Lentor Mansion Review: Will Boost Your Long-Term Gains?

Lentor Mansion showflat and sensed a relaxing vibe. The colonial-inspired design reminded me of the black-and-white bungalows around Seletar. Lentor Mansion stands on a large 99-year leasehold site in District 26. The development comes from GuocoLand and Hong Leong Holdings, two reputable names in Singapore’s property sector. Below is a detailed overview that breaks down its features, location benefits, and investment potential.

Lentor Mansion occupies about 235,370 sqft and includes 533 units. The project adopts a low-density approach, with ample greenery and open space. This approach suits families or investors who prefer less cluttered environments. Units range from 2BR to 5BR, giving buyers a broad selection. The site is a short walk from Lentor MRT station on the Thomson-East Coast Line. Residents can also access Lentor Modern mall through a sheltered link.

Fact Sheet

I noticed a strong focus on landscaping, with about 73% of the site reserved for greenery. This arrangement lets residents enjoy a more peaceful atmosphere while staying near an MRT station and retail services.

Floor Plan and Layout Details

Lentor Mansion Unit Sales Performance

Unit Distribution

The developer designed these units under recent URA guidelines. They excluded aircon ledges from strata areas, which helps produce efficient layouts. All units feature vinyl flooring, which is easier to clean and typically more eco-friendly. Windows are three-quarter-height, balancing natural light with energy efficiency.

Pricing Overview

Starting prices seem reasonable relative to new launches in the Lentor area. For instance, 2BR units begin at about $1.149M, which can attract first-time buyers or smaller families who want an address near an MRT station. The 5BR options start at over $3M, appealing to larger households or those who seek more expansive living space.

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Site Plan and On-Site Facilities

Lentor Mansion’s site plan integrates modern amenities within a green environment. About 73% of the site holds gardens, water features, and recreational areas. Higher floors may have views of Peirce Reservoir or Thomson Nature Park.

• Landscaping: Thematic gardens, water features, and walking paths.
• Connectivity: 5-minute walk to Lentor MRT (TEL) with a sheltered link to Lentor Modern mall.
• Views: South or southwest orientation on upper floors to overlook Peirce Reservoir, Thomson Nature Park, or SICC Golf Course.
• The Mansion Clubhouse: A double-storey building with function rooms, business center, and verandah.
• Recreation: 50m lap pool, tennis court, sky gym, Forest Trail.
• Family-Friendly Elements: Tots Club playground and an on-site childcare center.

I explored “The Mansion” clubhouse and found it suitable for hosting family events or gatherings with friends. The function rooms and verandah allow flexible usage. The tennis court and 50m lap pool help residents keep fit within the condo.

Developer Background

Lentor Mansion comes from GuocoLand and Hong Leong Holdings. These firms have delivered notable projects throughout Singapore.

• GuocoLand: Known for Guoco Tower, Midtown Modern, and Lentor Modern. The developer focuses on placing integrated developments near MRT hubs.
• Hong Leong Holdings: This veteran developer has built over 100 residential properties in Singapore, such as Amber Park and Meyer Mansion.

They emphasize sustainability, evident in Lentor Mansion’s solar panel plans. These panels aim to offset about 60% of the condo’s common-area energy consumption. This focus on green living makes sense for a site near so many nature parks and reservoirs.

Connectivity and Accessibility

MRT Networks

• Thomson-East Coast Line (TEL): Lentor MRT station is roughly a 5-minute walk.
  • 15 minutes to Orchard Road.
  • 20 minutes to Marina Bay.
  • Direct route to Woodlands North for a link to Johor Bahru (future RTS).
• Cross Island Line (CRL): Another line under construction at Lentor MRT, enhancing future connectivity.

Expressways

• North-South Corridor (NSC): Expected completion by 2025, with lanes for buses and bicycles.
• Pan-Island Expressway (PIE) and Tampines Expressway (TPE): Both about a 5-minute drive away.

Bus Services

• Routes 163, 265, 269, 855 connect Lentor Mansion to Ang Mo Kio Hub, Bishan, and the CBD. Sheltered bus stops lie within a short walk from the condo.

These networks make day-to-day commuting easier. Car owners can use the NSC or SLE for quick trips. MRT travelers can reach major spots in under 30 minutes. Families appreciate the convenience of multiple transport modes.

Schools and Education

Parents often look at the 1km radius for primary school admissions. Lentor Mansion sits near several schools:

• Primary Schools (within ~1km):
  • Anderson Primary
  • CHIJ St. Nicholas Girls’ School
  • Mayflower Primary (slightly over 1km)
• Secondary Schools:
  • CHIJ St. Nicholas Girls’ (Secondary)
  • Presbyterian High
  • Ang Mo Kio Secondary
  • Bishan Park Secondary
• Tertiary Institutions:
  • Nanyang Polytechnic (1.8km)
  • Eunoia Junior College (4.6km)

This cluster of reputable schools increases resale demand. CHIJ St. Nicholas Girls’ School is a top-tier choice for many parents. Living under 1km from a school can improve priority admission chances.

Amenities and Lifestyle

Retail and Dining

• Lentor Modern Mall: Integrated with the MRT station, houses FairPrice Finest, childcare center, and over 140 shops.
• AMK Hub (2.3km away) and Thomson Plaza (3km away): Provide a broad range of dining and shopping.

Nature and Parks

• Hillock Park: Adjacent green space with jogging trails and a children’s playground.
• Lower Peirce Reservoir: 5-minute drive for hiking or kayaking.
• Thomson Nature Park: Offers rainforest walks and historical ruins.

Healthcare

• Ang Mo Kio-Thye Hua Kwan Hospital: About 850m away.
• Grace Clinic and Yio Chu Kang Nam Sang Dentist: Around 900m away.

Nature lovers and outdoor enthusiasts will find plenty to do in this area. The condo’s proximity to parks and reservoirs offers a calmer living environment, which is not always easy to find near MRT stations.

Key Advantages

1. Family-Centric Design
   • 73% green space for peaceful living.
   • Tots Club playground and on-site childcare support young families.
2. Strong Connectivity
   • Dual MRT lines (TEL and future CRL) and the upcoming North-South Corridor.
3. Competitive Pricing
   • 2BR units start at $1.149M, which may be about 10–15% below certain nearby projects.
4. Developer Credibility
   • GuocoLand and Hong Leong Holdings have proven track records. Lentor Modern by GuocoLand sold strongly at launch.

MOAT Analysis and Growth Prospects

Growth Catalysts

1. Transport Infrastructure
   • North-South Corridor (2025) reduces drive times to the CBD.
   • Dual MRT Lines keep Lentor well-connected as lines extend islandwide.
2. Lentor Hills Estate Transformation
   • GuocoLand’s integrated plan with Lentor Modern mall and green corridors.
   • Hillock Park as a central space for leisure.
3. Educational Demand
   • CHIJ St. Nicholas Girls’ School and Anderson Primary within 1km.
   • Future intake growth drives property values.
4. Developer Reputation
   • Lentor Modern achieved high sales rates. Midtown Modern fully sold, indicating brand strength.

Appreciation Analysis

Rental Trends (District 26):

• 2021–2023: +38.8% overall rent growth; MRT-proximate units command 15–20% premium8.
• 2024 Forecast: 5–7% annual growth due to limited OCR supply and TEL connectivity3044.

URA Masterplan Impact

1. Lentor Hills Vision
   • Pedestrian-friendly concept with Hillock Park as a focal point.
   • Mixed-use zoning that integrates low-density housing and retail.
2. Sustainability Initiatives
   • Super Low Energy certification for Lentor Mansion.
   • Solar panels offset a significant portion of common-area energy.
3. Future Government Land Sales (GLS)
   • Additional plots may appear by 2025, expanding amenities and housing diversity in the area.

Competitive Landscape

Some buyers worry about oversupply in Lentor, as there are five projects totaling about 2,477 units. However, Lentor Mansion’s unique style, strong location, and developer credibility may help it retain value. Its price range is competitive versus Lentoria and Hillock Green, especially for 2BR or 3BR units.