Lentor Gardens Residences | New Launch Condo at Lentor, District 26

The Opportunity

The last plot before the new benchmark

Lentor Gardens Residences is the final residential launch in the Lentor enclave — an estate where every prior project sold out, with just 26 unsold units remaining across all six completed launches as at May 2026 (Source: URA REALIS). Launched under the 2023 GFA-harmonisation rules, its psf is directly comparable to the newest market benchmark.

26

Units left in all of Lentor

As of 5 May 2026, just 26 unsold homes remained across the entire enclave — out of 2,926 already sold across six launches. Low remaining supply across all prior launches. Source: URA REALIS.

GFA

Harmonised floor area

Launched under the 2023 GFA-harmonisation rules — so its psf compares like-for-like with the newest launches, while older Lentor stock priced under the old rules now resells higher per square foot.

The Lentor transformation, launch by launch

Launch prices and take-up rates. Source: URA REALIS / developer data. Past performance does not indicate future results.

Sep 2022Lentor Modern605 units · $2,107 psf · 100% sold
Jul 2023Lentor Hill Residences598 units · $2,080 psf · 100% sold
Nov 2023Hillock Green474 units · $2,108 psf · ~99% sold
Mar 2024Lentoria267 units · $2,120 psf · ~91% sold
Mar 2024Lentor Mansion533 units · $2,271 psf · 100% sold
Mar 2025Lentor Central Residences477 units · $2,200 psf · 100% sold
Jul 2026Lentor Gardens Residences499 units · ~$2,250 psf** · launching

Location & Connectivity

At the centre of the green north

A forest-fringed estate built around parks and the MRT — with the city core under twenty minutes away.

Panorama of the Lentor surroundings showing parks, schools, malls and reservoirs around Lentor Gardens Residences — Artist's impression of the surrounding context. Landmarks indicative.

Lentor MRT (TE5)~6 min walk · Thomson–East Coast Line
To Orchard~19 min by train, direct
To Marina Bay~27 min by train, direct
CTE & SLE expressways~7 min drive
Changi Airport~25 min drive
North–South CorridorViaduct 2027 · tunnel to ECP 2029

Anderson Primary School
CHIJ St Nicholas Girls’ School
Mayflower Primary School
Ang Mo Kio Primary School
Presbyterian High School
Yio Chu Kang Secondary School
Peirce Secondary School

Lentor Modern Mall~6 min walk · linked to Lentor MRT
CS Fresh supermarketAt Lentor Modern
Thomson Plaza~3 MRT stops
AMK Hub~2 MRT stops
Junction 8, BishanShort drive
On-site retail & ECDC3 shops + Early Childhood Development Centre

Hillock ParkDirectly adjacent · ~3 min walk
Thomson Nature Park~5–7 min drive
Lower Peirce Reservoir~10 min · 900m boardwalk
Lower Seletar Reservoir Park~1.2 km
Bishan–Ang Mo Kio ParkShort drive
Windsor Nature ParkWithin the Central catchment belt

Facilities & Lifestyle

A resort built around water and sky

A combined 125m pool footprint — a 75m skyline pool and a 50m lap pool — threads through the grounds, while sky terraces on the ninth storey open to the treeline of Hillock Park.

Dusk artist's impression of Lentor Gardens Residences towers above the central pool and facilities — Artist's impression

Highlights

75m Skyline Pool & 50m Lap Pool
Wading lagoon, spa seats & massage pool
Reflexology pool & aqua-therapy beds
Sky terraces & sky view decks (9th storey)
Central pool deck & BBQ pavilions
Play cove, splash cove & children's playground
Clubhouse, function rooms & gym
Tennis court & yoga lawn

Artist's impression of the central pool deck and lap pool — Central pool deck

Artist's impression of the terrace houses beside the 75m skyline pool at dusk — Terrace houses & 75m skyline pool

Grand arrival

Site Plan

Four low-rise blocks, one green resort

Three 16-storey blocks, one 8-storey block and three two-storey terrace homes sit lightly across a 222,161 sqft site at a low 2.1 plot ratio — over forty facilities woven between them.

Lentor Gardens Residences site plan showing block layout, pools and facilities — Site plan for reference only; subject to change.

Unit Mix & Floor Plans

From efficient two-bedders to 4-bedroom premiums

A two-bedroom-led mix designed for both own-stay families and investors, plus three rare strata terrace houses.

2 Bedroom252 units646 – 732 sqft

3 Bedroom139 units872 – 1,012 sqft

4 Bedroom105 units1,184 – 1,356 sqft

Terrace House3 units~1,496 sqft

Pricing & Market

Indicative guide

Official pricing is released at launch. The figures below are illustrative, computed at an estimated ~$2,250 psf to help you gauge quantum — not a developer quote.

Type	Size (from)	Indicative quantum
2 Bedroom	646 sqft	fr. ~$1.45M
2 Bedroom + Study	732 sqft	fr. ~$1.65M
3 Bedroom	872 sqft	fr. ~$1.96M
3 Bedroom Premium	1,001 sqft	fr. ~$2.25M
4 Bedroom	1,184 sqft	fr. ~$2.66M
4 Bedroom Premium	1,356 sqft	fr. ~$3.05M

All prices are indicative and illustrative only, not confirmed by the developer, and subject to change without notice. They do not constitute an offer or contract.

Stamp Duties & Financing

What does buying actually cost?

A step-by-step look at the real numbers — through the eyes of a couple buying their first home at Lentor Gardens.

The scenario

Two Singapore Citizens. Combined income $16,000.

Wei and Sarah are both 32, both Singapore Citizens, each earning $8,000 a month. They are ready to buy their first home together.

At a combined $16,000, their options are narrower than they look. The HDB BTO income ceiling sits at $14,000 for a 4-room flat or larger — they are above it and cannot apply. The EC ceiling is exactly $16,000, making them borderline eligible, but any bonus or variable component that pushes their assessed income above that figure would disqualify them. For a couple at this level, private property is the practical answer.

They choose a 3-bedroom at Lentor Gardens Residences at the indicative launch price of $1,960,000.

Step 1 — Buyer’s Stamp Duty

BSD is payable by every buyer on every residential purchase, regardless of nationality or property count. The rate is tiered — each band of the price attracts its own rate, with higher bands taxed at a higher marginal rate. Rates have not changed since 15 February 2023.

IRAS — BSD rates & calculator

BSD on $1,960,000

First $180,000 × 1%$1,800

Next $180,000 × 2%$3,600

Next $640,000 × 3%$19,200

Next $500,000 × 4%$20,000

Remaining $460,000 × 5%$23,000

BSD payable$67,600

Step 2 — Additional Buyer’s Stamp Duty

ABSD is the government’s property cooling measure — an extra duty on top of BSD, calibrated by buyer nationality and the number of properties already owned. Singapore Citizens buying their first residential property pay zero. Wei and Sarah pay none.

Rates have not changed since 27 April 2023.

IRAS — ABSD rates MAS — April 2023 measures

SC · 1st property 0% NIL

Full ABSD schedule — effective 27 April 2023
Buyer	1st	2nd	3rd+
Singapore Citizen	0%	20%	30%
Singapore PR	5%	30%	35%
Foreigner	60% (all)
Entity / Company	65% (all)

Step 3 — Financing the purchase

Bank loans for a first private property are capped at 75% LTV (Loan-to-Value) by the Monetary Authority of Singapore. At least 5% of the price must come from cash; the remaining 20% can draw on CPF Ordinary Account savings or additional cash. CPF OA can also cover monthly instalments after drawdown, subject to CPF Board limits.

All debt obligations are subject to the Total Debt Servicing Ratio (TDSR) — total monthly repayments cannot exceed 55% of gross income. MAS requires banks to stress-test the loan at a floor of 4% per annum when computing TDSR, regardless of the actual rate offered. Wei and Sarah’s TDSR comes to 43.9% under this test — comfortably below the 55% ceiling.

As at June 2026, the three major Singapore banks are offering 2-year fixed rates well below that 4% floor. Actual monthly outlay is meaningfully lower than the stress-test figure.

MAS — TDSR explainer CPF Board — using CPF for your home

Financing $1,960,000

Bank loan (75% LTV)$1,470,000

Cash downpayment (5%)$98,000

CPF / cash (20%)$392,000

Stress test — regulatory floor (MAS)

At 4% p.a. → monthly instalment~$7,020

TDSR at stress rate43.9%

TDSR ceiling (55%)Passes

Current bank rates — Jun 2026 (2-yr fixed)

Bank 1 1.55% p.a. ~$5,100 / mth

Bank 2 1.60% p.a. ~$5,150 / mth

Bank 3 1.65% p.a. ~$5,180 / mth

Monthly figures based on $1,470,000 at 75% LTV, 30-year tenure. Rates are indicative as at Jun 2026; lock-in periods, legal subsidies and repricing terms vary. Verify current rates with your mortgage broker before committing.

Disclaimer — bank rates and monthly instalments: The 2-year fixed rates shown above (Bank 1, Bank 2, Bank 3) are indicative rates sourced from publicly available information as at June 2026 and do not constitute a mortgage offer or commitment. Actual rates, lock-in periods, legal fee subsidies, clawback terms, and eligibility conditions vary by bank and individual applicant profile. The TDSR of 43.9% is computed using the MAS regulatory stress-test floor of 4% p.a. — not the actual prevailing rate — as required under MAS Notice 645. Monthly instalment figures are illustrative, calculated on a $1,470,000 loan at 75% LTV over a 30-year tenure at the stated fixed rate. They do not account for repricing at the end of the fixed period. All figures are for general reference only and do not constitute financial, mortgage or legal advice. You are strongly advised to obtain an In-Principle Approval (IPA) from a licensed financial institution and consult a licensed mortgage adviser before committing to a purchase.

What about selling early?

From 4 July 2025, all residential properties purchased from that date onwards are subject to a tightened Seller’s Stamp Duty schedule — a four-year holding window with rates raised across every tier. Every Lentor Gardens buyer, purchasing from launch in July 2026, falls under this schedule.

In practice, Wei and Sarah cannot sell before TOP in any case. New launches follow the Normal Progressive Payment Scheme (NPPS) — payments are made in tranches as construction milestones are certified, not as a lump sum. Lentor Gardens estimates TOP around Q4 2029. After receiving keys, they would need to hold one further year to clear the four-year window and sell free of penalty.

IRAS — SSD rates

SSD schedule (purchases from 4 Jul 2025)

Sell within 1 year16%

1 – 2 years12%

2 – 3 years8%

3 – 4 years4%

Over 4 yearsNIL

SSD 4-year window runs from S&P date (~Aug 2026) and clears ~Aug 2030 — roughly 8–12 months after receipt of keys at TOP.

From booking to keys — how the purchase unfolds

Lentor Gardens follows the Normal Progressive Payment Scheme (NPPS). You pay in stages as each construction milestone is certified by the project architect.

1

Booking day — sign OTP & pay 5% Select your unit, sign the Option to Purchase (OTP) and pay the 5% option fee entirely in cash (~$98,000). Developer issues the OTP within a few days.
wait

Up to 21 days Your lawyer reviews the OTP. Engage your conveyancing solicitor and mortgage banker during this window.
2

Exercise OTP → sign S&P Agreement Sign the Sales & Purchase Agreement. BSD ($67,600) is filed and payable within 14 days of exercising. Your lawyer lodges a caveat on the title.
wait

Within 8 weeks of S&P Pay the additional 15% (~$294,000) via CPF Ordinary Account and/or cash. Bank loan facility is formalised. Total paid at this point: 20%.
3

Progressive payments — bank draws down your loan As each milestone is certified, the developer issues a payment notice. Your bank draws down the loan automatically. You pay nothing out-of-pocket at these stages.
4

Temporary Occupation Permit (TOP) — receive keys 25% payment (bank drawdown). Collect your keys and take possession. Est. Q4 2029. SSD 4-year window started at S&P (~Aug 2026) — roughly 8–12 months remain to clear it after TOP.
5

Legal completion — Certificate of Statutory Completion (CSC) Final 15% and transfer of legal title. Est. ~6 months after TOP (mid-2030). Loan is fully drawn. You are the registered owner.

Percentages are under the Normal Progressive Payment Scheme (NPPS). Total: 5% + 15% + 10% + 10% + 5% + 5% + 5% + 5% + 25% + 15% = 100%. Timeline and milestone sequence are illustrative; subject to BCA and developer confirmation.

ABSD and BSD rates are set by the Singapore government and subject to change without notice. Past price performance does not guarantee future returns. Property investment carries risk. The above is for general reference only and does not constitute financial, tax or legal advice. Consult a licensed mortgage adviser and your conveyancing solicitor for advice specific to your situation.

The Developer

Kingsford

Kingsford has built across Singapore for more than a decade — from Kingsford Waterbay and Hillview Peak to the redevelopment of Chuan Park and One Marina Gardens. The group has scaled its build quality alongside its ambition.

1,862homes at Normanton Park, sold out in 18 months

Band 1CONQUAS quality band achieved at Normanton Park

2024The Hill @ One-North launched, approximately 30% sold on day one (developer figures)

Lentor Gardens Residences is designed by P&T Consultants Pte Ltd with landscape by EcoPlan Asia Pte Ltd and interiors by SUJONOHUN.

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