Lentor Gardens Residences previews at $2,350 psf on cheapest site

Kingsford Group says 5,000 visitors walked through the Lentor Gardens Residences preview over July 4 and 5, ahead of sales bookings on July 18. The 502-unit project carries an indicative average of $2,350 psf, and it sits on the cheapest land any developer has bought in the Lentor Hills estate.

What happened

The public preview for Lentor Gardens Residences opened on July 4, with the developer reporting 5,000 visitors across the first weekend. Bookings begin two weeks after the preview opened, on July 18.

The 99-year leasehold project is the seventh private residential development in the Lentor Hills estate. It comprises four towers, three of 16 storeys and one of eight, holding two to four bedroom units, plus three strata terrace houses with five bedrooms. Kingsford has indicated an average selling price of $2,350 psf. The condo is expected to receive its temporary occupation permit in the third quarter of 2029.

The site itself is the story for value hunters. URA awarded the 20,639.4 sqm (about 222,000 sq ft) Lentor Gardens plot to Kingsford Huray Development on 3 April 2025 for $429.23 million, which works out to about $920 psf per plot ratio. That is the lowest land rate in the estate to date, and it faced only one rival bid, from a Hong Leong-led consortium at a reported $905 psf ppr.

Kingsford’s $920 psf ppr is the lowest land rate in the Lentor Hills estate; the newest site went 39% higher. Source: URA tender results; earlier rates as reported at award

Context: the land-cost ladder is climbing again

Earlier Lentor sites were bought at reported rates of $1,204 psf ppr (Lentor Modern), $1,129 (Lentoria), $1,108 (Hillock Green) and $985 (Lentor Mansion). Then came a cooling in land bids, which is how Kingsford picked up its plot at $920 in April 2025.

The direction has since reversed sharply. In March 2026, URA awarded the newest Lentor Central site to a GuocoLand, Intrepid Investments and TID consortium for $657.1 million, about $1,278 psf ppr, a record for the estate and roughly 39% above Kingsford’s land cost. Projects on dearer land generally need higher selling prices to work.

The last launch in the estate is the obvious benchmark. Lentor Central Residences, a 477-unit project, sold 93% of its units on its March 2025 launch weekend and was fully sold by November, at an average of about $2,207 psf based on caveats lodged. Lentor Gardens Residences is asking around 6% above that, for a site further from the MRT but larger in unit sizes and lower in density.

The trade-off buyers are weighing

Location within the estate is the main one. The project sits at the end of the Lentor Gardens cul-de-sac, in the landed-adjacent, greener corner of the estate, next to the upcoming Lentor Hillock Park being developed by NParks and URA. Lentor MRT station on the Thomson-East Coast Line is about 500m away, and the Lentor Modern mall (about 90,000 sq ft, opened January) serves the estate. Buyers who prioritise being on top of the station will prefer the Lentor Central plots; buyers who want quiet and family-sized layouts are the target here.

At the indicative average, the arithmetic is straightforward: a compact two bedroom of roughly 730 sq ft would price around $1.7 million, and larger family units scale up from there.

What this means for you

• If you have been waiting out the Lentor supply story, this launch is likely the last project in the estate priced off sub-$1,000 psf ppr land. The next site’s land cost is 39% higher, which puts upward pressure on future launch pricing.
• Compare against Lentor Central Residences’ achieved prices (about $2,207 psf) rather than the asking prices of unsold stock elsewhere. The 6% premium buys newer product and lower density, but a longer walk to the MRT.
• Investors should note the estate’s supply pipeline: seven projects launched since 2022 and more land being sold. Rental competition at completion in 2029 is a real consideration.
• Preview turnout and indicative pricing are developer figures. Wait for the actual price list and booking-day take-up on July 18 before reading demand signals.