2-bedroom unit in the area around S$3,000 per month. Within the Lentor precinct itself, resale yield estimates for completed projects range roughly 2.8%–3.8% gross.

Property Manager in Singapore.

Those tracking comparable listings can browse current condo rental listings across Singapore to benchmark achievable rents once Lentor Gardens Residences reaches TOP. On the capital appreciation side, the precinct has a strong track record: Lentor Modern’s subsale median of $2,408 psf in 2025–2026 represents roughly 14.2% appreciation over its primary launch median of $2,108 psf, with some estimates citing up to 21% appreciation post-TOP. Lentor Mansion has appreciated by an estimated 15%+ from launch, while Lentor Hills Residences has appreciated roughly 8–10%. Longer-term, OCR-wide 10-year appreciation projections range from approximately +45% to +75%, though individual project performance will vary with supply absorption and broader market cycles.

Illustrative Return Scenarios

The figures below are illustrative planning scenarios based on precinct historical trends, not guarantees or forecasts. They assume a 2-bedroom unit purchased at an indicative $2,100 psf and are for illustration only.

Risks to Consider

1. Developer Track-Record and Quality Perception

As discussed above, Kingsford’s history includes a 2017 MOM safety fine at Hillview Peak, a 2017 stop-work order at Kingsford Waterbay, and a 2019 no-sale licence at Normanton Park pending BCA Quality Mark certification. While these issues were resolved and Normanton Park ultimately sold out, this history represents a reputational overhang relative to the GuocoLand and Hong Leong pedigree behind all six other Lentor precinct developments.

2. Supply Saturation and Competition

With roughly 4,390 units expected within a 2km radius — including the ~940-unit Springleaf site at Upper Thomson and the pricier Lentor Central Plot 4 next door — rental and resale competition is likely to intensify as multiple projects reach TOP between roughly 2027 and 2030.

3. Resale-Price and Timing Risk

With TOP expected around 2029–2030, buyers are committing to a multi-year holding period before the unit is tenantable or sellable with vacant possession. Any softening in the Lentor resale market ahead of completion would pressure the entry-price investment thesis.

4. Pricing Uncertainty at Entry

The official price list is only confirmed at or after the 4 July 2026 preview and finalised at the 18 July 2026 booking day. All PSF and quantum figures cited in this report — including our own — are provisional analyst estimates until that point.

5. Exit-Cost (SSD) and Yield Compression Risk

Buyers purchasing after 4 July 2025 are subject to a 4-year Seller’s Stamp Duty holding period (up to 16% in year one), which constrains short-term flipping given the project’s TOP timeline. Separately, D26’s current gross rental yields of around 3.1% are already relatively modest by OCR standards, and the substantial incoming supply pipeline could compress yields further by 2028–2029 as more units complete simultaneously. Landlords should also factor in potential vacancy periods when several competing projects TOP around the same window — our property management services guide covers how to plan for tenant turnover and vacancy risk in supply-heavy micro-markets like Lentor.

Dunearn House Review | New Launch Condo

BuyCondo.sg Verdict

This article is for general information purposes only and does not constitute financial or investment advice. Pricing, unit availability, and take-up figures for Lentor Gardens Residences are pre-launch estimates as of early July 2026 and are subject to change ahead of and after the 18 July 2026 booking day. Prospective buyers should conduct independent due diligence and verify current figures directly with the developer or a licensed property agent before making any purchase decision. For more market commentary, visit the BuyCondo.sg blog.

Data reference: URA Media Release PR26-26 — Q1 2026 OCR Non-Landed Prices +1.3% q-o-q