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What Is Lentor Hills Estate?
Lentor Hills Estate is a brand-new residential precinct in Ang Mo Kio/Upper Thomson, District 26, Singapore. Previously a low-density landed enclave, Lentor has been transformed into a vibrant new condo hub following the opening of Lentor MRT station on the Thomson-East Coast Line (TEL) in August 2022. The station provides direct connectivity to the CBD, Orchard Road, and Woodlands — making Lentor an attractive option for professionals who want suburban greenery without sacrificing connectivity.
Lentor Hills Estate — All New Launch Projects
1. Lentor Modern (Integrated Development)
The first major launch in the Lentor precinct. A mixed-use development directly integrated with Lentor MRT, featuring 605 residential units above a retail podium with supermarket, F&B and childcare. Developed by GuocoLand. Now largely sold — resale units trade at $2,000-$2,300 psf.
2. Lentor Mansion
A 533-unit, 99-year leasehold development by GuocoLand and Hong Leong Holdings at Lentor Gardens. Launched in 2024, it features 1- to 5-bedroom units and large landscaped grounds. Located a short walk from Lentor MRT. Indicative 2026 pricing: $1,900-$2,200 psf.
3. Lentoria
A 267-unit boutique development by TID Pte Ltd (a joint venture between Hong Leong Group and Mitsui Fudosan) at Lentor Hills Road. Its smaller scale creates natural scarcity. Indicative 2026 pricing: $2,000-$2,300 psf.
4. Hillock Green
A 474-unit development by Forsea Residence, Soilbuild Group and United Engineers at Lentor Central. Adjacent to Lentor MRT and integrated community club facilities. Launched in 2023, strong take-up. Indicative 2026 pricing: $1,900-$2,100 psf.
Lentor MRT — Thomson-East Coast Line Connectivity
Lentor MRT connects residents to:
- Orchard MRT: 6 stops — approximately 15 minutes
- Marina Bay MRT: 9 stops — approximately 25 minutes
- Caldecott MRT (CCL interchange): 2 stops
- Woodlands (future Johor-Singapore RTS): 10 stops north
Investment Analysis — Lentor Hills Estate 2026
The Lentor precinct has been Singapore’s most active new launch corridor in 2022-2025. Key investment considerations:
- Multiple new launches create rental competition: As units from Lentor Modern, Hillock Green, Lentoria and Lentor Mansion all complete around 2026-2027, rental supply will increase significantly. Rental yields may be compressed in the short term.
- Capital appreciation drivers: TEL extension northward adds more MRT stops; long-term Ang Mo Kio/Upper Thomson precinct appreciation
- Owner-occupier vs investor split: Lentor Modern has attracted more investors (smaller units, integrated MRT). Lentor Mansion and Lentoria have more 3-4 bedroom units targeting genuine owner-occupiers
Lentor Hills vs Other Growth Corridors in 2026
Compared to Tengah Garden Walk EC (April 11 VVIP Preview), Lentor Hills offers higher absolute prices ($1,900-$2,300 psf vs $1,250-$1,350 psf) for comparable connectivity. For eligible first-timer SC buyers, Tengah Garden Walk EC offers better value fundamentals — lower entry price, 0% ABSD, and JLD corridor growth story. For buyers who have exceeded the EC income ceiling or prefer the mature Upper Thomson location, Lentor Hills projects are the stronger choice.
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