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New Lentor Hills Launch . 2 Mins Walk to Lentor MRT
Register for Updates . By GuocoLand & Hong Leong

Welcome to our review of Lentor Hills Residences. This is an upcoming condominium in the new Lentor Hills Estate, that is set within a largely private housing area. The relatively quiet neighbourhood is composed mainly of landed homes, and low to mid-rise condominiums.

It occupies a prized site here, being right beside Lentor Central, and therefore opposite Lentor MRT station and Lentor Modern.

Lentor Hills Residences Location Site Plan . Source URA Map

Lentor Hills Residences Location Site Plan . Source URA Map

Lentor Modern is a mixed-use development currently under construction, that will house the new neighbourhood mall and apartments. This mall will provide a childcare centre, shops, eateries, and a fairly large supermarket to serve residents of the estate and surrounding areas.

Lentor Hills Residences will be connected to both the MRT station and Lentor Modern mall by a covered linkway. Which means residents enjoy immediate sheltered access to amenities and the MRT network, while keeping their own grounds and gardens.

It is being developed by a consortium of GuocoLand (also responsible for Lentor Modern), Hong Leong Holdings, and TID. All three are premium developers in Singapore, with a long-standing reputation for quality products.


Note: This is NOT an advertisement for sale.

The Lentor Hills Residences site is also special because it is one of only five sites clustered round Hillock Park. Hillock Park, as its name probably implies, occupies the highest point here; the five sites slope up to it.

This area was originally secondary forest, and Hillock Park was planned to retain a patch of that for posterity.

Lentor Hills Residences Location Plan . Schematic of Neighbourhood

Lentor Hills Residences Location Plan . Schematic of Neighbourhood

The five sites are separated by green fingers radiating out, that serve as connectors to the surroundings and the MRT. Which means this Lentor Hills condo will enjoy some buffer from its immediate neighbours, especially the side facing Hillock Park.

In fact the layout of this new estate focuses on green spaces, and safe access for pedestrians and cyclists. URA, in its masterplan, envisages it as a pedestrian-friendly neighbourhood set in lush greenery.

Lentor Hills Condo . Site Aerial View from South

Lentor Hills Condo . Site Aerial View from South

It is in between a number of nature reserves and reservoirs, and within reach of recreational venues too. Besides the Hillock and Linear Parks within the estate, we have the Lower Seletar Reservoir and Park to the north.

And to the east lie Thomson Nature Park, and Lower Peirce Reservoir and Park, in the Central Water Catchment Area.

On a more practical side, an attraction for young families could be that Anderson Primary School is within 1 KM radius. Some stacks here could also possibly be within 1 KM of St Nicholas Girls Primary School.

Lentor Hills Location Map . Nature Reserves & Expressways . Click to Enlarge

Lentor Hills Location Map . Nature Reserves & Expressways . Click to Enlarge

Transport-wise, besides the Thomson-East Coast MRT Line, a network of expressways and arterial roads serve residents in the estate. One of them is a new highway, the North-South Corridor (NSC), that is being built very close by. It will not only be closer to hand than the CTE (Central Expressway), but will lighten the traffic on both.


Lentor Hills Condominium . The Vision

The developers will bring their wealth of experience in residential and mixed developments, to spearhead the transformation of Lentor Hills.

In developing Lentor Modern for instance, GuocoLand Group’s Chief Executive Officer Mr Cheng Hsing Yao explained their vision thus: “We are known to transform neighbourhoods, as can be seen in Tanjong Pagar and the upcoming Midtown area at Bugis-Beach Road. We see immense potential for this project to redefine the Lentor Hills area as an exciting residential and lifestyle destination.”

Martin Modern by GuocoLand . Sky Terrace

Martin Modern by GuocoLand . Sky Terrace

Lentor Hills Residences will ride upon the growth of Lentor Hills as a lifestyle destination. Hong Leong and GuocoLand intend to build upon the unique context of this site and its surroundings.

They will integrate it with the greenery of Hillock Park, and the green fingers radiating from the park. It will be lushly landscaped as well, in keeping with the overall greenery of the area. The plan is to create an attractive environment that fosters an active lifestyle amidst greenery.

Artist's Impression . View from Linear Park towards Hillock Park

Artist’s Impression . View from Linear Park towards Hillock Park

Appropriate building typologies shall be used in this new development too, to respond sensitively to the scale and form of the neighbourhood. Namely the landed homes, the parks, and Lentor Modern mixed development across Lentor Central.

Access to the site will align with the public plaza at Lentor Modern, that serves as the point of arrival to the estate from the station. This station on the Thomson-East Coast MRT Line (TEL) will take residents directly to major business hubs. Such as the CBD and Marina Bay Financial District, as well as Woodlands Regional Centre.

Artist's Impression . Lentor Modern Plaza . Access to Lentor MRT Station

Artist’s Impression . Lentor Modern Plaza . Access to Lentor MRT Station

Response to this Lentor Hills condominium launch is likely to be fair, given the convenience of the site, pedigree of the developers, and lower supply of new housing in recent years. It can also tap on pent up demand from long-time residents in the area.

It is also within reach of various recreational venues. Like the future Hillock and Linear parks within the estate. Or the Yio Chu Kang Stadium & Sports Complex, the Lower Peirce Reservoir and Park, and Thomson Nature Park nearby.


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    Lentor Hills Condo . The Design

    This land parcel is zoned for residential development, which will comprise a condominium with full communal facilities. However a minimum of 5,380 square feet has been set aside for an infant and childcare centre too. The centre is expected to accommodate up to 100 children, including infants. (This is in addition to the 10,000 square feet Early Childhood Development Centre at Lentor Modern next door.)

    The site is not flat, but slopes uphill towards Hillock Park to its rear. This will make for some pretty interesting landscaping and architectural features.

    In fact the massing of Lentor Hills Residences is designed to relate sensitively to the natural topography of the site and the surrounding context.

    To that end, the site features three zones:
    . A low-rise zone of up to 8 storeys high, fronting Lentor Hills Road.
    . A mid-rise zone of up to 16 storeys, including sky terrace, fronting the south-west green finger.
    . A high-rise zone of 23 storeys, inclusive of sky terrace, fronting the north-eastern green finger and Hillock Park.

    The building façade utilises tropical design strategies to adapt to Singapore’s climate, for the comfort of its residents. It is well-articulated with a good balance of voids or windows vs walls, for visual porosity. It will adopt elements of tropical architecture that help ward off the worst of the heat, such as window ledges, balconies, sky terraces, and vertical green walls.

    Artist's Impression . Lentor Modern . Example of Design Strategies

    Artist’s Impression . Lentor Modern . Example of Design Strategies


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      Project FactSheet

      Name Lentor Hills Residences
      Developer GuocoLand (Singapore), Intrepid Investments and TID Residential
      Status Private Condominium (No restrictions on ownership)
      Address 15 Lentor Hills Road, Singapore 787080
      District 28
      Site Area 17,136.9 m² (184,462 sq ft)
      Floor Area 51,411 m² (553,388 sq ft)
      Plot Ratio 3
      Tenure 99 Years Leasehold
      No. of Units 598
      Architect TBA

      Lentor Hills Condo Floor Plans

      The Lentor Hills Residences floor plan layouts are not finalised yet. Please leave us your contact details in the Form below if you wish for the floor plans to be sent to you when available.

      Lentor Hills Residences Site Plan

      This project site is one of the five land parcels around Hillock Park, beside Lentor Central and Lentor MRT station. It is roughly triangular in shape, and occupies the ground to the south-east of the park.

      Hence it borders Hillock Park on its north-west, and fingers of the park on its north and south-west sides. That being so, its only road frontage is on its south-east along Lentor Hills Road, a small estate road.

      This makes for a pretty quiet location, without heavy traffic noise.

      Lentor Hills Condo Site Location . URA Plan for Lentor Hills Estate

      Lentor Hills Condo Site Location . URA Plan for Lentor Hills Estate

      The land around the site was forested previously, of which Hillock Park is meant to preserve a remnant. So at the moment the views on most sides to Lower Seletar and Peirce reservoirs are unblocked. But as each land parcel in the vicinity is built up, these views will become obstructed.

      However there might be pocket views in between eventually, partly due to the low-rise landed nature of the surrounding.

      Lentor Hills Residences Showflat · Viewing

      The Lentor Hills showflat is not ready for viewing yet. Please leave us your contact details in the Form below if you wish to be kept posted on when the showflat becomes available.

      Showflat by GuocoLand for Midtown Modern

      Showflat by GuocoLand for Midtown Modern

      Lentor Hills Residences Prices · Unit Types

      Lentor Hills Condo Prices . Unit Types & Sizes . Click to Open / Close


      Unit Description Type No. of
      Strata Area
      (sq m)
      Strata Area
      (sq ft)
      1 Bedroom A TBC TBA TBA
      2 Bedroom B TBC TBA TBA
      3 Bedroom C TBC TBA TBA
      4 Bedroom D TBC TBA TBA
      Total Number of Units TBA

      Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

      Lentor Hills Condominium Prices . Click to Open / Close


      The Lentor Hills condo pricing has not been decided yet. Please drop us a note via the Contact Form if you wish to be kept updated on the pricing when finalised.

      Computations for Lentor Hills Residence Pricing . Click to Open / Close

      The GLS (Government Land Sale) tender for this site closed on 18 January 2022 with four bids. The top bid of SGD$586.6 million came from a joint venture of Hong Leong Holdings with GuocoLand and TID.

      Based on the site area of 184,462 square feet, this works out to a land rate of $1,060 PSF PPR (per square foot per plot ratio).

      After factoring in all the development costs, overheads, financing and marketing fees, the break even could be around $1,700 PSF. Analysts are therefore guessing at possible sale prices of around $2K PSF.

      But much will depend on the response to the launch of Lentor Modern. If it were to match the sell-out figures of AMO Residence, the pricing here could accordingly go even higher.

      About the Developer

      Lentor Hills Residences is being developed by a consortium of two heavyweight property players in Singapore.

      Intrepid Investments (a unit of Hong Leong Holdings) teamed up with TID (a tie-up of Hong Leong and Mitsui Fudosan) and sister company GuocoLand for this venture. They submitted the top bid of SGD$586.6 million to acquire the GLS site. Perhaps because GuocoLand already has a stake in this upcoming estate, as they are developing Lentor Modern next door.

      It is evident they intend to leverage on that. In its press release, Hong Leong Holdings said, “We are pleased to achieve the highest bid for Lentor Hills Road Parcel A”, before adding, “We plan to build a 600-unit residential development where residents will benefit from the convenience of amenities nearby.”

      Having Lentor MRT station across the road “will add to the site’s overall appeal to buyers.”

      About Intrepid Investments . Click to Open / Close
      Hong Leong Holdings (“Hong Leong” or the “Group”)

      Intrepid Investments is a subsidiary of Hong Leong Holdings Limited.

      Hong Leong’s first foray into the real estate business started in the late 1960s. That was when it consolidated its property investments and interests as Hong Leong Holdings.

      Today it is one of the biggest and most trusted residential developers in Singapore. Over the years it has earned a reputation for efficient layouts and quality products. The Group also holds over 8 million square feet of lettable office, industrial, retail, and residential space.

      In the course of the last 60 years, Hong Leong has contributed much to the Singapore skyline. It is a market leader, having built over 100 mixed-used and commercial projects, and more than 130 residential developments.

      The Avenir Condo by Guocoland & Hong Leong

      The Avenir by Guocoland & Hong Leong

      Among its many past developments are Grange Heights, Sage, and One Balmoral in the Orchard Road area, The Tate Residences, One Shenton, The Residences at W Singapore, Atria and Aalto at Meyer Road, and Watermark at Robertson Quay.

      Hong Leong is also currently building Avenir at River Valley and Midtown Modern at Bugis in conjunction with GuocoLand, as well as Amber Park and Midwood.

      About TID Pte Ltd . Click to Open / Close
      TID Pte Ltd (“TID”)

      TID is a collaboration between Hong Leong Group and Mitsui Fudosan Co Ltd, a leading real estate company in Japan. It was incorporated in 1972.

      The partnership’s strength lies in its ability to offer better solutions, by combining Japanese management expertise with the Hong Leong team’s vast experience. It seeks to incorporate architectural fineness together with quality and creativity into its projects.

      Jovell by TID + Hong Leong

      Jovell by TID + Hong Leong

      In its past 50 years in Singapore, TID has helped build more than 35 residential, and some commercial developments.

      These include the exclusive Oceanfront @ Sentosa Cove, Nathan Suites, Forest Woods, Goodwood Gardens, and more recently the Jovell and Piermont Grand. It is at present developing one-North Eden at Buona Vista as well.

      TID also undertook a number of other projects with CDL, another sister company of Hong Leong. Amongst these are the St. Regis Singapore Hotel & Residences, Parc Emily, the Scala, MeyeRise at Meyer Road, and Bartley Ridge. St Regis Hotel took the 2009 “FIABCI Prix d’Excellence” award for the hotel category.

      One north Eden Mixed Development by TID

      One north Eden Mixed Development by TID

      About GuocoLand Limited . Click to Open / Close
      About GuocoLand Limited (“GuocoLand” or “The Group”)

      GuocoLand is a public company that listed on the SGX in 1978. It is headquartered in Singapore.

      The Group’s (and its subsidiaries’) primary business is in property development, investment, and management, as well as hotel management. They cover a range of commercial, retail, residential, and mixed developments, and hospitality projects.

      Besides Singapore, GuocoLand has operations in China and Malaysia, and with partners in Australia and the UK. In Malaysia for instance, it is involved in commercial and integrated developments, and even townships.

      Martin Modern at River Valley by GuocoLand

      Martin Modern at River Valley by GuocoLand

      Locally, GuocoLand has completed over 36 residential developments alone, adding more than 10,000 homes to the Singapore housing market. GuocoLand is especially known for its focus on premium products and prime locations.

      What is likely less well-known, is the Group’s growing experience and expertise in mixed or integrated developments. Guoco Tower, a landmark $3.2 billion integrated development at Tanjong Pagar Centre, is perhaps the most high profile of them. Standing over 280 metres high, it is currently the tallest building in Singapore. It houses Grade A offices, lifestyle F&B and retail space, the 5-star hotel Sofitel Singapore City Centre, and Wallich Residence’s luxury apartments.

      But coming up now are also Guoco Midtown, Midtown Bay, and the latest, Lentor Modern next door to Lentor Hills Residence.

      Tanjong Pagar Centre by GuocoLand . Developer for Lentor Hills Residences Singapore

      Tanjong Pagar Centre by GuocoLand . Developer for Lentor Hills Residences

      GuocoLand has amassed a portfolio of properties, including in major Chinese cities like Beijing, Nanjing, Shanghai, and Tianjin. As of 31 December 2021, GuocoLand Group’s total assets amounted to around $11.3 billion.


      An Award-Winning Developer

      One of GuocoLand’s top priorities is sustainability and eco-friendliness. Indeed several of its projects have earned the Building and Construction Authority (BCA) Green Mark Awards. Among these are Martin Modern, Goodwood Residence, Wallich Residence, Paterson Residence, Leedon Residence, Sophia Residence, Elliot at East Coast, and the upcoming Midtown Modern and Midtown Bay.

      Goodwood Residence by GuocoLand . Developer for the Lentor Hills Condo

      Goodwood Residence by GuocoLand . Developer for the Lentor Hills Condo

      The Group has also snapped up several other awards and accolades, both globally and locally, for the quality of their work. Such as the BCI Asia Awards, FIABCI Property Awards, International Property Awards, and South East Asia Property Awards.

      For more details on GuocoLand’s projects and awards, see https://www.guocoland.com.sg/

      Lentor Hills Residences Location · Features

      Lentor Hills Condo Location Map . Nature Amenities and Features . Click to Enlarge

      Lentor Hills Condo Location Map . Amenities and Features . Click to Enlarge

      1. Location. The Lentor Hills Residences location is along Lentor Hills Road in the Thomson area. This is a predominantly private housing neighbourhood with mainly landed homes. It is also prized for being close to a number of nature parks and reservoirs, and nature reserves.

        Lentor Hills Road is actually part of a new housing estate, called the Lentor Hills Estate. Under URA’s masterplan, this new estate will occupy the previously forested plot between the landed Lentor Estate and Teachers’ Estate. It will include new parks like Hillock Park and Linear Park, and new roads like Lentor Central and Lentor Gardens.

      2. Nearest MRT Station. Lentor Hills Residences is just opposite Lentor MRT station on the Thomson East Coast Line (TEL). Currently only this part of the TEL is operational. But the whole line will be up and running by the time our project completes.

        As GuocoLand says, this will allow residents convenient and “…immediate access to the Thomson-East Coast Line which takes people to Bukit Timah, Botanic Gardens, Orchard Road, Marina Bay all the way to East Coast.”

        Residents will also have sheltered access to Lentor station via a covered linkway that leads to the Lentor Modern plaza.

        The TEL directly connects to some other MRT lines as well – including the Circle Line, Downtown Line, North-East line, North-South Line, and East-West line. It makes for easy travel to over half the island.

      3. F&B, Supermarkets, Shops, Banks. The nearest shopping centre is right next door too, at Lentor Modern. This mixed development will provide at least 96,000 square feet of retail space. Within that will be a fairly big 12,000 sq ft supermarket, a childcare centre, over 50 shops, and eateries.

        There are also HDB neighbourhood shops, and a wet market within 10 minutes walk at Ang Mo Kio Ave 4.

        Another shopping centre within easy reach is Thomson Plaza at Upper Thomson MRT station, three stations up the TEL. Since this mall has sheltered access to the station too, it is another convenient all-weather option as well.

      4. Schools & Academic Institutions. Anderson Primary School is within 1 km radius of the Lentor Hills Residences location. As for CHIJ St Nicholas Girls’ School, it is possible that certain blocks on the site are within 1KM too.

        Other primary schools along the TEL MRT line are fairly easy to get to as well. Such as Ai Tong School at Thomson, and Catholic High at Bishan. Secondary and tertiary schools in the vicinity include Raffles Girls’ School, Raffles Institution, Presbyterian High School, Nanyang Polytechnic, and Anderson Serangoon Junior College.

      5. Sports, Nature & Recreation Venues. Lentor Hills’ location is close to the central water catchment area, with its wealth of nature reserves, parks and reservoirs. It lies right between Lower Seletar Reservoir & Park to its north-east, and the 50-hectare Thomson Nature Park and Lower Peirce Reservoir & Park to its west.

        In fact, residents here even have their own patch of greenery beside them as well. The Lentor Residence location is one of five sites clustered around Hillock Park, at the highest point here. Hillock Park links north-west to the Linear Park too. For the sports-minded, the Yio Chu Kang Stadium & Sports Complex is 2 KM away, at Ang Mo Kio Avenue 5.

        With the current growing appreciation of nature and wellness, this abundance of parks and greenery should appeal to many buyers.

      6. Map View of Surrounding Greenery . Source Google Maps

        Map View of Surrounding Greenery . Source Google Maps

      7. Accessibility. This site is quite easily accessible from the expressway network. It is about 7 minutes drive from both the Seletar Expressway via Lentor Avenue, and the Central Expressway (CTE) via Yio Chu Kang Road. And in future, it will be 2 minutes drive from the North-South Corridor, a new expressway currently under construction.

        Upon getting onto the CTE, it takes about 30 to 35 minutes driving time off-peak, to get to Raffles Place and Marina Bay financial districts. It is also pretty quick to get to Changi Airport – about 20 minutes via Seletar and Tampines expressways.


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