Lentor Mansion Review
Lentor Mansion is a 99-year leasehold condominium in District 26, developed by GuocoLand and Hong Leong Holdings. This project has 533 residential units and a childcare center, plus a strategic location near Lentor MRT Station. It provides access to nature parks and key amenities. Below is a thorough review of Lentor Mansion, focusing on factors that matter to potential buyers.
Project Overview
Lentor Mansion offers a mixed range of units and modern facilities. The site spans 235,373 sq ft. The development has 1- to 5-bedroom units, with facilities such as swimming pools, a gym, and a tennis court. The estimated TOP date is Q2 2028.
Key Points
- Location: Lentor Gardens / Lentor Hills Road
- Developer: Joint venture by GuocoLand & Hong Leong Holdings
- Tenure: 99-year leasehold (from April 2023)
- Total Units: 533 residences + 1 childcare center
- Unit Types: 1- to 5-bedroom layouts
- TOP Date: Estimated Q2 2028
- Architect: ADDP Architects LLP
- Facilities: Swimming pool, gym, tennis court, playground, BBQ areas
Floor Plan Details
Unit Distribution & Pricing
| Unit Type | Size Range (sq ft) | Total Units | Percentage | Starting Price |
|---|---|---|---|---|
| 2-Bedroom | 527 – 657 | 214 | 40.2% | $1.149M |
| 3-Bedroom | 786 – 1,023 | 199 | 37.3% | $1.702M |
| 4-Bedroom | 1,227 | 75 | 14.1% | $2.635M |
| 5-Bedroom | 1,485 – 1,507 | 45 | 8.4% | $3.176M |
- Pricing: Units start around $1,946 – $2,180 psf.
- There are also 1-bedroom + study units in the range of 474–484 sq ft, though these make up a smaller portion of total units.
Site Plan & Facilities
The site includes 6 blocks (3 low-rise 8-storey towers and 3 high-rise 16-storey towers). Key highlights:
- Proximity to Hillock Park and Lentor Modern mall.
- Greenery-focused design with buffer zones that create extra privacy.
- South-facing units feature views of Peirce Reservoir and Thomson Nature Park.
- Amenities include a 50m lap pool, children’s pool, gym, tennis court, a multipurpose hall, and rooftop gardens.
Developer Background
GuocoLand & Hong Leong Holdings
- GuocoLand: Recognized for large-scale developments like Guoco Tower and Midtown Modern.
- Hong Leong Holdings: Delivered over 100 residential projects, including Avenir (River Valley) and Meyer Mansion (East Coast).
These developers have led multiple land bids in the Lentor Hills estate, reflecting their strong belief in District 26’s growth. They successfully acquired the Lentor Mansion site at $486.8 million, and they have a history of creating developments that balance urban convenience with green surroundings.
Connectivity & Transport
Lentor Mansion enjoys strong connectivity through roads, expressways, and public transport networks in Singapore’s northern region. The future North-South Corridor (NSC) and Cross Island Line (CRL) will boost accessibility.
Expressway & Road Networks
- Central Expressway (CTE): 10–15 minutes to the city center through Ang Mo Kio Avenue 6 and Yio Chu Kang Road.
- Seletar Expressway (SLE): Direct route to Changi Airport (about 25 minutes) and Woodlands Checkpoint.
- North-South Corridor (NSC): Scheduled to open in 2027, with dedicated cycling routes and bus lanes, cutting travel time to the city by 10–15 minutes.
- Yio Chu Kang Road: Arterial road linking Ang Mo Kio and access to Thomson-East Coast Line stations.
MRT Access
- Lentor MRT (Thomson-East Coast Line):
- Distance: 5–7 minute walk (about 400–650m away).
- Key Connections:
- Caldecott (Circle Line)
- Stevens (Downtown Line)
- Outram Park (North-East Line)
- Woodlands (North-South Line)
- Future Connectivity: The Cross Island Line (CRL) by 2030 will connect Lentor MRT to Punggol and Jurong, further enhancing travel options.
Bus Connectivity
- Nearby Stops:
- Lentor Ave: Services 573, 851, 852, 857, 86
- Yio Chu Kang Rd: Services 163, 825, 853
- Frequent Routes:
- 851/852/857: Link to Yishun, Bishan, Suntec City, and HarbourFront
- 86/163: Access to Ang Mo Kio Hub, Toa Payoh, and Marina Bay
- NSC Bus Lanes: Once complete, NSC will provide more direct bus routes to the CBD.
Schools, Retail, Nature & Healthcare
Residents have access to reputable schools, major retail centers, and relaxing green spaces. Healthcare facilities are also close by.
Schools & Education
Primary Schools Within 1km
- Anderson Primary School: Offers a holistic academic program.
- CHIJ St. Nicholas Girls’ School: Known for bilingual instruction and character-building.
Primary Schools Within 1–2km
- Mayflower Primary School: Emphasizes STEM education, including a coding and design curriculum.
- Ang Mo Kio Primary School: Features modern facilities and updated learning environments.
Secondary Schools
- Presbyterian High School: Focuses on character development and rigorous academics.
- CHIJ St. Nicholas Girls’ School (Secondary): Seamless transition from its primary section.
- Ang Mo Kio Secondary School: Short commuting distance.
Tertiary Institutions
- Eunoia Junior College: Offers an Integrated Programme and a junior college track.
- Nanyang Polytechnic: Focuses on practical diploma courses in engineering and design.
Retail & Dining
| Destination | Features |
|---|---|
| Lentor Modern Mall | 96,000 sq ft with supermarket, dining, and childcare facilities. |
| AMK Hub | Over 200 stores, multiple supermarkets, a cineplex, and a food court. |
| Upper Thomson Road | Popular cafes (Hello Arigato, Knockhouse Cafe) and local eateries. |
| MyVillage | Smaller mall with gourmet markets and select shops. |
Nature & Parks
- Hillock Park: Next to Lentor Mansion, includes playgrounds and fitness spots.
- Lower Peirce Reservoir Park: Scenic walking trails for a quick outdoor retreat.
- Thomson Nature Park: Combines historic ruins with forest trails.
- Linear Park (Upcoming): Will have cycling paths and communal green areas.
Healthcare
- Ang Mo Kio-Thye Hua Kwan Hospital: 360-bed facility, 850m away.
- Family Care Clinic & Surgery: General practice and minor surgical services, about 1.3km away.
- Tan Tock Seng Hospital: Major hospital accessible within a 15-minute drive.
Market Analysis & Outlook
MOAT Analysis
| Factor | Lentor Mansion Advantage |
|---|---|
| MRT Proximity | About a 5-minute walk to Lentor MRT (TEL), future CRL access |
| Quantum Advantage | 2-bedroom units start at $1.149M, lower entry point than some nearby condos |
| Sales Volume | 75% sold at launch (400 of 533 units), showing strong demand |
| District Growth | District 26 recorded 21% YoY price growth in 2023 |
| Green Space | 73% of the site dedicated to greenery, next to parks and nature reserves |
Growth Catalysts
| Project | Impact | Timeline |
|---|---|---|
| North-South Corridor | Cuts CBD travel time by 10–15 minutes | 2025 completion |
| Cross Island Line | Extends travel coverage to Punggol and Jurong | 2030 completion |
| Lentor Modern Mall | 96,000 sq ft retail hub with anchor tenants | 2026 opening |
Urban Redevelopment
- URA Masterplan aims to make Lentor a more walkable and bike-friendly area, linking it to the Central Catchment Nature Reserve.
- Limited Residential Plots: Only six sites in Lentor Hills, reducing the risk of future oversupply.
Appreciation & Pricing Trends
Price Trends (PSF)
| Project | 2021 | 2022 | 2023 | 2024 (Current) |
|---|---|---|---|---|
| Lentor Mansion | N/A | N/A | N/A | $2,104–$2,476 |
| Lentor Modern | $1,880 | $2,120 | $2,465 | $2,080–$2,465 |
| District 26 Average | $1,650 | $1,950 | $2,100 | $2,100–$2,300 |
Rental Yield Comparison
| Project | Avg Rent (2023) | 2024 Forecast | Yield (2023) |
|---|---|---|---|
| Lentor Mansion | N/A | 3.1–3.5%* | N/A |
| Lentor Modern | $4.50 psf/m | 3.8–4.2% | 3.6% |
| District 26 Avg | $4.20 psf/m | 5–7% growth | 3.4% |
* Estimated based on nearby transactions
Benchmarking Nearby Projects
| Project | Distance to MRT | Avg PSF (2024) | Rent (psf/m) | Unit Mix |
|---|---|---|---|---|
| Lentor Mansion | 400m | $2,271 | N/A | 2BR–5BR |
| Lentor Modern | Integrated | $2,272 | $4.50 | 1BR–4BR |
| Lentor Hills Residences | 120m | $2,115 | $4.10* | 1BR–4BR |
| Lentoria | 650m | $2,129–$2,388 | $4.30* | 2BR–5BR |
URA Masterplan Impact
- Green Networks: Upcoming Linear Park will link the development to the Central Catchment Nature Reserve.
- Transport Upgrades: Prioritizing pedestrians, plus new cycling routes along NSC for car-free commuting.
- Commercial Growth: Lentor Modern mall boosts retail choices, and AMK Hub remains a short ride away.
Conclusion
Lentor Mansion is set to benefit from ongoing developments in District 26, including the North-South Corridor and the Cross Island Line. The project offers a competitive price range, strong location advantages, and a focus on green living. Families, investors, and professionals may find value in its diverse unit types, access to reputable schools, and proximity to nature. Its pricing aligns with current market trends, while developer confidence in Lentor’s growth suggests potential for long-term value appreciation.
Buyers who seek convenience and green surroundings could find Lentor Mansion appealing. The project’s 99-year tenure, strong developer background, and upcoming infrastructure upgrades build a solid case for future demand. Buyers should still evaluate their budget, preferred unit size, and investment timeline before deciding.
Lentor Mansion positions itself as a well-planned property in a growing region of Singapore. It merges functional layouts, dependable connectivity, and nature-focused amenities to support a balanced lifestyle. If you want to secure a place in District 26, Lentor Mansion stands as a practical option worth considering.