Lentor Gardens Residences Review – Oversupply But Still Investable?

Introduction

For new readers that are uninitiated, we are a research-first real estate investment consultancy that specialises in helping investment minded property owners procure residential property primed for return on investment.

This article was written specifically to address the unique circumstances that surround Lentor Gardens Residences, highlighting the key risk that comes with it and proposing a viable mode of entry for it.

As a pretext, we see a lot of similarity in the self-rationalising thought process amongst buyers interested in buying into a River Valley new launch and a Lentor new launch project.

Both sets of buyers are attracted to the appealing location and are looking to rationalise themselves towards a purchase of a unit there. Having said that, this exposes you to self-confirming biases and extra due diligence is required to counteract that.

Key questions that needs to be answered before investing in Lentor Gardens Residences

1. Is there an investment case for Lentor Gardens Residences, despite it being the 7th new launch in Lentor, with 1 more yet to be launched?
2. How should you navigate the oversupply challenges in the Lentor area?
3. What criteria must Lentor Gardens Residences possess in order to outcompete the other 7 Lentor launches?
4. Will the future 8th Lentor GLS land plot possess a significant risk to Lentor Gardens Residences?

While we may not sound overly optimistic about the investment, we are intentionally taking a cautious view towards reviewing this opportunity to ensure our client makes the most stringent and cautious entry into this project.

We are Decoupling Expertise

We are a real estate investment consultancy that specialises in helping investors procure 2nd investment property.

Our expertise is grounded on 2 fronts:

1. Tax Optimisation – Finding the most tax optimised strategy for investment minded property owners to procure a second property by using strategies like decoupling property.
2. Research – Analyst by trait, Operator of our own dual property portfolio by experience. We pride ourselves for conducting profit focused, practical research to help our clients and readers shortlist investment property and validate purchase decisions.

You are now reading a sample of our research work. Feel free to drop us a text if you would like to seek a 2nd opinion on your investment decision.

Basic Project Information

For context, Lentor Gardens Residences is the 7th new launch to be launched in the emerging Lentor neighbourhood. The investment setup shows a lot of similarity to River Modern in River Valley – both projects are located in an appealing location with decent demand but are clouded with the concerns of oversupply.

At risk of jumping the gun, the viable mode of entry and investment success is also similar for both. In order to make money from an investment setup like this, entry price takes precedence. We will establish further as we move along, but here is an overview of basic project facts for reference.

Basic Facts – Lentor Gardens Residences

Lentor Gardens Residences Estimated Launch Date

Lentor Gardens Residences is projected to be launched in May 2026. This is based on the latest news released by the developer.

Locational Analysis

We will use this section to get you up to speed on the key facts with regards to the location of Lentor Gardens Residences against the backdrop of the 6 other Lentor projects and the 8th project to be launched in the future.

The broader Lentor neighbourhood as an appealing location for homestay buyers

Starting off with a macro view, the broader Lentor neighbourhood remains an appealing location for homestay buyers. It occupies a unique centralised location that skirts mature and well-established neighbourhoods like Ang Mo Kio and Bishan.

New private condo inventory in these mature HDB districts are few and far between, and this leads to significant spillover demand from buyers being priced out from the Bishan area to seek alternative options in Lentor. We will dive further into the source of buyer flows in the latter section on buyer demand analysis.

Lentor Gardens Residences location relative to other Lentor launches

Lentor Gardens Residences is located in between Lentor Mansion and Lentor Central Residences, which was most recently launched in March 2025. With a total of 8 new launches in the location at full maturity, the key challenge to note at the point of resale is the difficulty of standing out amongst the homogenous landscape of private condo developments in the location.

Lentor Gardens Residences proximity to St Nicolas Girls Primary School

Lentor Gardens Residences is not within the 1km radius of St Nicholas Girls Primary School. It is located 1.28km away. Amongst the 8 new launches in the Lentor area, there are only 3 projects that fall within the 1km radius of St Nicolas Girls Primary School – namely Lentor Hills Residences (partial), Lentoria and Lentor Mansion.

Lentor Garden Residences Distance from St Nicolas Girl’s Primary School

Source: MOE OneMap School Query

Lentor Gardens Residences proximity to Lentor MRT

Lentor Gardens Residences is located 700m away from Lentor MRT station.

Lentor Garden Residences Distance from Lentor MRT Station

Competitor Analysis – All Lentor New Launch Projects Comparison

What sets Lentor Gardens Residences’ investment review aside from other 2026 New Launch Condo reviews is the unique context it faces. It is launching in a locale with 7 other new launches – 6 already launched and 1 to be launched in 2027.

Under such circumstances, it is crucial to be cognizant of the strengths and weaknesses of each competing development. The goal is to understand what attributes Lentor Gardens Residences must possess in order to occupy a defensible position during the resale phase, when resale buyers are given the option to choose from all developments available at that point in time.

The competitive attributes that matter to future resale buyers

From the lens of a future resale buyer purchasing for family homestay with a secondary intent of reselling for a profit in the future, three attributes are key towards swaying their purchase decision.

• First, proximity within 1km of St Nicolas Girls Primary School. Even if not for the resale buyer’s own child, they would want to own a unit with such an attribute to safeguard their unit’s future resale potential.

• Second, price – price advantage is what you as the new launch buyer seek to optimise for, and is also what the resale buyer will seek to optimise for. In an environment where there is ample selection of units to choose from, a resale buyer will optimise towards buying the largest unit with the most affordable quantum. This factor takes even greater precedence if the development is not within 1km of St Nicolas Primary School.

• Third, scale of development – a development built on a larger plot area, with more room to develop impressive facilities, will have an edge over smaller developments. We see both Hillock Green and Lentoria taking a setback during their initial launch phase with only 27.6% and 19% sale rates respectively, due to their smaller scale and land plot size, compared with other Lentor launches that saw a 75% and above take-up rate.

With these three competitive vectors established, we will dive into each to show you where Lentor Gardens Residences stands – or must stand – in order to occupy an advantageous position.

Lentor Gardens Residences vs All Lentor Projects – Land Plot Size and Density

Lentor Gardens Residences occupies the second largest land plot after Lentor Mansion. Its land plot measures 222,161 sqft compared to Lentor Mansion which is the largest at 237,219 sqft. With 500 units, this also places Lentor Gardens Residences in second place after Lentor Mansion in terms of plot density.

This gives us assurance that Lentor Gardens Residences will not face the scale considerations that previously set Lentoria and Hillock Green back. Assuming the developer is able to build out the site properly, this would also help Lentor Gardens Residences stand out amongst the other Lentor launches in terms of overall development facade and facilities.

All Lentor Projects Comparison – Developer, No of Units, Land Plot, Plot Density

Lentor Gardens Residences vs All Lentor Projects – 1km to St Nicolas Girls Primary School

From a competitive perspective, there are only 3 new Lentor launches located within 1km radius of St Nicolas Girls Primary School – and Lentor Gardens Residences is not one of them.

For developments like Lentor Hills Residences, Lentoria and Lentor Mansion, they are able to price this attribute at a premium in their launch price. For developments that are not within 1km of St Nicolas Girls Primary, a strict discount in entry price is to be strived for.

Lentor Central Residences is one successful example of how a price advantage is used to compensate for the shortfall of not being within 1km of St Nicolas Girls Primary School.

Lentor Gardens Residences vs All Lentor Projects – Competitive positioning and value proposition

Honing in on this aspect, we see Lentor Central Residences as the key competitor for Lentor Gardens Residences – both developments will have to fight for the “Affordability Play” positioning. To be specific, you should work towards securing an entry below or close to Lentor Central Residences’ entry price in order to safeguard your investment upside.

To be transparent, the entire proposition for Lentor Gardens Residences boils down to “Price Advantage”. That is the key pillar that justifies the investment thesis in Lentor Gardens Residences.

All Lentor Projects Comparison – Competitive positioning, value proposition

Gain Clarity – Side by Side Project Comparison

There are two projects that caught your attention launching in sequence and you are unsure which to commit to. This is where objective fact-based evaluation of both projects brings clarity to your decision-making process.

• Side-by-side pros and cons analysis of 2-3 projects you’re currently considering
• A second opinion on which project offers the best balance of profit potential and downside protection
• A refined shortlist of projects that best suit your investment objective

Drop us a text for a non obligatory Q&A

Land Bid Price Analysis

We will use this section to plot out the land bid price and respective launch price for all Lentor launches. With that in place, we will work backwards towards the profit margin that most developers are pricing in.

This will help us assess whether Lentor Gardens Residences’ land cost was procured at a price that is competitive against other Lentor launches, and evaluate if its developer has the leeway to price competitively at launch.

Land Bid Price Comparison – Lentor Gardens Residences vs all Lentor launches

A plus point for Lentor Gardens Residences – it is secured at one of the lowest land bid prices of $920 psf ppr. Comparing this against its key competitor Lentor Central Residences, which secured its land at $982 psf ppr (also low by Lentor standards), Lentor Gardens Residences gains a head start in this aspect.

All Lentor New Launches – Land Bid Price, Launch Price and Margin Comparison

Potential Pricing Strategy the Developer will adopt for Lentor Gardens Residences

Based on our observation of 2026 new launches like River Modern, we see developers taking a more conscious stance towards launch pricing, especially in areas where oversupply is a concern. There is a decent probability that Kingsford will take an equally prudent stance on launch day pricing, sacrificing margin to price close to Lentor Central Residences in order to ensure a healthy take-up rate.

Having said that, it is our responsibility as investors to assess whether there is any pricing advantage to be exploited – and also to walk away when there isn’t.

Estimated Launch Price

Based on Lentor Gardens Residences’ land bid price and land breakeven price, the estimated launch pricing based on different profit margin projections is as follows. We are projecting an estimated launch price of $2,200 psf to $2,300 psf.

Lentor Gardens Residences Launch Price Estimates by Margin Percentage

Entry Price Guide

Given that both Lentor Central Residences and Lentor Gardens Residences are not located within 1km of St Nicolas Girls Primary School and are both occupying the Affordability Play position, we will use Lentor Central Residences as the benchmark for comparison to derive Lentor Gardens Residences’ entry price guide.

We establish anything below $2,214 psf as an attractive entry, $2,300 as a fair value entry, and anything above $2,300 as an overvalued entry. The goal is to achieve an entry price that is lower than or equal to Lentor Central Residences.

Entry Price Guide – Lentor Gardens Residences

Lentor Gardens Residences Entry Price Analysis

Given that the bulk of the investment puzzle for Lentor Gardens Residences falls into the valuation and entry price analysis game – and that entry price analysis varies greatly in accordance with personal budget and unit type – we reckon there is a need to take this on in a mini info series, conducted over WhatsApp.

Within the series we will cover the following topics:

1. Establish price ceiling using 2026 new launches as proxy
2. Establish price support using Lentor new launches as proxy
3. Establish key entry price guide for target unit type
4. Highlight key risk and upside to be noted

Drop us a text if you would like to reserve a slot for the info series.

Current Resale Demand Analysis – Lentor Area

We will use this section to validate the health of actual resale buyer demand in the Lentor area. Lentor Modern, which recently TOP’d in 2025, provides a strong indicator of actual resale demand for units in the Lentor area and the price resale buyers are willing to pay.

Lentor Modern Resale Demand Breakdown

The sales velocity has been healthy for Lentor Modern, with over 20 profitable transactions over 5 months. The average profit achieved by larger 3 and 4-bedroom types has been healthy as well, with 3-bedroom units bringing in average profits of $357,904 and 4-bedroom units bringing in $477,877.

Lentor Modern – Subsale/Resale Profits Breakdown by Bedroom Type

Older Lentor Resale Condo Demand Breakdown

Older resale condos in the Lentor area like Calrose and Panorama have continued to show very healthy performance. 3-bedroom units in Calrose have generated average profits of above $1.2 million with a 6.5-year hold, and 3-bedroom units in Panorama have generated over $700k profit with a 7.8-year hold. Directionally, this points towards upside for Lentor launches, as the assumption is that some of this buyer demand gets shifted over to new developments like Lentor Gardens Residences.

Calrose – Subsale/Resale Profits Breakdown by Bedroom Type – 2026/2025

Panorama – Subsale/Resale Profits Breakdown by Bedroom Type – 2026/2025

Future Buyer Demand Analysis

The common understanding is that Lentor is a unique township established in an unconventional manner. Typically, the government will establish a township by first building a pipeline of BTO or HDB flats after building out initial MRT transport infrastructure. In the case of the Lentor neighbourhood, however, there are no HDB flats being built and the area is saturated strictly with private condo launches.

The primary resale buyer flow will therefore come from adjacent neighbourhoods surrounding the Lentor area. The following are the segments of future resale buyer profiles we will be expecting:

1. BTO and EC upgraders from less centralised emerging districts like Punggol and Sengkang
2. Spillover upgrader demand from buyers that are priced out from the Bishan and Lorong Chuan area
3. BTO and HDB upgrader flow from mature neighbouring RCR districts like Ang Mo Kio and Yishun

Supply Side Analysis

It is not surprising to most that there is a supply side challenge in the Lentor area. The magnitude of the supply side challenges varies across bedroom types. Based on the Lentor new launch cumulative supply breakdown table below, we observe that 2-bedrooms face the greatest supply surplus, followed by 3 and 4-bedroom units. The discussion then boils down to how we best mitigate the oversupply challenges by optimising unit type selection and entry price.

Total supply of different unit type across all Lentor developments

How do you mitigate the oversupply situation when investing in Lentor Gardens Residences?

We can mitigate the oversupply situation by selecting larger unit types like 3 and 4-bedroom units and optimising towards the most advantageous entry price and purchase quantum, as the most affordable units often remain the most liquid during the resale phase.

Future GLS Land Bid Consideration

One key consideration that more forward-looking investors will take is to assess the threat which the final Lentor Central Plot 4 will pose to Lentor Gardens Residences. The downside is that if the final land plot is secured at a lower land cost than Lentor Gardens’ land plot, it can potentially undercut its selling price. To assess this risk, we will map out Lentor Central Plot 4’s land bid price and estimated sale price.

Lentor Central Plot 4 – Land Bid Price

As of 3 March 2026, GuocoLand have successfully tendered for the final plot of land in Lentor at $1,278 psf. This marks the highest land bid price amongst all Lentor new launches. Compared against Lentor Gardens Residences’ low land bid price of $920 psf ppr, there is considerable cost advantage for Lentor Gardens Residences’ developer to work with.

Plotting out the side-by-side comparison of Lentor Gardens Residences’ land bid price and projected launch price against the future and final Lentor Central Plot 4, we see the future GLS land sale as a positive price catalyst to set a higher benchmark price – rather than a threat.

Comparison Lentor Gardens Residences Estimated Launch Price vs Future Lentor Central Plot 4

Investment Summary – Lentor Gardens Residences

Pros

• Strong land cost advantage which could lead to potential launch price advantage
• 2nd largest land plot amongst all Lentor launches with the optimal plot density
• Proven strong resale buyer demand validated by Lentor Modern, Calrose and Panorama
• Lentor as a broader neighbourhood remains competitive and desirable due to its private enclave vibe, while being located in a centralised location

Cons

• Not within 1km radius of St Nicolas Girls Primary School
• Investment thesis hinges predominantly on price advantage
• Oversupply challenges to be mitigated, longer holding duration to be expected
• Competitive intensity – resale buyers are offered other competing new launches to choose from

Who are Lentor Gardens Residences suitable for?

Lentor Gardens Residences is suitable for investors that are looking to purchase larger units for both homestay and investment. Incorporating a homestay objective to the purchase provides allowance for a prolonged holding duration and also helps negate the rentability challenges that will come with the oversupply situation. We advocate a 6 to 8-year hold to negate the initial supply overhang.

How should you approach Lentor Gardens Residences as an investment?

You should be extremely stringent on entry price, seeking to enter at a price that is at or below the same level as Lentor Central Residences. In terms of unit type selection, you should optimise towards larger units with an optimal layout geared for families.

Looking to purchase a unit in the new launch as a second property?

Check out the following articles for more insights on how to avoid ABSD:

• Decoupling Property Singapore – The Complete Guide
• How to buy a second property in Singapore without ABSD?

Other Potential 2026 New Launches that you can consider

• Full List – 2026 New Launch Condos to Look Out For in Singapore
• VELA Bay New Launch Condo Review (Bayshore Road GLS)
• Thomson Reserve Review Previously Known as Thomson View En Bloc – Is this upcoming new launch worth investing in?
• How to choose the best new launch condo in 2026?
• Lucerne Grand Review – Lake Side New Launch Condo
• Chuan Grove New Launch Review – Chuan Grove Grove Parcel 1 and Parcel 2 GLS
• Which upcoming 2026 New Launch Condo is undervalued and advantageously priced ?
• Is Lentor Garden Residences Really Underpriced ?