LENTORIA
How is this worked out? — this project’s 3 sub-scores, from its own data
Lentoria is a 95-yr remaining leasehold project in D26 Ang Mo Kio with limited yield data, thin liquidity and strong school demand (CHIJ St. Nicholas Girls' School (Primary) within 1 km). It sits ~2.1 km from the Ang Mo Kio & Sengkang West growth node (announced).
- Capital growth buyers
- Family demand buyers
- pure rental-yield investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
- Factor lease decay into your exit horizon.
Investment report
A plain-language read on Lentoria — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- In the Ang Mo Kio & Sengkang West URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
- Strong transaction liquidity — 40 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
- Oversubscribed primary school (CHIJ St. Nicholas Girls' School (Primary)) within 1 km — a durable family-demand anchor.
- Lentor MRT Station MRT within ~415 m — walkable transit underpins rent and resale.
- Positive recent price momentum — median $psf up ~7% versus the prior period.
- Long remaining lease (~95 yrs) — minimal near-term lease-decay drag.
- Entry $psf sits ~34% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $2,334 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $2,264 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $1,754 psf |
| HomeVestor fair range | $1,853–$2,406 psf ≈ $1,695,495–$2,201,490 for a ~915 sqft unit |
See the D26 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Lentor MRT Station · ~415 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | LENTORIA |
| Street Name | Lentor Hills Road |
| Property Type | Condominium |
| Tenure | 99 yrs from 2022 · ~95 yrs left |
| District / Planning Area | D26 / Ang Mo Kio |
| Completion | Under construction · TOP pending |
| Number of units | 267 units |
| Highest floor in the project | 18 |
| Developer | LENTOR VIEW PTE LTD |
| Land Area (sqm) | 17,137 |
| Master Plan Plot Ratio | 3.0 |
All transactions (250)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|