I Toured This New Lentor Condo With A 200m Pool, Strata Landed Homes And Family-First Layouts — Here’s What Stood Out

Trusted by over 1 million property readers Never miss a Stacked story again. See more of our independent property insights in Google. Add Stacked

The Lentor Hills estate has emerged as one of the fastest-growing and most transformed residential areas in Singapore in recent years. From an often overlooked landed enclave in District 26, the development of several new high-rise condos has added over 3,000 new private homes to the area.

The 499-unit Lentor Gardens Residences, by Kingsford Group, is the newest condo to launch for sale there, making it the seventh new development that the area has seen in less than four years.

The other developments which have already made their mark in this neighbourhood include Lentor Modern, Lentor Hills Residences, Hillock Green, Lentoria, Lentor Mansion, and Lentor Central Residences.

At first glance, Lentor Gardens Residences may seem like just another entry in the growing list of condos in Lentor. But after a closer look at Kingsford’s proposition, and a tour of the sales gallery, I came away with a better sense of how it’s differentiated.

Lentor Gardens Residences is the first non-PPVC project in Lentor. As a result, it may be one of the most versatile and family-oriented new developments in Lentor in terms of the design of its units. Some elements of the unit layout are a nod toward certain old-school features that many new launch projects rarely include.

Here’s a look at what Lentor Gardens Residences has to offer buyers.

Overview of Lentor Gardens Residences

Attribute	Info
Location	66 – 80 Lentor Gardens (District 26)
Developer	Kingsford Group
Tenure	99-year leasehold
Site Area	Approx. 222,161 sq ft
Total Number of Residential Units	499
Strata Landed Units (Terraces)	3
Retail units	3
Expected TOP	2029

Given the number of new condos which have launched for sale at Lentor in recent years, the qualities and attributes of this location have been extensively covered. But the location of Lentor Gardens Residences within this built-up estate is worth taking note.

The development is located at the end of the cul-de-sac of Lentor Gardens, and this positions it marginally away from the cluster of condos next to Lentor MRT station. Frankly, there are other new Lentor condos that are more conveniently located closer to the MRT station.

However, I don’t think this is necessarily a big drawback for buyers considering Lentor Gardens Residences.

From my perspective, the Lentor Hills estate is characterised into two different locales. The first is the area closest to Lentor MRT station, as well as the retail and amenities at Lentor Modern, the neighbourhood’s only integrated development. Homeowners who usually pick the condos in this cluster tend to prioritise immediate convenience, daily amenities, and accessibility.

On the other hand, there is another side of the condo estate where residents can still experience the so-called ‘old charm’ of Lentor Hills before the high-rise condos came in. This is characterised by the views overlooking the landed houses in Teacher’s Estate as well as the greenery that once carpeted the area.

For now, this is the part of the Lentor Hills estate that feels less densely built-up compared to the cluster of condos that surround Hillock Park, the central green space in this private residential neighbourhood.

Lentor Gardens Residences benefits from this more subdued part of the neighbourhood. There’s a strong chance that it will resonate among homeowners who don’t want a noisy mall or MRT station at their doorstep.

There’s another reason why Lentor Gardens Residences’ location is not too much of a drawback. When this article was being written, the developer was awaiting approval for a new proposed side gate to Hillock Park. If approved, this can shorten the walking distance to Lentor MRT station (TEL).

With the completion of Lentor Modern and its integrated shopping mall at the start of this year, the neighbourhood of new condos will very quickly take shape. Moreover, the area is still within the mature Ang Mo Kio planning area and surrounded by established housing estates.

Residents have reasonably quick access to Thomson Plaza, AMK Hub, and the wider plethora of amenities in Ang Mo Kio. There’s significantly less uncertainty and inconvenience in Lentor, compared to many non-mature towns.

Overall, Lentor Gardens Residences broadly reflects this market positioning. It is part of a new area, but one that’s still connected to mature neighbourhoods around it. The condo is also in a corner of the estate that reflects some of Lentor’s original tranquil, lower density environment.

This balance of first-mover potential, coupled with the area’s proximity to neighbourhood hubs, may be the condo’s greatest strength and overall appeal for prospective buyers.

The Site Plan Of Lentor Gardens Residences 

The site plan of Lentor Gardens Residences is certainly quite distinct compared to other new projects that have launched in this area over the past few years. In many ways, it is a hallmark of the design approach that Kingsford has executed at several of its previous projects.

Conventionally, we’re used to seeing the residential towers clustered around a clubhouse and series of swimming pools. But Lentor Gardens Residences prominently centres on its approximately 200m swimming pool which nearly stretches from one end of the condo to the other.

Although one large body of water, the developer describes it as a series of connected pools including a Serenity Lagoon, a Massage Pool, a 50m Lap Pool, a 75m stretch, and a Floating Lounger Pool.

Based on what we can see from the scale model, it is also the visual centrepiece of the entire development. In addition to its function as a swimming pool, it creates separation between the residential blocks, highlights the landscaping (note the islands of greenery amid the pool), and provides pool-facing views for multiple stacks.

In my opinion, I would describe the overall effect as a created waterfront. The residential blocks are arranged around the pool in a way that is reminiscent of how most waterfront projects are planned around a bay or riverfront.

The edge of the pool which faces the main entrance of the condo incorporates an infinity-edge design, which ends with a vista of the neighbouring landed homes and greenery.

This has the effect of a very unique waterfront view, which I personally haven’t seen in any other condo to date. So major credit to the developer for doing something really novel and different here. 

That said, I can see a few potential issues cropping up here in the future.

The first is maintenance, since from a practical point of view I can’t quite see how fixing one part of the pool (as it consists of multiple interconnected pools) would work. However, the developer says there are provisions for issues like this, such as multiple separate pumps and it won’t significantly impact maintenance costs.

Another observation I made was the fact that you can’t cut directly across the pool by traversing pathways or bridges. It may sound like a small detail, but consider what it might be like if your friends end up at the wrong block while visiting, or your children wander off, which means a long walk around this expansive pool.

While there is a separate play pool for children, older children who get in the main pool can travel quite a distance – so you may be walking the length of the pool to keep an eye on them.

But on the whole, I admit this is a fairly minor consideration, and is outweighed by the unique aesthetic that Kingsford have been able to deliver at this latest project.

Beyond the main pool deck, the facilities are spread across multiple levels.

Most blocks house around eight to nine units per floor and are served by two lifts. Block 74, which has 12 units per floor, is served by three lifts instead. This keeps the lift-to-unit ratio broadly consistent across the project.

Part of the land tender conditions also means that Kingsford has to provide a space for a childcare facility, as well as three shop spaces within the development.

Meanwhile, there are three sky terraces located across Blocks 74, 76, and 78; they add another layer of communal spaces above the main facility deck. These include various lounges, pavilions, dining areas, and viewing decks. The blocks are positioned to take advantage of the greenery of Hillock Park, or the landed enclave in Teachers Estate.

The development also features a gym, clubhouse, function rooms, tennis court, playground, BBQ areas, and various social spaces distributed throughout the site. In general, we’ve heard that this style of facilities layout is preferred by some buyers, since clustering all the facilities in one central area (the more traditional approach) can create noise and congestion.

We would make a note on the BBQ stations: these are above ground* so they’re not charcoal pits, they’re induction-based. Traditionalists may miss the full BBQ experience, although induction systems are generally cleaner and safer (read: easier for the MCST to maintain over the long term).

*For above-ground BBQ pits, using charcoal may cause the smoke and smell to affect the units just above the facility.

There is one tennis court for the project, which I feel is sufficient for a mid-sized project like this. It is set lower into the landscape, which is a minor detail but it can help a lot with sound reduction – particularly the notorious sound of Pickleball.

In terms of parking space, Lentor Gardens Residences has an 80% car park provision, which is typical for a project of this size. The car park lots are on two basement levels.

The Unit Mix

Lentor Gardens Residences offers a fairly broad unit mix that ranges from two- to four-bedroom premium units, as well as three strata-titled terrace houses. This is currently the only project in Lentor which offers strata-titled landed homes.

Unit Size	Number of Units	Size	% of total
Two-bedroom	252	646 – 732 sq ft	Approx. 50%
Three-bedroom	139	872 – 1,012 sq ft	Approx. 27.7%
Four-bedroom	105	1,184 – 1,356 sq ft	Approx. 20.9%
Strata Titled Terrace	3	1,496 sq ft	Approx. 0.6%

Two-Bedroom 2BR S1

The two-bedroom layout in the showflat is the 732 sq ft Type B2-S1. This features a dumbbell layout with bedrooms flanking the living / dining area, which removes the need for corridor space.

The kitchen is particularly well-designed. Besides being encloseable, the entrance doesn’t open directly into it. This means that with a door in place, guests won’t be looking directly at any unwashed dishes or related messes.

There’s cabinetry and countertops on both sides, and it’s more practical than many kitchens you’ll find in two-bedders. The one drawback is the lack of a window, which would help with natural ventilation.

The kitchen comes equipped with SMEG appliances, and despite this being a two-bedder there’s enough aisle width for two people to pass between the counters.

The living and dining spaces are reasonably proportioned, and the 2.9-metre ceiling height creates a better sense of openness. The study can be enclosed as a proper room. But even left open, it’s private enough to be used as a home office space, tutoring corner, or reading nook. 

A recurring theme that we have picked up throughout most of Kingsford’s recent development projects is that the rooms feel designed around real furniture rather than showroom furniture.

The bedrooms are regular in shape, and I appreciate that proper sized furniture is used in the showflat layouts. (In short, no discreetly smaller beds and chairs to make a room look bigger).

Examples of this are the fact that the master bedroom can hold a king-sized bed, while the common bedroom can hold a double bed. Both rooms can do this while leaving reasonable space for a wardrobe.

The common bathroom has a Jack-and-Jill layout, so guests won’t need to step through the bedroom to access it, even as it serves as an en-suite to the common bedroom. The common bathroom isn’t naturally ventilated, but this isn’t uncommon for two-bedders in new projects today.

Taking a step back, the balcony is large enough to sit out on and I could see someone working from there. There is a power point, although no water point. I feel that two-bedder or smaller units should avoid balconies to maximise the already compact indoor living spaces, but that’s a personal preference.

Overall, this two-bedroom unit features a practical layout. It clearly acknowledges a buyers market where smaller families increasingly opt for two-bedders, and I would say the key highlights are the good-sized bedrooms as well as a highly functional kitchen.

Three-Bedroom 3BR P3

This Three-Bedroom Premium layout is 1,001 sq ft, which is quite sizeable considering the layout of units in recent new projects. Since the implementation of the GFA Harmonisation framework, it’s been increasingly common to see some new three-bedroom units of 900 sq ft or slightly less.

The first thing that stood out to me for this three-bedder was the entrance foyer. Among the recent three-bedroom units offered at some new projects this year, some layouts have a front door that opens directly into the dining room or kitchen. In this case, there’s a proper transition space between the entrance, and the main living areas. This also allows room for shoe cabinets, storage, and other practical necessities.

Going deeper into the unit, I also picked up on the developer’s emphasis on the kitchen, and the family-oriented touches. The kitchen is properly divided into wet and dry sections, a feature that’s becoming increasingly rare for new units smaller than a four-bedroom.

The dry kitchen comes with an island, forming a natural social space for hosting or family activities. The wet kitchen can be enclosed when heavier cooking is required. And unlike its two-bedder counterpart, it does have a window for ventilation.

The living and dining areas are built to emphasise a wide frontage. This maximises the view of the nearby greenery, poolside, or landed housing (whichever of the three facings your stack has).

Because this is a non-PPVC project, you also have the option of removing one of the common bedrooms to extend the living / dining area, to further enhance the frontage. The balcony is large enough to be a small hosting space for events, or to be an alfresco work area.

One interesting quirk is that, besides the master bedroom, wardrobes in the common bedrooms are not built-in by default (these are optional from the developer). This complements the versatility of the units – since the walls can be hacked, buyers have the flexibility of carving out study rooms or hobby rooms, as well as amalgamate the living / dining areas with the adjacent bedroom.

The master bedroom has sufficient space for a king-sized bed, whilst still leaving room for additional furniture. This bedroom has a wardrobe next to the ensuite and is practically designed.

Both of the bathrooms in this unit have windows, and the master bathroom also has a rainshower. The common bathroom isn’t an en-suite, but that makes sense as the common bedrooms may be reconfigured by the owner.

An issue that some buyers may not like is the corridor, which connects the living room to the bedrooms. Homeowners who prefer a more conventional layout may prefer this separation between social and personal spaces, but those in favour of newer layouts might call it an inefficiency.

That said, the extent of this issue may depend on how you choose to configure the unit. Since some of the internal walls can be removed, buyers who opt to merge one or more of the bedrooms may find the corridor becomes less prominent.

Overall, this three-bedder premium is quite traditional in its layout design. The foyer, wet and dry kitchen, service yard, and social / private space divisions are family-oriented layouts that are reminiscent of the days when condo unit sizes were much larger than they are today. 

That might be a smart move since we see a growing number of buyers who desire that type of layout; perhaps a response to how units are shrinking in the wider market.

Four-Bedroom 4BR P2

This is the Four-Bedroom unit that is 1,346 sq ft. In my opinion, this layout best showcases what Lentor Gardens Residences is attempting to position itself within the competitive Lentor Hills condo market.

This four-bedder resembles traditional family homes from a previous chapter in the residential market, when living spaces were much more abundant. Likewise, we see a proper entrance foyer, distinct wet and dry kitchens, and a service yard with household shelter. But this layout also has a decent-sized junior master suite – something I haven’t seen in some time – and the traditional separation between social and private spaces.

The foyer is sizeable enough to accommodate shoe racks and umbrella stands. It doesn’t open directly into the living / dining area or kitchen.

The dry kitchen can be an extension of the dining room or an entertainment area, thanks to the long kitchen island. The enclosed wet kitchen has a window overlooking the dry kitchen and living areas. In my view, this is another well-thought out family-oriented touch since it allows parents to observe children in the living room while they’re prepping food.

The wet kitchen is impressive as you’d expect it to be for a four-bedder, with a full-length galley configuration and it has a ventilation window. I like the washer located near the yard side, rather than squeezed into the main kitchen. There was also enough width for three people to move within the aisle.

The standout here is the inclusion of a junior master bedroom, with its own ensuite bathroom. For multi-generational families, frequent guests, or even older children who prefer more privacy, this adds a degree of flexibility that many newer four-bedders lack. 

The master bedroom comes with a relatively large wardrobe arrangement that leads into the bedroom and ensuite bathroom. The master bathroom is fitted with a rain shower and has natural ventilation through a window.

For the other two bedrooms, wardrobes are optional given the reasons we elaborated in the earlier unit sections – you may not need them if you’re reconfiguring these rooms.

While the default layout has bedrooms, the floor plate is big enough that this is all highly customisable. I wouldn’t be surprised if, over time, the units in Lentor Gardens Residences reflect the lifestyle needs of their residents. Combinations like a larger family room, study, home office, or even one oversized bedroom (perhaps bigger than the intended master bedroom) are all possible.

This also mitigates some of the inefficiency from the corridor space, which is used to separate the living / dining areas from the bedrooms. As with the three-bedder, this can be less of an issue depending on how you reconfigure the space.

The only odd quirk to me was the common bathroom. It is spacious and comfortable to be sure, but I was surprised this particular one didn’t have a window for ventilation. It’s not a major issue though. 

Overall, this is one of the most versatile new unit layouts for a four-bedroom unit in the Lentor area right now, buoyed by the fact that Lentor Gardens Residences is the only non-PPVC project in the area. Its appeal is strengthened when you consider the size of its four-bedders, making it an ideal choice for families seeking a high degree of customised living.

As an aside: customisability and personal preference seem to be key highlights for the interior designs, and that’s congruent with why the developer would also include three strata landed options.

An important land price issue regarding Lentor Gardens Residences

Stay tuned for our in-depth analysis of the launch prices at Lentor Gardens Residences, which we will be publishing on Stacked Pro. For now, this is an important highlight for this review.

Lentor Gardens Residences is likely to stand out in terms of its launch price since Kingsford acquired the plot at a lower price compared to several competing projects in the area to date.

The developer won the tender for this site in April 2024, after putting in the winning bid of $429.23 million which works out to an approximate land rate of $920 psf per plot ratio. To put that into context, several nearby sites were acquired at noticeably higher prices:

• Lentor Modern – $1,204 psf
• Lentoria – $1,129 psf
• Hillock Green – $1,108 psf

Lentor Mansion is one of the few that comes close in terms of its land price, which was $985 psf.

While we are waiting to see the final price list for Lentor Gardens Residences, after Kingsford launches the project on July 18, we expect to see its average price starting from $2,350 psf.

The next major launch in the vicinity is expected to come from the latest Lentor Central GLS site, which was awarded at a record-breaking $1,278 psf this year to GuocoLand. That’s almost 39% higher than what Kingsford paid for the site that would become Lentor Gardens Residences. 

This higher land price is also because that Lentor Central site enjoys some advantages. It sits closer to Lentor MRT station (TEL), is adjacent to Lentor Modern Mall, and is the amenities hub of the area.

However, this is also why the expected future price of this project could climb to as high as $2,700 psf or higher.

Thus, prospective buyers eyeing Lentor Gardens Residences should consider that it may be one of the last Lentor projects to hit the market at prices in the $2,300 psf range. For those who missed out on earlier launches, or want a more sizable unit, this project may be a final shot at owning a property here before the higher land rates catch up to selling prices.

Final Thoughts by Stacked Deputy Editor, Ryan Ong

Lentor Gardens Residences feels different from many of the other Lentor projects I’ve seen so far, and that says quite a lot given how many new condos have come into the area. To date, most of the discussions around Lentor have centred on MRT proximity, new amenities, new launch pricing (at which this project has an advantage), and so forth.

But because of the customisability of its units and the traditionalist family-home touches, Lentor Gardens Residences seems to be the first one focused on a longer term view, according to what I’ve seen so far from the project.

My take on it is that it’s designed with the question of what would make someone want to live there, even after more than 15 years. There’s a focus on longevity beyond novelty. This is evident in the non-PPVC construction, the three landed options, the use of traditional foyers, and emphasis on kitchen layouts. This is a project where buyers are expected to customise a home for long-term stay.

The 200-metre pool is quite a visual centrepiece, and innovative. The use of extensive water-themed aesthetics / facilities is also a Kingsford hallmark. But what’s impressive is how it forms an internal waterfront view. Combined with the landed housing frontage and greenery, this project best retains the lower-density feel of the “original” Lentor.

Of course, there are trade-offs. Buyers who prioritise MRT convenience and a nearby shopping mall may be less enthused, and that’s not the main strength of Lentor Gardens Residences.

On the other hand, investment-oriented buyers should look towards projects closer to the train station, and some investors may look on with rising concern about the increasing housing supply in this neighbourhood.

That said, even those with investment goals can’t ignore the land price advantage of this project. Future sites in the area are being acquired at significantly higher land rates, and this can also set higher benchmarks that will benefit this project’s earlier buyers. This is a key distinction for owner-occupiers and owner-investors.

Frequently asked questions

What makes Lentor Gardens Residences different from other condos in Lentor?

Lentor Gardens Residences is the first non-PPVC project in Lentor, offering versatile and family-oriented unit designs with elements of old-school features. Its site plan centers around a nearly 200m long swimming pool, creating a waterfront effect and a unique visual appeal.

Where is Lentor Gardens Residences located within the Lentor estate?

It is located at the end of the cul-de-sac of Lentor Gardens, slightly away from the cluster of condos near Lentor MRT station, in a less densely built-up part of the estate that offers views of landed houses and greenery.

What are some key features of the site plan of Lentor Gardens Residences?

The site plan features a nearly 200m long interconnected swimming pool with various connected pools, creating a waterfront effect. It also includes facilities like a gym, clubhouse, function rooms, tennis court, playground, BBQ areas, and sky terraces.

What types of units are available at Lentor Gardens Residences?

The development offers two- to four-bedroom units, including three strata-titled terrace houses. The two-bedroom units are around 732 sq ft, and there are three-bedroom and four-bedroom options as well.

What are some notable aspects of the two-bedroom units at Lentor Gardens Residences?

The two-bedroom units feature a dumbbell layout with bedrooms flanking the living/dining area, a well-designed encloseable kitchen with SMEG appliances, and a balcony large enough to sit out on, with a ceiling height of 2.9 meters for a sense of openness.