Lentor Gardens Residences
The site
| Location | Lentor · D26 · Outside Central (suburban) |
| Type / tenure | Private condo · 99-yr |
| Estimated units | 530 (est. until developer confirms) |
| Status | GLS awarded |
| Expected launch | 2026 (indicative) |
| GLS land price (awarded) | $920 psf ppr · S$429m · 2025-04 Kingsford Huray · Awarded Apr 2025; adjacent Lentor Central later set a record $1,278. |
| Main contractor | QJI – GCC Joint Venture (per developer marketing material) source |
| Nearest MRT/LRT | Lentor · ~437 m |
| Schools within 1 km | 1 |
| Primary source | stackedhomes.com |
Indicative pricing outlook
The developer has not announced pricing. This is HomeVestor’s indicative $psf band from URA data — a yardstick, not a quote. It triangulates three references: nearby resale uplifted by the measured new-launch premium, what currently-selling launches in the region achieve, and — where the site was tendered — the land price the developer paid.
The midpoint implies a ~+40% new-build premium over comparable resale nearby (median $1,559 psf, OCR condos within ~1–2 km) — the premium buyers here have historically paid for a fresh 99-year lease and new product. That mid sits +5% versus currently-selling OCR launches (median $2,072 psf) — richer than its regional cohort, so more of the upside is already priced in.
From the land price: the developer paid $920 psf ppr — effectively ~$1,021 after 6% BSD and the 5% non-remittable ABSD on residential land. Construction for this spec runs a roughly fixed ~$290 psf (+9% non-recoverable GST), so the break-even is ~$1,408 psf. Adjusting for saleable-area efficiency and a typical margin points to a launch around $2,070 psf (~2.25× the land). (construction, tax & method ›) An independent cross-check on the resale-based band above.
How is this worked out? — anchors, premium, period
How the price is built from cost
A developer’s launch price starts from what the site and the building actually cost — including the taxes that never appear on a brochure. Here is that build-up for this site, per square foot. (Construction is a spec-tier estimate; see the land-to-launch model for the sources and method.)
| Land (awarded bid) | $920 psf ppr |
| + Stamp duty on land 6% BSD + 5% non-remittable ABSD | +$101 |
| Construction mass-market spec, location-independent | $290 |
| + GST on construction 9%, non-recoverable on residential | +$26 |
| Break-even ÷ 0.95 saleable-area efficiency | $1,407 |
| + Soft costs & developer margin fees, marketing, finance, ~10–13% margin | +$352 |
| Cost-plus floor | $1,759 |
| Indicative launch this page’s estimate (resale + cost anchors) | $2,176 |
| Premium over cost-plus floor what the market pays above build cost | +24% |
Nearby resale — what the neighbours trade at
Median transacted $psf of the nearest comparable condos (URA, past ~5 years). Unit-level details are masked. This is the “or buy resale instead” benchmark the pricing band is measured against.
Compare this launch vs buying resale › Undervalued resale nearby ›
How OCR launches are selling
Across 46 currently-selling OCR projects (URA developer sales): a median of 99% of units sold to date, and 91% are past 80% sold. Typical first-month take-up in this region ran ~70%. A launch priced into a slow-absorbing cohort carries more exit risk.
Competing supply nearby
Within ~2 km: about 0 unsold units in launches already selling, plus 0 units across 0 other pipeline projects we track. More competing new supply caps how fast a launch can raise prices — and how easily you resell before TOP.
How is this worked out? — cohort, source
What makes a launch sell — the opening month decides ›
Money math — stress-test a price
Enter an indicative $psf and unit size to see stamp duties, the progressive-payment timeline and the resale price you’d need to break even. All figures estimates.
How is this worked out? — stamp duty, payment scheme, breakeven
Launch-readiness scorecard
Five evidence signals — leads, not a verdict. We don’t tell you to buy or not; we show what the data flags so you know what to verify at the showflat.
Planning a new-launch or resale purchase?
Speak with a licensed Crestbrick advisor about your budget, stamp duties, financing and whether a launch or a resale unit better fits your goals. This is a general advisory consultation — we are not selling you a unit in any specific project unless we are its appointed agency.
Request a consultation ›