New Lentor Condo Launch Review . 6 Mins Walk to MRT
By TID Hong Leong Group + Mitsui Fudosan . Request Updates

Here we review the Lentoria condo, a new residential project that will launch for sale in Lentor Hills Estate. This new private housing estate sits in a quiet neighbourhood, comprising landed homes, and some low to mid-rise condominiums.

Artist's Impression . Lentor Hills Estate . Land Parcel Sale by URA

Artist’s Impression . Lentor Hills Estate . Land Parcel Sale by URA

The developer for this condominium is TID Residential, an established partnership of Hong Leong Group and Mitsui Fudosan. Incidentally TID is one of the collaboration of developers that recently launched Lentor Hills Residences, just across Lentor Hills Road.

Lentor Hills Residences did relatively well at its launch weekend of 8 – 9 July 2023. It sold about 50% of its 598 units on that weekend alone, at an average pricing of $2,080 PSF.

Lentoria residences could be targeting a similar response and buyer profiles, given the similar developers and convenience of location.


The Lentoria Residence . The Site

Of the surrounding new land parcels, the Lentoria site is one of the smaller ones. It can potentially offer up to about 265 units, half that of Lentor Hills Residences and Lentor Modern. So it should appeal to residents who prefer a smaller, more exclusive environment.

Lentoria Site Location Plan . In Lentor Hills Estate

Lentoria Site Location Plan . In Lentor Hills Estate

It also has the advantage of its entire west and south-west side facing landed houses and low-rise buildings. This potentially offers wide unblocked views over Teachers’ Estate, all the way to Thomson Nature Park and Peirce Reservoir Park. The parks are actually reachable on foot, 25 minutes walk away.

They form part of the Central Water Catchment Area, the largest nature reserve in Singapore. Besides providing soothing views of lush vegetation and water, it is home to a rich diversity of flora and fauna.

The Lentoria Location Site Map . Source Google Maps

The Lentoria Location Site Map . Source Google Maps


The Lentoria Condo . The Neighbourhood

Residents can jog or cycle to Lower Seletar Reservoir and Park to the north of the estate too, via the Linear Park along Tagore Road. In fact, in the neighbourhood of Lentor Hills, there are some 157 hectares of parks, nature reserves, and reservoirs. They offer boardwalks, nature trails, and a peaceful sanctuary for de-stressing, with their cool greenery and water views.

Perhaps that’s why in their masterplan, URA envisages the estate as a pedestrian-friendly precinct set amidst lush greenery. So its layout emphasises lots of green spaces, with safe paths for cyclists and pedestrians.

Existing greenery from the former secondary forest has been retained and incorporated into a ‘Hillock Park’, to serve the neighbourhood. From the park, ‘green fingers’ radiate and link to Tagore Road Linear Park, and to some of the housing sites. One of these ‘green fingers’ continues on to border the Lentoria condo site on its north-east.

Future residents here will also be fairly well served in terms of day to day needs. The Lentor Modern mall, currently under construction and estimated to complete in 2026, is 5 minutes walk away. It will provide a fairly big supermarket, eateries, shops, services, and a childcare centre.

Lentor Modern Public Plaza at Lentor Central

Lentor Modern Public Plaza at Lentor Central

The HDB estate south-east across Yio Chu Kang Road also offers the usual neighbourhood shops, stalls, and food outlets. Shops at block 603, foodcourt at blocks 608, 626, 629, market at block 628, and so on.


New Lentor Hills Condo . Connectivity

The site is equally well served where connectivity, and access to public transport are concerned. Lentor station, on the Thomson-East Coast MRT Line (TEL), is 400 metres or 6 minutes walk away.

It provides easy connectivity to main business hubs, like Woodlands Regional Centre, and the city centre and Marina Bay.

And to the Orchard Road shopping belt too. The train ride from Lentor to Orchard station is about 22 minutes long. When fully completed, the TEL will bring residents to the east coast of Singapore as well.

Along the way, TEL joins the Circle Line at Caldecott station, the Downtown Line at Stevens station, and the North-South Line at Orchard station.

Lentor station is directly connected to Lentor Modern mall. That makes for a seamless experience. One can well imagine taking the train back from work, grabbing dinner at the mall, and then strolling home.

Artist's Impression . The Lentoria Residences Location Map . Amenities & Features

Artist’s Impression . The Lentoria Residences Location Map . Amenities & Features

Besides TEL, a network of trunk roads and expressways serve the estate. The nearest expressway, the Seletar Expressway that leads to the CTE, is 5 minutes drive away.

In addition, the upcoming North-South Corridor (NSC) due to complete in 2029, is 5 minutes drive away too.

This will be more than just a new expressway connecting north Singapore to the City Centre in the south. It will incorporate dedicated bus lanes, allowing bus commuters to shave 10 to 15 minutes off their journey. It will also incorporate a cycling route linking with local cycling paths and the Park Connector Network, along its length. Which undoubtedly expands the number of places around the island that active mobility users and cyclists can get to safely.


The Lentoria Singapore . Features

Of all the new sites here, this project is likely the only one that is comfortably within 1KM radius of both CHIJ St Nicholas Girls’ School, and Anderson Primary School. Buyers may value this proximity to good schools not just for for their own children, but also with an eye to leasing out or re-selling in future.

The project is also among the first in the brand new Lentor Hills private residential estate development. This is being built on previously empty land, between the landed homes of Lentor Estate and of Teachers Estate. And as it grows and transforms, Lentoria will reap the benefits of that transformation, in a shiny new neighbourhood.


The Lentoria Condominium . The Design

The site is designated for private housing development, comprising a condominium with communal facilities. It will be lushly landscaped to enhance the overall greenery, in keeping with the vision for the estate. This should make for a very attractive living environment indeed, and hopefully promote an active lifestyle.

The Lentoria Residence Site Location Map . From Google Maps

The Lentoria Residence Site Location Map . From Google Maps

As for Lentoria residences itself, its massing and design should relate sensitively to its site topography, and surrounding context.

To that end, the site will have two zones:
. A low-rise zone of up to 8 storeys high, facing Lentor Hills Road.
. A high-rise zone of up to 19 storeys, inclusive of sky terraces, fronting Yio Chu Kang Road.

Its building façade will employ design strategies to handle Singapore’s tropical climate, for the comfort of occupants. This includes features of tropical architecture that help channel wind flows and ward off heat, like balconies and window ledges.

The façade will also be well-articulated, with a balance of walls, voids, windows, and recesses, for visual aesthetics.

In addition, each residential block in the high-rise zone will incorporate a double-volume sky terrace. Besides enhancing visual porosity, it provides access to surrounding views, especially those towards Thomson Nature Park and Peirce Reservoir.

The edges of these sky terraces will be lushly planted. This will be visible at street level, adding to the overall “lush green verdant environment”.


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    Project FactSheet

    Developer TID Residential Pte Ltd
    (JV of Hong Leong Group & Mitsui Fudosan)
    Status Condominium (Foreigners eligible to buy)
    Address Lentor Hills Road (Lentor Estate)
    District 28
    Site Area 10,819 m² (116,455 sq ft)
    Gross Floor Area 22,719.9 m² (244,557 sq ft)
    Plot Ratio 2.1
    Tenure 99 year leasehold
    Building Height Low-Rise Zone
    Up to 8 storeys fronting Lentor Hills Road
    High-Rise Zone
    Up to 19 storeys (including sky terraces)
    Architect TBA

    The Lentoria Floor Plans

    The Lentoria condo floor plans are not ready yet. Kindly drop us a note below if you wish us to send you the floor plans once available. Thank you.

    The Lentoria Condo Site Plan

    The Lentoria residence site is a kite-shaped corner land parcel, with quite an open outlook.

    It is bounded on three sides by estate roads. There is Lentor Hills Road on its north-west, across which are a couple of upcoming condos and Hillock Park.

    Then Lentor Gardens lane to its south-west. Across that we have a church and the low-rise landed houses of Mun Wah Garden and Teachers’ Housing Estate. Units facing this side will get the west sun at an angle. But they will also get lovely unblocked views all the way to Peirce Reservoir and the Central Catchment reserves. Not many other sites here can offer that over the long term.

    South-east, Yio Chu Kang Road separates the site from a mix of HDB flats, landed homes, and a condominium. Finally, a ‘green finger’ extending from Hillock Park borders the north-east boundary. This provides a green buffer from whatever development will eventually arise on the currently-empty plot beside it.

    View of Land Parcel . Source URA

    View of Land Parcel . Source URA

    As mandated by URA, all green buffer areas of the site will be well-planted with trees and shrubs. Intended to form a visual extension of the surrounding greenery, and help to create a lush and verdant neighbourhood.

    Vehicular access to the site, including pick-up / drop-off points for cabs, shall be along Lentor Hills Road.

    The Lentoria Showflat · Viewing

    The Lentoria condo showflat is not open for viewing yet. Kindly drop us a line below if you wish to be kept posted on when the showflat opens for viewing appointments.

    For Illustration Only. Lentor Hills Showflat by TID

    For Illustration Only. Lentor Hills Showflat by TID

    Lentoria Condo Prices · Unit Types

    The Lentoria Residence Pricing . Unit Types & Sizes


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

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

    The Lentoria Prices


    Indicative pricing is not disclosed yet. Kindly drop us a note below if you wish to be kept updated on the prices.

    Unit Desc Unit Type Nett Price (SGD)
    1 Bedroom A TBA
    2 Bedroom B TBA
    3 Bedroom C TBA
    4 Bedroom D TBA
    The Lentoria Condo Pricing Background

    The Urban Redevelopment Authority (URA) awarded the tender for this site to TID Residential Pte Ltd, on 19 September 2022.

    TID had submitted a top bid of SGD$276,360,000, which works out to $1,130 per square foot per plot ratio (PSF PPR), based on the land size of 116,455 square feet, and 2.1 plot ratio.

    The breakeven could therefore come in at around $1,800 PSF, after adding the development, financing and overhead costs.

    Leonard Tay, head of research at Knight Frank Singapore, has estimated a future selling price of SGD$2,000 to $2,100 PSF. Going by the average launch price of $2,080 PSF for Lentor Hills Residences opposite, that seems a pretty reasonable expectation.

    About the Developer

    The Lentoria Singapore is being developed by TID Residential Pte Ltd. TID is a joint venture, established in 1972, between property developers Mitsui Fudosan and the Hong Leong Group.

    It therefore brings to the table a unique combination of Japanese-Singapore talents and management styles. The partnership has set a track record of quality projects, such as at Optima @ Tanah Merah, and Nathan Suites. In collaboration with various sister companies, it has developed 36 residential projects together, along with hotel, commercial, and industrial properties.

    Hong Leong Holdings Limited (HLHL)

    Hong Leong Holdings was incorporated in 1968, as the privately-held property investment and development arm of Hong Leong Group. It was hence one of the pioneers of the Singapore property market, and a major real estate player today.

    To date, HLHL has been involved in almost 100 residential projects, and manages some 10 commercial properties. Some of iconic or distinctive ones, including in partnership with its sister companies, include The Tate Residences at Claymore, The Avenir at River Valley, Grange Heights, Alto, One Balmoral, 76 Shenton, and the Atria @ Meyer.

    Artist's Impression . The Avenir by Hong Leong & Guocoland & Hong Leong

    Artist’s Impression . The Avenir by Hong Leong & Guocoland & Hong Leong

    Mitsui Fudosan

    Mitsui Fudosan was established in Japan in 1941. Since its incorporation, it has engaged in the development and management, of hotels, resorts, retail facilities, residences, and office buildings.

    It is now one of Japan’s largest global real estate companies, and integrated property developers. Over the years, the company has delivered some 145,000 homes in Japan, and more than 8,800 buildings. Its consolidated annual sales in 2019 alone came to SGD$25 billion.

    Examples of its projects are Tokyo Midtown in Roppongi, Halekulani Hotel in Honolulu, and 50 Hudson Yards in New York. Those in Singapore include St Regis Hotel & Residences, and The Oceanfront @ Sentosa Cove.

    Oceanfront at Sentosa by TID . Developer for The Lentoria Condo Singapore

    Oceanfront at Sentosa by TID . Developer for The Lentoria Condo Singapore

    Lentoria Condo Location · Features

    Artist's Impression . The Lentoria Condo Location Map . Amenities & Facilities

    Artist’s Impression . The Lentoria Condo Location Map . Amenities & Facilities

    1. Location. The Lentoria location sits at the junction of Lentor Hills Road and Lentor Gardens, off the Thomson area. This is a mainly private housing neighbourhood, that historically comprised mostly landed houses to start with. Over time, it added a few condominiums, and Ang Mo Kio estate expanded to its doorstep. This part of Singapore is also prized for its proximity to quite a few nature reserves, parks and reservoirs.

      Lentor Hills Road, and Lentor Gardens, actually lie within the new estate in this area, the Lentor Hills Estate. Under URA’s masterplan, Lentor Hills will spring up on the previously forested land between Teachers Estate and Lentor Estate. It will incorporate new amenities, and retain patches of greenery in the form of Linear Park and Hillock Park.

    2. Nearest MRT Station. Lentoria residence is 6 minutes walk down Lentor Hills Road from Lentor station on the Thomson-East Coast Line (TEL). Currently the TEL is already operational to Gardens by the Bay. The rest of it will be up and running to East Coast and Bedok by 2025.

      Along the way, the line also brings residents to Thomson Road, Bukit Timah, Orchard Road, Shenton Way, and Marina Bay.

      In the other direction, Lentor is three MRT stops to the Woodlands Regional Centre. Under URA’s masterplan, 100 hectares of land here is slated for development into a commercial, research, learning, and innovation hub.

      The TEL links commuters to other MRT lines too – like the Circle, Downtown, North-East, North-South, and East-West lines. That makes it much easier for residents to get to most places in Singapore.

    3. Shops, Supermarkets, F&B, Banks. The estate will be served by the brand new Lentor Modern Mall, 5 minutes walk up Lentor Hills Road. This mall is part of Lentor Modern mixed development, comprising homes and retail space directly linked to Lentor MRT station.

      Targeted to complete in 2028, the retail space here will span over 96,000 square feet. It will provide residents with not just a fairly large 12,000 square feet supermarket, but also a 10,000 square feet childcare facility, and more than 50 F&B outlets, services, and shops.

      There are also the HDB neighbourhood shops, and wet market, 10 to 15 minutes walk across Yio Chu Kang Road.

      Another shopping option is Thomson Plaza, linked to Upper Thomson MRT station, 3 stations down the TEL. Or one could take a direct train eight stations down to Orchard Road, a roughly 20 minute ride.

    4. Schools & Academic Institutes. Both CHIJ St Nicholas Girls’ School, and Anderson Primary School, are likely within 1KM radius of the Lentoria residences location.

      Ai Tong School at Bright Hill station is two stops down the TEL MRT line, but not within 1KM radius. Then there are the secondary and tertiary schools in the general vicinity. These include Catholic High at Bishan, Presbyterian High School, Raffles Institution, Raffles Girls’ School, Anderson Serangoon Junior College, and Nanyang Polytechnic.

    5. Sports, Nature & Recreation Venues. The Lentoria location is near the Central Water Catchment area, with its proliferation of reservoirs, nature parks, and reserves. It straddles between Lower Peirce Reservoir & Park and the 50-hectare Thomson Nature Park to the west, and Lower Seletar Reservoir and Park to the north.

      Closer home, Lentor Hills has its own little patch of greenery as well. Hillock Park, across Lentor Hills Road, is the highest point here, and links to the Linear Park connector.

      The award-winning Bishan-Ang Mo Kio Park, 10 minutes drive away, and the Yio Chu Kang Stadium & Sports Complex, 2 KM away at Ang Mo Kio Avenue 5, are other recreational options.

      All told, this place should appeal to buyers who like being surrounded by a wealth of nature, parks, and greenery.

    6. Accessibility. The site is well-connected to major arterial roads, and to the expressway network. It is about seven minutes drive from both the CTE (Central Expressway) via Yio Chu Kang Road, and the SLE (Seletar Expressway) via Lentor Avenue. Better yet, it will be two minutes drive from the NSC (North-South Corridor), the upcoming expressway slated for completion around 2029.

      Once on the CTE, it takes roughly 35 minutes off-peak to get to the city centre and Marina Bay. This timing should improve when the NSC is operational.

      It also currently only takes about 20 minutes to get to Changi Airport, courtesy of the Seletar and Tampines expressways.


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