Lentor Gardens Residences GLS: Kingsford’s $920 psf ppr Land Win and What It Means for Future Launch Prices
The Lentor precinct’s latest Government Land Sale (GLS) site – Lentor Gardens Residences – was awarded on 3 April 2025 to Kingsford Development. The roughly 20,639.4 sqm (222,161 sqft) site (Ang Mo Kio planning area) is zoned 99-year leasehold residential at a plot ratio of 2.1 (GFA ~43,343 sqm). Kingsford’s top bid was S$429.23 million, or about $920 per sqft per plot ratio (psf ppr). The new project is expected to yield ~502 units (a mix of low- and mid-rise blocks up to 16 storeys, including about 3 larger “strata terrace” units and 1 retail shop).
Land Cost Context and Comparables
At $920 psf ppr, Lentor Gardens Residences has the lowest land cost among the Lentor GLS sites so far. This is below the $982 psf ppr achieved for the previous Lentor Central site in September 2023, and significantly lower than the first Lentor GLS site, Lentor Modern, which was awarded at $1,204 psf ppr in 2021.
For context, earlier Lentor GLS bids generally ranged from about $985 to $1,278 psf ppr. Lentor Hills Residences was awarded at $1,060 psf ppr, Hillock Green at $1,108 psf ppr, Lentoria at $1,130 psf ppr, Lentor Mansion at $985 psf ppr, Lentor Central Residences at $982 psf ppr, while the latter Lentor Central site in March 2026 reached a much higher $1,278 psf ppr.
Despite this widespread increase in land rates, launch prices across the Lentor projects have been relatively compressed, mostly clustering in the low-$2,000 psf range. For example, Lentor Mansion, launched in March 2024 at a land rate of $985 psf ppr, achieved a median price of around $2,264 psf. Lentor Central Residences, with a similar land rate of $982 psf ppr, launched in March 2025 and sold about 93% of its units at a median price of around $2,210 psf. Lentor Modern, despite its higher land cost of $1,204 psf ppr, achieved a median price of about $2,108 psf at launch in September 2022.
Table: GLS sites and new launches in the Lentor Hills estate
| Project / Site | Tender close date | Number of bids | Land rate (S$PSF PPR) |
Project launch date | Total units | Total units sold* | % sold |
|---|---|---|---|---|---|---|---|
| Lentor Modern (Lentor Central) | 22 July 2021 | 9 | $1,204 | September 2022 | 605 | 605 | 100.0% |
| Lentor Hills Residences (Lentor Hills Road Parcel A) |
18 January 2022 | 4 | $1,060 | July 2023 | 598 | 598 | 100.0% |
| Hillock Green (Lentor Central) |
13 September 2022 | 3 | $1,108 | November 2023 | 474 | 469 | 98.9% |
| Lentoria (Lentor Hills Road Parcel B) |
13 September 2022 | 2 | $1,130 | March 2024 | 267 | 246 | 92.1% |
| Lentor Mansion (Lentor Gardens) (GFA Harmonised) |
4 April 2023 | 1 | $985 | March 2024 | 533 | 533 | 100.0% |
| Lentor Central Residences (Lentor Central) (GFA Harmonised) |
12 September 2023 | 2 | $982 | March 2025 | 477 | 477 | 100.0% |
| Total | 2,954 | 2,928 | 99.11% | ||||
| Lentor Gardens Residences (Lentor Gardens) (GFA Harmonised) |
3 April 2025 | 2 | $920 | Not launched yet | 502 | 0 | 0 |
| Lentor Central (4) (GFA Harmonised) |
3 March 2026 | 5 | $1,278 | Not launched yet | 560 (est) |
0 | 0 |
Sources: URA (*data up till 15th May 2026)
The key takeaway is that recent Lentor projects with land costs around the $1,000 psf ppr level have generally launched around $2,100 to $2,300 psf. However, a lower land cost does not automatically mean buyers should expect a much lower selling price. Developers price according to prevailing market conditions, competing launches, buyer demand, and replacement land costs.
This is where the newer Lentor Central site at $1,278 psf ppr becomes important. Given the much higher land rate, its future selling price may need to be in the range of $2,380 to $2,530 psf. That gives Kingsford some strategic flexibility for Lentor Gardens Residences. It could choose to price the project competitively in the $2,100 to $2,300 psf range to drive absorption, or position it closer to $2,400 to $2,500 psf if market sentiment remains strong and the higher-priced Lentor Central benchmark resets buyer expectations.
Estimated Launch Price Matrix for Lentor Gardens Residences
Putting everything together, Lentor Gardens Residences has two possible pricing paths. The first is a more competitive launch strategy in the $2,100 to $2,300 psf range, supported by Kingsford’s lower land cost of $920 psf ppr. The second is a higher-market scenario in the $2,400 to $2,500 psf range, especially if the newer Lentor Central GLS site at $1,278 psf ppr resets buyer expectations in the precinct.
| Unit Type | Estimated Size | Competitive Pricing Scenario | Higher Pricing Scenario | Estimated Quantum Range |
|---|---|---|---|---|
| 2-Bedroom | 645–732 sqft | $2,100–$2,300 psf | $2,400–$2,500 psf | ~$1.35m–$1.83m |
| 3-Bedroom | 872–1,012 sqft | $2,100–$2,300 psf | $2,400–$2,500 psf | ~$1.83m–$2.53m |
| 4-Bedroom | 1,184–1,356 sqft | $2,100–$2,300 psf | $2,400–$2,500 psf | ~$2.49m–$3.39m |
In a more conservative launch scenario, Kingsford could price Lentor Gardens Residences close to recent Lentor benchmarks, likely around $2,100 to $2,300 psf. This would make the project relatively attractive against newer replacement-cost benchmarks, especially since its land cost is the lowest in the Lentor GLS series.
However, if market sentiment remains firm, Kingsford may not need to fully pass on its lower land cost to buyers. The newer Lentor Central site, awarded at $1,278 psf ppr, points towards a future launch price possibly in the $2,380 to $2,530 psf range. That gives Lentor Gardens Residences room to test a higher price band, especially for better-facing and larger-format units.
The practical implication for buyers is this: a 2-bedroom unit may no longer be viewed only as a $1.4m to $1.6m product. Under a higher pricing scenario, it could move closer to $1.7m-$1.8m, depending on size, stack, floor level, and facing. Similarly, 3-bedroom units could range from the high $1 million to the mid-$2 million, while 4-bedroom and larger units may comfortably exceed $3 million.
Demand should still be supported by the broader Lentor sales track record. Nearby projects such as Lentor Modern, Lentor Hills Residences, Hillock Green, Lentoria, Lentor Mansion, and Lentor Central Residences have generally achieved strong take-up rates. The main watchpoint is that Lentor Gardens Residences is slightly less MRT-centric than Lentor Modern and Lentor Central Residences, so pricing discipline will matter. Its offsetting advantages include lower land costs, a greenery-facing environment, a future Hillock Park setting, and differentiated, larger-unit formats.
Conclusion: Lentor Gardens Residences Could Be Kingsford’s Pricing Advantage — But the Market May Decide Otherwise
Lentor Gardens Residences enters the Lentor Hills story from a very different cost position. At $920 psf ppr, Kingsford secured the site at the lowest land rate in the Lentor GLS series, below Lentor Mansion at $985 psf ppr, Lentor Central Residences at $982 psf ppr, and far below the newer Lentor Central site awarded at $1,278 psf ppr.
On paper, this gives Kingsford a meaningful pricing advantage. If the developer chooses to compete aggressively, Lentor Gardens Residences could be positioned in the $2,100 to $2,300 psf range, making it attractive against nearby new launches and future replacement-cost benchmarks. This would appeal strongly to homeowners and investors who want exposure to the Lentor transformation story without paying the highest land-cost premium.
However, a lower land cost does not automatically translate into a lower selling price. Developers price according to market conditions, buyer demand, competing supply, construction costs, financing costs, and the pricing benchmark set by newer land sales. The key variable now is the Lentor Central GLS site at $1,278 psf ppr. If that site is expected to launch closer to $2,380 to $2,530 psf, Kingsford has room to price Lentor Gardens Residences higher — potentially in the $2,400 to $2,500 psf range for selected units, especially better-facing stacks, larger units, and the more unique strata terrace homes.
For buyers, this means Lentor Gardens Residences should not be analysed purely as a “cheap land, cheap launch” project. Its lower land cost gives the developer flexibility, but the final launch price will likely be shaped by how much demand remains in the Lentor precinct and whether buyers accept the newer pricing ceiling created by the latest Lentor Central land bid.
From an owner-occupier perspective, the project’s appeal lies in its quieter Lentor Gardens setting, future Hillock Park and greenery frontage, family-sized unit mix, and proximity to the growing Lentor lifestyle cluster. From an investor’s perspective, the key question is entry price. At $2,100 to $2,300 psf, the project could look compelling relative to replacement cost. At $2,400 to $2,500 psf, buyers will need to be more selective, focusing on efficient layouts, strong rental appeal, and stacks with better long-term resale differentiation.
Overall, Lentor Gardens Residences is likely to be one of the more strategically important launches in the Lentor Hills estate. Kingsford has acquired the land at a favourable price, but the upside for buyers will depend on whether that advantage is shared through competitive launch pricing — or captured by the developer in a stronger market.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
