Lentor Gardens Residences
OCRGLS awarded
Research, not a listing. Market research by HomeVestor (Crestbrick Pte Ltd, CEA Licence No. L3010886H), tracking launches announced in URA Government Land Sales records and public announcements. Crestbrick is not the appointed marketing agency for this project, and this page is not an advertisement or offer of any property for sale. Project details are indicative estimates until the developer confirms; figures marked “estimate” are HomeVestor model output, not developer prices. Data: Urban Redevelopment Authority, under the Singapore Open Data Licence. General market information on this page was last updated on 12 Jul 2026. For educational purposes only — not financial advice.
$2,045–$2,307
indicative $psf (est.)
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. |
| 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.
Nearby resale + launch premium — comparable resale within ~1–2 km × the OCR new-launch premium
$2,176
Recent OCR launches — median achieved $psf of currently-selling OCR launches
$2,072
Land + construction — awarded land $920 psf ppr + ~$290 construction (spec tier, location-independent) + efficiency & margin
$2,070
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
What it is
An indicative $psf band — HomeVestor model output, not a developer price. The developer has announced no pricing.
Anchors
We triangulate up to four references: nearby
resale $psf (URA, within ~1–2 km) uplifted by the measured
new-launch premium; the median achieved $psf of
currently-selling launches in the same region; launches now selling nearby; and, where the site was tendered, the
GLS/collective-sale land price plus a roughly fixed construction cost, uplifted for saleable-area efficiency and margin (see the
land-to-launch model). The band midpoint is the resale-based anchor; the others set the band’s width.
Premium
The OCR new-launch premium (~40%) is estimated from URA developer-sales medians against nearby resale for launches now on the market.
Source / period
URA Data Service developer sales & transactions, trailing ~14 months; nearby resale from the HomeVestor fair-value set.
Note: a wide band reflects genuine uncertainty before launch. Treat it as a yardstick to test the developer’s eventual pricing against — not a quote.
For educational purposes only — not financial advice, not an offer or quotation.
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.
See undervalued resale in this area ›
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
Basis
Take-up is the region cohort of projects with URA developer-sales activity; nearby supply counts unsold units within ~2 km plus tracked pipeline sites.
Source
URA Data Service developer sales & pipeline; HomeVestor launch pipeline.
For educational purposes only — not financial advice.
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
Stamp duty
BSD tiers and ABSD rates per IRAS (in data/rates.json, verified 9 Jul 2026).
Payments
Standard Normal Payment Scheme for building-under-construction; stages are indicative.
Breakeven
All-in entry cost recovered net of ~3% selling costs and Seller’s Stamp Duty for the exit year; ignores loan interest and price growth.
Note: Confirm stamp duties with IRAS; ABSD remissions may apply to some buyers.
Indicative only — not financial advice or a quotation.
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.
Implied price vs region cohort
~+5% above selling OCR launches
Rich
OCR launch absorption
cohort median 99% sold
Strong
Nearby competing supply
~0 unsold + 0 pipeline units <2 km
Light
Transit access
Lentor ~437m
Good
Tenure optionality
99-year leasehold
Standard
Three things to check at launch: (1) where the developer’s actual $psf lands versus the band above; (2) whether early take-up beats the region cohort; (3) whether nearby competing supply is rising or clearing. A licensed advisor can run these against your own budget and timeline.
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 ›Crestbrick Pte Ltd · Estate Agent Licence No. L3010886H · a HomeVestor advisor will be assigned · consultation is general advice, not a project sales pitch.
Contains information from the Urban Redevelopment Authority (private residential transactions, developer sales, Government Land Sales and pipeline) accessed via the URA Data Service and data.gov.sg, and from the Singapore Land Authority (OneMap), made available under the
Singapore Open Data Licence v1.0. HomeVestor is not endorsed by, and does not represent, any government agency.