Lentoria Review: vs. Nearby Developments: Which Offers Better Value for Money?

Units Sold


Overview Score


our consideration

Unit Mix & Size4.3
Price & Affordability4

Our Verdict

Our analysis of Lentoria condo reveals a promising development situated in the heart of the Lentor area, offering a mix of unit sizes suitable for various needs. With a well-thought-out design, quality facilities, and proximity to Lentor MRT station, Lentoria presents an attractive option for potential buyers. The developer, TID Pte Ltd, a joint venture between Hong Leong and Mitsui Fudosan, brings a wealth of experience to the table, ensuring a high-quality living experience for residents.

The condo boasts efficient unit layouts, spacious rooms, and a variety of facilities such as a lap pool, sky terrace, and clubhouses, catering to the needs of different residents. Its strategic location near CHIJ St Nicholas Girls’ School adds to its appeal, making it a family-friendly choice.

In terms of pricing, Lentoria is competitively positioned compared to neighboring developments, offering a good balance between affordability and quality. The 99-year leasehold tenure and the upcoming amenities at Lentor Modern Mall further enhance the value proposition of the condo.

While the surrounding amenities are decent, with schools and shopping options within a reasonable distance, there is room for improvement in terms of more diverse dining and entertainment choices within walking distance.

Overall, Lentoria scores well across various factors, making it a promising investment opportunity for those looking for a modern and well-designed living space in a growing residential estate. With its thoughtful design, quality facilities, and strategic location, Lentoria is set to be a desirable choice for residents seeking a comfortable and convenient lifestyle.

Main Takeaways:

  • Lentoria is a new condominium project located near Lentor MRT station, offering a range of facilities and amenities suitable for families.
  • The project features well-designed units with efficient layouts, diverse facilities including a lap pool and sky terrace, and close proximity to CHIJ St Nicholas Girls’ School.
  • With competitive pricing compared to neighboring developments, Lentoria presents a promising investment opportunity in the thriving Lentor area.

Project Details:

Project DetailsLentoria
LocationLentor Hills Road
DeveloperLentor View Pte Ltd (Joint Venture of Hong Leong Group and Mitsui Fudosan)
Developer’s License No.TBA
Tenure99 years from 19 September 2022
Site UseResidential Apartments
Description2 Blocks of 17-storeys & 1 Block of 8-storeys residential towers (Total 267 units) with 2 basement carparks and communal facilities
Plot Ratio2.1
Site AreaApproximately 10,819 sqm / 116,456 sqft
Project Account No.Sumitomo Mitsui Banking Corporation for Project Account No. 10588400 of Lentor View Pte Ltd
Main ContractorLian Beng Construction (1988) Pte Ltd
ArchitectDP Architects Pte Ltd
M&E EngineerBELMACS Pte Ltd
C&S EngineerP & T Consultants Pte Ltd
Landscape ConsultantDP Green Pte Ltd
Interior DesignIndex Design Pte Ltd
Conveyance SolicitorFoo & Quek LLC
Address32 Lentor Hills Road, 36 Lentor Hills Road, 38 Lentor Hills Road
Payment SchemeProgressive Payments
Total No. of Units267 Units
No. of Car Park Lots227 lots (Inclusive of 3 EV Charging Stations), 3 Accessible Lots, 101 Bicycle Lots
Expected Date of Vacant Possession2 July 2027
Expected Date of Legal Completion2 July 2030
Estimated Monthly MaintenanceTBA for all unit types
Sanitary Ware, Fittings and AccessoriesTOTO, Blanco (Kitchen Sink & Mixer)
Kitchen AppliancesBosch, Samsung (Fridge)
Air-Conditioning / Smart Home SystemDaikin
Security24 Hours Security Guard

Floor Plans:

Lentoria offers a range of floor plans to cater to different needs:

Unit Mix:

Unit TypeNumber of UnitsSize (sqft)Percentage
1 Bedroom235388.61%
2 Bedroom92700 / 73234.46%
2 Bedroom + Study28764 / 79710.49%
3 Bedroom70958 / 99026.22%
3 Bedroom Premium381,20614.23%
4 Bedroom161,3455.99%

Site Plan:

Lentoria Lentoria Site Plan

The Lentoria condominium project is meticulously designed to cater to the diverse needs of its residents, offering a wide range of facilities and amenities. Below is an overview of the key features and layout of the site:

Key Features and Facilities

  • Swimming Pool: A spacious lap pool designed for both relaxation and exercise.
  • Pool Deck: An inviting space surrounding the pool, ideal for lounging.
  • Jacuzzis: Offering a touch of luxury and relaxation.
  • Outdoor Dining Pavilion: Featuring teppanyaki facilities for outdoor dining experiences.
  • Indoor and Outdoor Gym: Comprehensive fitness options available both indoors and outdoors.
  • Tennis Court: A dedicated area for tennis enthusiasts.
  • Playground: A safe and enjoyable space for children to play.
  • Barbecue Area: Perfect for social gatherings and family events.
  • Multi-purpose Hall: Versatile space for various events and activities.
  • Delivery Safe Locker: Secure lockers for convenient parcel deliveries.
  • EV Chargers: Electric vehicle charging stations for eco-friendly living.
  • Bicycle Lots: Designated parking areas for bicycles.

Site Layout

The Lentoria site is uniquely shaped like a kite and is strategically situated on a corner land parcel, providing an open outlook. It is bordered on three sides by estate roads:

  • North-West: Lentor Hills Road, with upcoming condos and Hillock Park across it.
  • South-West: Lentor Gardens Lane, facing a church and low-rise landed houses.
  • South-East: Yio Chu Kang Road, adjacent to a mix of HDB flats, landed homes, and a condominium.

Views and Orientation

  • Units facing the south-west will receive the west sun at an angle while enjoying unblocked views towards Peirce Reservoir and the Central Catchment reserves.
  • The site is thoughtfully designed to integrate with the surrounding greenery, providing a lush and verdant environment.

Access and Connectivity

  • Vehicular Access: Convenient access along Lentor Hills Road, with pick-up/drop-off points for taxis.
  • Proximity to MRT: A short walk to Lentor MRT station on the Thomson-East Coast Line (TEL), ensuring easy access to various parts of Singapore.

Green Buffer

Lentoria The Lentoria Condo Main Pool and Pool Deck
  • A ‘green finger’ extending from Hillock Park borders the north-east boundary, creating a natural buffer from future developments.

This comprehensive site plan ensures that residents of Lentoria will enjoy a blend of luxury, convenience, and natural beauty.

Price Range & PSF:


Urban Living with Impeccable Design

In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.

Lentoria Condo Unit Floor Plans

Pricing Comparison with Nearby Condominiums:

Lentoria is a prominent new condominium project in the Lentor area, surrounded by other noteworthy developments such as Lentor Modern, Lentor Hills Residences, and Hillock Green. This section provides a detailed comparison of their pricing and features.

Pricing Summary

DevelopmentAverage Price (psf)Unit TypesPrice Range
Lentoria$2,1201 to 4 Bedrooms$1,072,170 – $2,143,350
Lentor Modern$2,1651 to 4 Bedrooms$1,072,170 – $2,228,000
Lentor Hills Residences$2,0001 to 4 Bedrooms$1,085,000 – $2,228,000
Hillock Green$1,9171 to 4 Bedrooms$1,085,000 – $2,143,350

Detailed Comparison

1-Bedroom Units

  • Lentoria: 538 sqft, priced around $1,072,170.
  • Lentor Modern: Slightly larger units, starting at $1,072,170.
  • Lentor Hills Residences: Smaller units at 452 sqft, priced lower.
  • Hillock Green: Similar size to Lentoria, priced at $1,085,000.

2-Bedroom Units

  • Lentoria: 700-797 sqft, priced competitively.
  • Lentor Modern: Offers additional flex space, slightly higher priced.
  • Lentor Hills Residences: Similar layouts, slightly lower priced.
  • Hillock Green: Comparable size and pricing to Lentoria.

3-Bedroom Units

  • Lentoria: 958-1,206 sqft, priced around $2,143,350.
  • Lentor Modern: Slightly higher pricing due to additional features.
  • Lentor Hills Residences: Similar pricing, with some units priced up to $2,228,000.
  • Hillock Green: Comparable pricing to Lentoria.

4-Bedroom Units

  • Lentoria: 1,345 sqft, priced at the higher end of the spectrum.
  • Lentor Modern: Similar pricing range.
  • Lentor Hills Residences: Comparable pricing.
  • Hillock Green: Slightly lower pricing.

Key Considerations

  • Location and Connectivity: Lentor Modern is integrated with retail and MRT connectivity, making it more attractive despite the higher prices.
  • Unit Layouts: Lentoria and Hillock Green offer traditional layouts, while Lentor Modern provides more flexible space options.
  • Amenities: All developments provide a variety of amenities; however, specifics vary and can influence buyer preferences.

Lentoria presents competitive pricing compared to nearby developments, especially for 1 and 2-bedroom units. Its prices are marginally lower than Lentor Modern but on par with Lentor Hills Residences and Hillock Green. Prospective buyers should weigh their preferences for layout options, amenities offered, and proximity to MRT stations before making a decision.

Transport & Location:

Transport & Location of Lentoria

Lentoria, situated at Lentor Hills Road in District 26, Singapore, boasts a serene environment blended with convenient urban amenities. This prime location ensures residents enjoy the tranquility of nature while staying connected to the bustling city.


Lentoria is ideally positioned at Lentor Hills Road, offering a peaceful yet accessible living environment. The area is well-regarded for its lush greenery and proximity to essential amenities.

Public Transportation

  • MRT Stations:
    • Lentor MRT Station (TE5): Just 0.37 km away, this station on the Thomson-East Coast Line (TEL) offers direct routes to Marina Bay, Shenton Way, and Orchard Road.
    • Mayflower MRT Station (TE6): Located approximately 1.10 km away.
    • Yio Chu Kang MRT Station (NS15): About 1.17 km away.

Bus Services

Residents of Lentoria benefit from several nearby bus stops, providing seamless connectivity to various parts of Singapore, including the Central Business District (CBD).

Driving and Expressways

  • Central Expressway (CTE): A short drive from Lentoria, offering quick access to the city center.
  • Seletar Expressway (SLE): Enhances connectivity to other regions of Singapore.
  • North-South Corridor (NSC): An upcoming expressway expected to reduce travel time to the city center by 10-15%.

Proximity to Amenities

Lentoria Lentoria Location Map of Neighbourhood within 1KM Radius

Shopping Malls

Lentor Central Mall0.4 km
Ang Mo Kio Hub2.10 km
Bishan North Shopping Mall2.90 km

Food Centres

Food CentreDistance
AMK 628 Market & Food Centre0.70 km
Mayflower Market & Hawker Centre0.98 km
Sembawang Hill Food Centre1.22 km


Anderson Primary School0.84 km
CHIJ St. Nicholas Girls’ School0.94 km
Presbyterian High School0.95 km
Anderson Serangoon Junior College1.30 km

Recreational Parks

  • Hillock Park: Located nearby, it offers ample green space for relaxation and outdoor activities.
  • Thomson Nature Park: A short distance away, providing additional recreational options for nature lovers.

Lentoria’s strategic location offers excellent connectivity through various modes of transportation, making it an ideal residence for those who value convenience and accessibility. Its proximity to MRT stations, expressways, shopping malls, food centres, and schools ensures that residents can enjoy a balanced lifestyle with easy access to essential amenities and recreational facilities.

Developer Reputation:

TID Pte Ltd, a joint venture between Hong Leong and Mitsui Fudosan, has a solid reputation with over 40 completed projects, including St Regis Hotel and Residences. Their track record signifies quality and reliability in the real estate industry.

Investment Potential:

Lentoria lentoria Swimming Pool

Should You Get Lentoria Condo As An Investment?

Investing in Lentoria condominium requires a careful analysis of its pros and cons, as well as key factors such as price appreciation, rental yield, comparative analysis, and future growth potential. Here’s a detailed evaluation to help you make an informed decision.


  • Competitive Pricing: Lentoria’s starting price per square foot (psf) is competitive compared to nearby developments like Lentor Modern and Lentor Hills Residences. For instance, Lentoria’s 2-bedroom units start at $1,965 psf, which is lower than some of the other new launches in the area.
  • Proximity to Amenities: Lentoria is within 1 km of CHIJ St. Nicholas Girls’ School, a highly sought-after primary school, which can be a significant draw for families and can enhance rental demand and resale value.
  • Lower Density: As the smallest new launch in the Lentor area, Lentoria offers a more private and tranquil living environment compared to larger developments like Lentor Modern.
  • Future Growth Potential: The Lentor area is part of the Urban Redevelopment Authority (URA) master plan, which includes new housing options, parks, and commercial amenities. This planned development can drive future price appreciation.


  • Distance from MRT: Lentoria is slightly further from the Lentor MRT station compared to some other developments, which might be a drawback for tenants and buyers who prioritize public transport accessibility.
  • Higher Maintenance Fees: Due to its smaller plot size, Lentoria might have higher maintenance fees compared to larger developments, which can affect the overall cost of ownership.
  • Potential Oversupply: With multiple new launches in the Lentor area, there is a risk of oversupply, which could impact rental yields and resale values in the short to medium term.

Key Factors to Consider

Price Appreciation

  • Land Bid Prices: Lentoria’s land bid price was higher than some other developments, which might translate to higher selling prices. However, the competitive starting psf makes it an attractive entry point for investors.
  • Market Trends: The Lentor area has seen strong demand for new launches, with projects like Lentor Modern achieving high sales volumes. This trend suggests a healthy appetite for properties in the area, which bodes well for future price appreciation.

Rental Yield

  • Current Rental Market: District 26, where Lentoria is located, has a lower median rental rate compared to more central districts. However, the presence of good schools and future amenities could enhance rental demand.
  • Projected Rental Yield: Given the competitive pricing and the potential for future growth in the area, Lentoria could offer a decent rental yield. However, investors should be cautious of the current lower rental rates in District 26.

Comparative Analysis

Lentor ModernIntegrated with retail and MRTHigher psf
Lentor Hills ResidencesSimilar pricing, slightly larger unitsComparable
Hillock GreenLower pricing, comparable amenitiesCompetitive

Future Growth

  • URA Master Plan: The planned development of the Lentor area, including new parks, commercial amenities, and improved connectivity, is expected to drive future growth and enhance property values.
  • New Launches: The continuous introduction of new projects in the area indicates a growing interest and investment, which can positively impact the overall property market in Lentor.

upcoming Condos


Lentoria presents a compelling investment opportunity due to its competitive pricing, proximity to amenities, and potential for future growth. However, investors should weigh the pros and cons, particularly the distance from the MRT and potential oversupply in the area. Considering the planned developments and the strong demand for properties in Lentor, Lentoria could offer good price appreciation and rental yields in the long term.

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bike sg
bike sg
10 days ago

Have you considered the pricing comparisons between Lentoria and its neighboring developments? Is the average PSF of $2,150 a good deal?