Lentor Hills Residences.
The brief
Lentor Hills Residences is a 598-unit private condominium developed by GuocoLand, Hong Leong Holdings and TID at 31 Lentor Hills Road in District 26. Designed by P&T Consultants on a 99-year leasehold site. Launched 8 July 2023; fully sold at a weighted average $2,227 psf per EdgeProp's project page. TOP target Q4 2028.
Pricing. Launch weekend cleared 298 units (50%) at an average $2,080 psf. Subsequent absorption has lifted the cumulative weighted average to $2,227 psf at 100% sold. Resale is the only entry point; secondary supply is tight given the 100% sell-through.
Location. Lentor MRT (TEL, TE5) is approximately 3 minutes on foot, the same stop serves Lentor Modern's mixed-use podium. CHIJ St Nicholas Girls' School is within the 1km Primary 1 registration radius. Five sister Lentor Hills launches (Lentor Modern, Hillock Green, Lentoria, Lentor Mansion, Lentor Central Residences, Lentor Gardens Residences) provide pricing reference points across the cycle.
Sources: EdgeProp launch coverage, EdgeProp project page.
Three things to know.
Lentor Hills cycle anchor
Lentor Hills Residences was the second project in the Lentor Hills estate after Lentor Modern, anchoring the price band at launch. Subsequent launches (Hillock Green, Lentoria, Lentor Mansion, Lentor Central Residences, Lentor Gardens Residences) have built on this benchmark. The address sits within walking distance of all sister projects in the precinct.
Lentor MRT direct
Lentor MRT (Thomson-East Coast Line, TE5) is approximately 3 minutes on foot. The TEL provides direct access to Orchard, Marina Bay, and the Greater Southern Waterfront without transfer. Lentor Modern's mixed-use podium sits adjacent for daily retail and F&B amenity.
50% sold on launch weekend
Over 8-9 July 2023, 298 units (50% of 598) sold at an average $2,080 psf, anchoring expectations for the rest of the Lentor Hills cycle. Cumulative absorption reached 100% per EdgeProp's project page at a weighted average of $2,227 psf. CHIJ St Nicholas Girls' School sits within 1km, supporting family-buyer demand.
Fit & trade-offs
Who this is for.
Resale access to the 598-unit anchor of the Lentor Hills cycle, GuocoLand-Hong Leong-TID three-developer consortium build quality, three-minute walk to Lentor MRT on the Thomson-East Coast Line, and proximity to the integrated Lentor Modern mixed-use podium for daily F&B amenity
Primary-market developer-direct entry since the project is fully sold, freehold tenure available at older Springleaf and Yio Chu Kang stock, and the lower entry quantum a fresher Lentor Hills launch like Lentor Gardens Residences would offer at preview
- ·Buyers seeking resale entry into the Lentor Hills cycle anchor project
- ·Buyers prioritising direct Thomson-East Coast Line access at Lentor MRT
- ·Buyers wanting GuocoLand-Hong Leong-TID consortium build quality at Lentor scale
- ·Buyers seeking primary-market developer-direct purchase (100% sold)
- ·Buyers needing freehold tenure in the same TEL corridor
- ·Buyers prioritising mass-market OCR pricing below $2,000 psf
Unit mix
598 units. 8 typologies.
| Type | Size (sqft) | Indicative PSF | Price from |
|---|---|---|---|
| 1-Bedroom | 452-538 | Sold | Sold |
| 1-Bedroom + Study | 570-603 | Sold | Sold |
| 2-Bedroom | 678-721 | Sold | Sold |
| 2-Bedroom + Study | 743-764 | Sold | Sold |
| 3-Bedroom | 958-969 | Sold | Sold |
| 3-Bedroom + Yard | 1098-1130 | Sold | Sold |
| 4-Bedroom | 1345-1399 | Sold | Sold |
| Dual Key | 1302-1399 | Sold | Sold |
Floor plans
35 typologies.
Block + stack layout. 598 units across 35 typologies.
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Children's poolpool
- Sky decksocial
- Gymnasiumwellness
- Yoga deckwellness
- Tennis courtrecreation
- BBQ pavilionssocial
- Function roomssocial
- Children's playgroundrecreation
- Anderson Primary Schoolprimary
- CHIJ St Nicholas Girls' Schoolprimary
- Mayflower Primary Schoolprimary
- Ang Mo Kio Primary Schoolprimary
- Mayflower Secondary Schoolsecondary
- Presbyterian High Schoolsecondary
- Ang Mo Kio Secondary Schoolsecondary
- Peirce Secondary Schoolsecondary
- Yio Chu Kang Secondary Schoolsecondary
- Raffles Institutionsecondary
- Catholic High Schoolsecondary
- Anderson Serangoon Junior CollegeJC
Location
31 Lentor Hills Road, Singapore.
Comparables
Other launches in context.
Track record
Hong Leong Holdings, GuocoLand priors.
Risks & catalysts
What could move.
- ·Resale entry only; pricing carries the full Lentor Hills cycle absorption premium
- ·TOP Q4 2028 means construction milestone progress to verify before keys
- ·Six sister Lentor Hills launches build supply pressure on rentals from 2028 onward as projects TOP sequentially
- ·Lentor MRT (TEL, TE5) is approximately 3 minutes on foot, with TEL direct to Orchard and Marina Bay
- ·Adjacent Lentor Modern mixed-use podium provides retail and F&B daily amenity
- ·CHIJ St Nicholas Girls' School Primary 1 catchment within 1km supports family-buyer demand
- ·Sister Lentor Hills cycle (5 launches across 2022-2026) creates a critical-mass private residential precinct
Five sister Lentor Hills cycle launches (Lentor Modern, Hillock Green, Lentoria, Lentor Mansion, Lentor Central Residences, Lentor Gardens Residences) provide cross-launch pricing reference; cumulative Lentor private supply over 2,500 units in the precinct by 2030
FAQ
What buyers ask.
Q01Is Lentor Hills Residences still available from the developer?
No. The project is 100% sold per EdgeProp's project page at a weighted average $2,227 psf. Launch weekend (8-9 July 2023) cleared 298 units (50%) at $2,080 psf, with remaining absorption pulling the cumulative average up. Resale is the only entry point.
Q02How does Lentor Hills Residences compare to its sister Lentor projects?
Lentor Hills Residences was the second project in the cycle (after Lentor Modern in 2022) and remains the largest at 598 units. Subsequent launches: Hillock Green (Nov 2023, 474 units, $2,240 psf weighted avg), Lentoria (Mar 2024, 267 units, $2,363 psf), Lentor Mansion (Mar 2024, 533 units, fully sold at launch), Lentor Central Residences (Mar 2025), and the upcoming Lentor Gardens Residences (July 2026 preview, 502 units).
Q03What is the school catchment around Lentor Hills Residences?
CHIJ St Nicholas Girls' School Primary 1 catchment falls within 1km of the development. Anderson Primary, Mayflower Primary, and Presbyterian High School are within the broader catchment. Anderson Serangoon Junior College is the JC tier anchor.
Q04Why did Lentor Hills Residences launch at $2,080 psf?
The price set the benchmark for the rest of the Lentor Hills cycle. GuocoLand had won the GLS site for $1,060 psf ppr in January 2022, supporting the launch psf. The TEL (Thomson-East Coast Line) connectivity and the integrated Lentor Modern podium adjacency anchored the demand thesis. 50% absorption in the first weekend confirmed pricing fit.
Q05Who are the developers behind Lentor Hills Residences?
Lentor Hills Residences is jointly developed by GuocoLand Limited, Hong Leong Holdings, and TID Pte Ltd. TID is a long-running JV between Hong Leong Holdings and Mitsui Fudosan (Japan's largest property developer). Architecture by P&T Consultants Pte Ltd.
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