Lentor Mansion.
The brief
Lentor Mansion is the second major launch in the Lentor Hills Estate - 533 units across six blocks (three 16-storey towers and three 8-storey garden blocks), seven minutes from Lentor MRT. The first Singapore project sold under URA's revised GFA harmonisation rules: buyers get more liveable space per dollar than under the old AC ledge counting system. 400 of 533 units sold on opening weekend.
Pricing. PSF at $2,104 - $2,478 at launch. Entry from $1.149M for a 2-bedroom (527 sqft) - no 1-bedrooms in this development. 3-bedrooms from $1.702M, 5-bedrooms from $3.176M. As of July 2025, 98.5% sold.
Location context. Lentor MRT (Thomson-East Coast Line, TE8) is a seven-minute walk - one stop south to Caldecott (Circle Line interchange), connecting to Orchard via Stevens (Downtown Line). Anderson Primary School and CHIJ St Nicholas Girls' are accessible. Lentor Hillock Park is planned directly adjacent.
Three things to know.
First under GFA harmonisation
The first Singapore residential project sold under URA's revised guidelines, where AC ledges are excluded from strata area. Every square foot on the title is liveable floor area. Old-rule resale condos - where ledges and voids eat into strata area - cannot match this on a like-for-like basis.
Low-rise garden blocks in a TEL estate
Three 8-storey garden blocks alongside three 16-storey towers gives Lentor Mansion a lower-density character than its Lentor Hills neighbours. More greenery per unit, less lift lobby time. Lentor Hillock Park is planned directly adjacent.
No 1BR - first 5BR in Lentor
No 1-bedroom units in this development. The first project in Lentor Hills to offer 5-bedrooms. Without the smallest unit type, the buyer profile skews toward families and larger households - which tends to support more stable pricing in the secondary market.
Fit & trade-offs
Who this is for.
Resale access to a GFA-harmonised Lentor Hills development with low-rise garden blocks, family-skewed unit mix from 2BR to 5BR, and Thomson-East Coast Line connectivity at Lentor TE8
1-bedroom inventory, sub-5-minute MRT walking distance, and the lower entry quantum subsequent Lentor Hills launches such as Lentor Central Residences offered at $975K
- ·Buyers seeking resale entry into the Lentor Hills Estate at the GFA-harmonised efficiency profile
- ·Buyers prioritising larger family layouts in a Thomson-East Coast Line catchment
- ·Buyers comfortable with a 7-minute MRT walk in exchange for low-rise garden-block density
- ·Buyers wanting a 1-bedroom unit type within Lentor Hills
- ·Buyers requiring direct station integration or sub-5-minute MRT walking distance
- ·Buyers seeking primary-market selection from developer inventory
Unit mix
533 units. 4 typologies.
| Type | Size (sqft) |
|---|---|
| 2 Bedroom | 527-657 |
| 3 Bedroom | 786-1023 |
| 4 Bedroom | 1227 |
| 5 Bedroom | 1485-1507 |
Across launch: $2,104 - $2,478 psf. Per-variant pricing on application.
Floor plans
14 typologies.
Block + stack layout. 533 units across 14 typologies.
Living here
On site, around.
- 50m lap poolpool
- Spa poolpool
- Children's poolpool
- Tennis courtrecreation
- Gymnasiumwellness
- Yoga deckwellness
- Forest walk and garden trailsrecreation
- Function pavilionssocial
- Co-working loungeutility
- BBQ pavilionssocial
- Anderson Primary Schoolprimary
- CHIJ St. Nicholas Girls' Schoolprimary
- Ang Mo Kio Primary Schoolprimary
- Mayflower Primary Schoolprimary
- Ang Mo Kio Secondary Schoolsecondary
- Presbyterian High Schoolsecondary
Location
Lentor Gardens, Singapore.
Comparables
Other launches in context.
Track record
GuocoLand (Singapore) Pte. Ltd. priors.
Risks & catalysts
What could move.
- ·Secondary-market liquidity is thinner than primary launch, exit timing dominates outcome
- ·Concentration risk in the Lentor Hills cluster, six consecutive launches add comparable resale supply through TOP
- ·TOP scheduled 2027-Q4, construction milestone progress not independently verified in this run
- ·Thomson-East Coast Line fully operational with one-stop interchange to Caldecott (Circle Line)
- ·Lentor Hillock Park delivery directly adjacent to the site, planned greenery uplift
- ·Lentor Modern integrated mall already operational nearby, retail and F&B baseline secured for the cluster
FAQ
What buyers ask.
Q01What does GFA harmonisation mean for Lentor Mansion buyers?
Lentor Mansion was the first Singapore residential project sold under URA's revised Gross Floor Area guidelines (effective June 2023), which exclude AC ledges, void spaces, and similar non-liveable areas from strata floor area. In practice, the strata sqft on the title is closer to liveable floor area than older condos in the same band, where ledges and voids consume strata sqft. On a like-for-like resale comparison against pre-2023 stock, Lentor Mansion's interiors are more efficient per dollar.
Q02Why does Lentor Mansion have no 1-bedroom units?
GuocoLand designed the unit mix to skew toward family households: 2-bedroom (527 sqft) is the smallest type, with 3-, 4-, and 5-bedrooms above it. This was the first project in the Lentor Hills Estate to offer a 5-bedroom layout. The absence of 1-bedroom inventory removes the smallest investor-cut quantum, which tends to keep the buyer profile concentrated on owner-occupiers and larger households.
Q03How does Lentor Mansion compare to Lentor Central Residences within the Lentor Hills Estate?
Lentor Mansion launched March 2024 at $2,104 to $2,478 psf with a 7-minute MRT walk; Lentor Central Residences launched one year later in March 2025 at $1,982 to $2,573 psf with a 5-minute walk and a $975K 1-bedroom entry. Lentor Mansion is the family-skewed product with garden blocks; Lentor Central Residences is the closer-to-station, broader-mix product. Both sold out at the developer level. Resale comparisons should weight the MRT walk delta and the 1-bedroom availability gap.
Q04Is Lentor Mansion still available from the developer?
Status is 'sold' in the launch book. 400 of 533 units were taken on the March 2024 opening weekend; 98.5% sold by July 2025 and the position has since closed at the developer level. New units are not available, only resale via the secondary market.
Q05What is the consortium behind Lentor Mansion?
Lentor Mansion was developed by GuocoLand (Singapore) Pte. Ltd. together with Intrepid Investments Pte. Ltd., a Hong Leong Holdings subsidiary. GuocoLand also led Lentor Modern (2022) one stop away on Lentor Central, and the same consortium reappeared at Lentor Central Residences (2025) alongside CSC Land Group. The Lentor Hills Estate is effectively a GuocoLand-anchored cluster.
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