Lentor Gardens sells 54% on day one. The mix tells the story

Lentor Gardens Residences sold 270 of its 499 condo units, or 54%, on its launch day on July 18 at an average of $2,350 psf, developer Kingsford Group said. For the seventh project in one estate, the more telling numbers are in what sold first.

This is the follow-up to a story we covered at the preview stage: Kingsford’s project sits on the cheapest land in the Lentor Hills estate, and the launch was the test of whether buyers would keep showing up for a precinct on its seventh condo. They did.

What happened

Kingsford reported 270 of 499 condominium units sold on Saturday, July 18, at an average price of $2,350 psf. All three strata retail shops in the development were also taken up, at an average of $2,550 psf. The three strata terraced houses are excluded from the launch-day count. Singaporeans made up 91% of buyers, with permanent residents and foreigners accounting for the rest.

The project comprises three 16-storey blocks and one 8-storey block on a 222,161 sq ft, 99-year leasehold site near Lentor MRT on the Thomson-East Coast Line, plus the three terraced houses. The developer expects the temporary occupation permit in December 2030.

Three-bedders led launch-day sales, with two-bedders close behind. Source: Kingsford Group.

Three-bedroom units took 42% of launch-day sales, two-bedders 40% and four-bedders 18%, according to Kingsford.

The mix is the real signal

Justin Quek, deputy group CEO of Realion Group, noted that the buyer profile was dominated by young couples buying a first home, and young singles supported by their parents. The pattern in what sold fastest backs that up: both compact three-bedroom tiers, 15 units each, were fully taken within hours, at average prices of $2.05 million to $2.21 million. Quek described that quantum as palatable for buyers who want functional family space.

The compact three-bedroom tiers sold out within hours; premium tiers moved slower. Source: Realion Group.

Buyers also paid up for space where it mattered: two-bedroom premium units reached 93% take-up and three-bedroom premium 79%, per Realion. The slowest movers were the largest, most expensive tiers, which is the usual pattern when first-timers rather than investors drive a launch.

Context: the Lentor experiment is nearly complete

PropNex CEO Kelvin Fong called the result a solid outcome for a seventh project in one locale, and pointed out that the six earlier Lentor Hills launches have collectively sold about 99.2% of their 2,954 units based on caveats lodged up to July 4. Fewer than 30 units remained unsold across those six projects, according to ERA CEO Marcus Chu.

Part of the story is proof of concept. Mark Yip, CEO of Huttons Asia, observed that buyers who hesitated when Lentor was introduced in 2022 have returned now that Lentor Modern and its integrated mall are complete. Early Lentor Modern buyers are sitting on average gains above $300,000 by Huttons’ count, with sub-sale prices near $2,600 psf.

ERA also traced where demand comes from: HDB upgraders from neighbouring Ang Mo Kio, where about 79 flats crossed the million-dollar mark in the first half of 2026, close to the roughly 80 recorded in all of last year, plus owners of nearby landed homes looking to right-size without leaving the area.

One more launch is coming. An eighth Lentor parcel was awarded in March to a GuocoLand, Hong Leong Holdings and TID joint venture, good for about 560 units and expected to launch next year. That will take the estate to roughly 4,000 homes.

There is a value angle behind Kingsford’s pricing room. The Lentor Gardens site cost $920 psf per plot ratio at its April 2025 tender award, the lowest land rate in the estate, while some recent suburban government land sites have crossed $1,300 psf ppr. Cheaper land gives the developer more flexibility on price than rivals who bought later and dearer.

What this means for you

• If you were waiting for Lentor to “prove itself”: the estate is now 99% sold across its first six projects, with the seventh more than half sold in a weekend. The discovery discount for early believers is largely gone.
• If you are eyeing a unit here: the compact three-bedders, the best value-per-function tiers, went first. What remains skews toward premium and larger formats at higher quantums.
• If you are choosing between Lentor now and the GuocoLand-led project next year: that eighth site was bought at a higher land cost, which tends to show up in launch pricing. Kingsford’s low land cost is what funds its flexibility.
• If you are an Ang Mo Kio upgrader: you are not alone. Million-dollar HDB resales in the town are running at nearly double last year’s pace, and that equity is exactly what is feeding demand next door.