As we approach the tail end of the series of new launches in the Lentor estate, this price review of Lentor Mansion supplements what has already been addressed in Lentoria (you can read about the in-depth review here).
Lentor Mansion marks the fifth project to join the ranks within this emerging neighbourhood, and for potential buyers looking at the area, this is good news as they have a bountiful spread of options to choose from.
That said, this review would then focus on how it compares with the other remaining projects while addressing certain changes like the harmonisation of GFA (Lentor Mansion is the first project to adhere to this new requirement), various layouts offered and overall pricing verdict.
Before we go deeper into detail, let’s have a look at all of the GLS sites in the area.
| Site Name | Tender Closed | Bids | Winning Bid | Site Area (SQM) | Plot Ratio | $PSF per Plot Ratio |
| Lentor Central (Lentor Modern) | 22 July 2021 | 9 | $784,113,000 | 17,279.9 | 3.5 | $1,204 |
| Lentor Hills Road (A) (Lentor Hills Residences) | 18 January 2022 | 4 | $586,591,288 | 17,136.9 | 3 | $1,060 |
| Lentor Central (B) (Hillock Green) | 13 September 2022 | 3 | $481,028,300 | 13,444.3 | 3 | $1,108 |
| Lentor Hills Road (B) (Lentoria) | 13 September 2022 | 2 | $276,360,000 | 10,819 | 2.1 | $1,130 |
| Lentor Gardens (Lentor Mansion) | 4 April 2023 | 1 | $486,800,222 | 21,866.7 | 2.1 | $985 |
| Lentor Central (A) | 12 September 2023 | 2 | $435,166,426 | 14,703.2 | 2.8 | $982 |
While it has already been addressed in our previous review that there has been a clear trend of a decrease in bids (and prices) for each site over the years, the GLS for Lentor Gardens only received one bid.
Given the saturated supply within the neighbourhood and other prevailing factors (like the cooling effect from higher ABSD rates, the harmonisation of GFA and more GLS sites announced for 2024 in other estates), this is quite an expected outcome.
Let’s look at the neighbourhood’s bid prices, which are often an essential indicator of the asking prices of a project in the neighbourhood.
The bid prices have been dropping steadily, with Lentor Mansion selling at $985 psf ppr, making it almost 15% (=$145 psf ppr) lower than Lentoria and 22% lower (=$219 psf ppr) than the integrated Lentor Modern. Of course, we also have to take into account that Lentor Modern has the best plot with regard to the integration of the MRT station.
With this, it’s quite natural to assume that the developers would have more room to work with the pricing for Lentor Mansion – buyers might even be expected to see a more digestible price psf and still enjoy similar location benefits to the rest of the projects in the vicinity.
Here’s a look at the prices of the developments (that has prices) and let’s compare the changes from when Lentoria was launched and how Lentor Mansion performs.
| Project Name | Bedrooms | Lowest $PSF | Average $PSF | Highest $PSF |
| Hillock Green | 1 | $2,100 | $2,228 | $2,423 |
| 2 | $1,882 | $2,139 | $2,287 | |
| 3 | $1,987 | $2,059 | $2,160 | |
| 4 | $1,954 | $2,064 | $2,178 | |
| Lentor Hills Residences | 1 | $2,028 | $2,200 | $2,451 |
| 2 | $1,988 | $2,149 | $2,358 | |
| 3 | $1,834 | $2,019 | $2,217 | |
| 4 | $1,891 | $2,014 | $2,174 | |
| Lentor Modern | 1 | $2,033 | $2,180 | $2,425 |
| 2 | $1,994 | $2,196 | $2,513 | |
| 3 | $1,837 | $2,058 | $2,389 | |
| 4 | $1,895 | $2,031 | $2,245 |
| Project Name | Bedrooms | Lowest Transacted Price ($) | Average Transacted Price ($) | Highest Transacted Price ($) |
| Hillock Green | 1 | $1,085,000 | $1,151,154 | $1,252,000 |
| 2 | $1,267,000 | $1,481,000 | $1,731,000 | |
| 3 | $1,797,000 | $1,947,643 | $2,179,000 | |
| 4 | $2,388,000 | $2,680,325 | $2,883,000 | |
| Lentor Hill Residences | 1 | $945,000 | $1,152,818 | $1,359,000 |
| 2 | $1,356,000 | $1,562,043 | $1,777,000 | |
| 3 | $1,822,000 | $2,090,595 | $2,434,000 | |
| 4 | $2,545,000 | $2,740,218 | $2,948,000 | |
| Lentor Modern | 1 | $1,072,170 | $1,150,013 | $1,279,080 |
| 2 | $1,352,340 | $1,565,108 | $1,839,420 | |
| 3 | $1,820,610 | $2,159,218 | $2,638,000 | |
| 4 | $2,895,750 | $3,105,003 | $3,431,000 | |
| Lentor Mansion* | 2 | $1,149,000 | ||
| 3 | $1,702,000 | |||
| 4 | $2,635,000 | |||
| 5 | $3,176,000 |
*note that Lentor Mansion does not offer any 1-bedroom units.
| Project Name | Lowest $PSF | Average $PSF | Highest $PSF |
| Hillock Green 2BR | $1,882 | $2,139 | $2,287 |
| Lentor Hills Residences 2BR | $1,988 | $2,149 | $2,358 |
| Lentor Modern 2BR | $1,994 | $2,196 | $2,513 |
| Lentoria 2BR | $1,965 | ||
| Lentor Mansion 2BR | $2,180 | ||
| Hillock Green 3BR | $1,987 | $2,059 | $2,160 |
| Lentor Hills Residences 3BR | $1,834 | $2,019 | $2,217 |
| Lentor Modern 3BR | $1,837 | $2,058 | $2,389 |
| Lentoria 3BR | $1,974 | ||
| Lentor Mansion 3BR | $2,165 | ||
| Hillock Green 4BR | $1,954 | $2,064 | $2,178 |
| Lentor Hills Residences 4BR | $1,891 | $2,014 | $2,174 |
| Lentor Modern 4BR | $1,895 | $2,031 | $2,245 |
| Lentoria 4BR | $1,965 | ||
| Lentor Mansion 4BR | $2,148 | ||
| Lentor Mansion 5BR** | $2,139 |
**All other new launch projects do not offer 5 bedders.
Lentor Mansion has already surpassed Lentoria (which initially had the highest minimum $psf and overall asking price in the neighbourhood) at a minimum starting price of $2,139 PSF for the 5-bedroom units.
However, considering that other new launches in the area do not offer 5 bedders, it would be more suitable to take a look at the 4-bedroom $PSF price instead, which starts at a marginal difference of $2,148 PSF.
And so while it is true that Lentor Mansion still holds the highest asking price in terms of $PSF in the neighbourhood, it generally has a lower total cost outlay for most units amongst all the new launch projects. This makes it more compelling for price-conscious buyers and investors seeking short-term growth.
The lower price point is likely due to these two key factors:
- Lentor Mansion offers more compact-sized units and
- the harmonisation of GFA for the aircon ledges
Furthermore, the fact that most of the surrounding new launches are owned by GuocoLand is quite good news for buyers because the developers are less likely to cannibalise their own projects.
Here’s the breakdown for the sizes of the different bedroom types in Lentor Mansion:
| Bedroom Type | Size | Start Price |
| 2 Bedroom | 527 – 657 SQ FT | $1,149,000 |
| 3 Bedroom | 786 – 1,023 SQ FT | $1,702,000 |
| 4 Bedroom | 1,227 SQ FT | $2,635,000 |
| 5 Bedroom | 1,485 – 1,507 SQ FT | $3,176,000 |
As seen from the table, the units at Lentor Mansion are more compact than what is offered at the other new launch projects (given the harmonisation of GFA), with the smallest 2-bedder at Lentoria sized at 700 sq ft, while Lentor Hills Residences is sized at 678 sq ft. This gives budget-conscious buyers less friction to jump the gun as there are lower-cost options available.
Furthermore, Lentor Mansion is currently the only new launch project in the neighbourhood that offers a 5-bedroom unit and does not offer a 1-bedroom unit. This is because Lentor Mansion is marketed for own-stay and multi-gen living.
Lastly, there are no penthouse units available in Lentor Mansion, seeing that the target market is cost-efficient families who might not prioritise the extra void space.
Before we move on to review each bedroom, Lentor Mansion offers the lowest living density in the area, as seen from this table here:
| Development | Land Size (Sq Ft) | Units | Space Per Unit (Sq Ft) |
| Lentor Mansion | 235,370.97 | 533 | 442 |
| Lentoria | 116,454.63 | 267 | 436 |
| Lentor Hills Residences | 184,459.88 | 598 | 308 |
| Lentor Modern | 185,999.12 | 605 | 307 |
| Hillock Green | 144,713.10 | 474 | 305 |
While Lentoria was previously the best option in terms of unit-to-land size ratio, this was quickly overtaken by Lentor Mansion. As such, one of Lentor Mansion’s biggest selling points is its open spaces found throughout the site, something which only bigger developments can offer.
And so, at a glance, Lentor Mansion may seem like quite a compelling option.
Amongst the new launches, it has the lowest entry point into the neighbourhood (apart from the 4-bedders), it shares a very similar location to all the projects and offers a sheltered pathway to Lentor MRT station. Moreover, it is the only project that offers 5-bedroom apartments.
Not to mention, it has the lowest living density out of all the new launches. For most buyers, this would be a standout option, unless living in an integrated project like Lentor Modern is your priority.
One last factor that makes a marginal difference to the pricing for Lentor Mansion would have to be the harmonisation of GFA.
This new regulation states that for future launches, the AC ledges would be counted as part of the GFA, which means that developers would shy away from redundantly huge AC ledges.
This means that homeowners of Lentor Mansion would not have to pay extra for redundant space, which results in a lower total cost outlay (or rather, you are paying mainly for useable space).
With that, let’s move on straight ahead to review the bedrooms.
2-bedroom Comparison
As mentioned, Lentor Mansion does not come with 1-bedders as the project is mainly catered towards own-stay and bigger families (which is why they decided to push out 5-bedders).
There are 214 2-bedders (out of the 533 apartments, which forms a significant 40.2% of the total unit mix. The available units are 527 square feet (Type B1) and 657 square feet (Type B2).
And this is what each unit type looks like:
Both unit types have a dumbbell layout which has been generally preferred for its space efficiency. However, the 130 sq ft difference in space mainly stems from the fact that Type B1 has a 2 Bed 1 Bath layout, while Type B2 has a 2 Bed 2 Bath layout.
Another difference is that the kitchen is situated in the foyer for Type B1 units, whereas the Type B2 unit has an alcove for a more demarcated kitchen space. In that sense, there are not many options for buyers to choose from as those who prioritise privacy would naturally choose the Type B2 unit, whereas those who want a more cost-efficient home would gravitate towards the Type B1 unit.
Moving on, here’s how the Type B1 unit fairs against other 2 Bed 1 Bath layouts in the neighbourhood:
As Hillock Green and Lentor Modern are the only new launch projects that offer the compact 2 Bed 1 Bath layout, we’ll be using them as a yardstick for Lentor Mansion in this scenario.
At a glance, all three projects share a very similar design and sport the dumbbell layout, which has been universally preferred for space efficiency.
The key difference would have to be the placement of the kitchen. In Lentor Mansion’s case, the apartment features a foyer kitchen, whereas the other two projects have a specific alcove for a slightly more functional kitchen area (which would be a point to consider for those who tend to cook frequently).
However, a few key attributes make Lentor Mansion slightly more competitive for budget-conscious buyers.
Firstly, when comparing it to Lentor Modern, there is a 151 SQFT difference in terms of size and a $203,340 (around 17.7%) difference in the cost outlay. This is because Lentor Modern offers an additional flex space that comes with slightly more room and includes a bigger AC ledge that eventually adds up to the total cost.
Unless you are hard-pressed about staying in an integrated project, it’s a matter of picking a lower entry-price project or a slightly more spacious and functional apartment.
This brings us to our next point of comparison between Hillock Green and Lentor Mansion.
With a difference of $118,000 (10.3%) and 97 SQFT, both layouts are quite identical, apart from the kitchen design and additional AC ledge (for Hillock Green’s case). And given that both sites have a comparable distance from the MRT, the more affordable entry price is a no-brainer for those considering the compact layout in the first place.
On the other hand, here’s the general comparison for the standard 2 Bed 2 Bath layout amongst the other new launch projects:
Those looking for the standard 2 Bedroom 2 Bathroom layout would find that they have more options to choose from amongst the new launches.
Notably, Lentor Mansion, Lentor Hills Residences and Lentor Modern offer the space-efficient dumbbell layout, whereas Lentoria and Hillock Green have the typical layout with long hallways.
Given their similar layouts, let’s first compare Lentor Mansion with Lentor Hills Residences and Lentor Modern. Despite being the most compact-sized apartment, it is priced above Lentor Hills Residences at a 5% price difference (around $76,260) and just slightly under Lentor Modern at a 3.3% price difference (around $46,800).
Buyers looking at this layout would likely be more willing to pay slightly extra for a more comfortable space, which is the main reason why Lentor Mansion might be lacking in comparison.
It is apparent that the fully enclosable kitchen at Lentor Hills Residences and Lentor Modern puts the open-concept kitchen at Lentor Mansion at a disadvantage. Furthermore, Lentor Modern even offers a Flex space for a marginal price difference. The AC ledges here are comparable for all three units, too.
On another note, Lentoria and Hillock Green offer drastically different floorplans from Lentor Mansion which will affect the resale potential in the future. In terms of price, Lentoria is priced 4% cheaper (around $56,760) than Lentor Mansion, whereas Hillock Green is priced a marginal 1% (around $11,740) higher.
Lentoria and Hillock Green sports long foyers and an open kitchen, which, is less useful to the kitchen layout at Lentor Mansion, where homeowners can choose to install a separation between the kitchen and living area. Furthermore, the extra AC ledges at Lentoria and Hillock Green aren’t great when compared to Lentor Mansion, too.
This is in addition to the point that the majority of the units offered at Lentor Mansion are catered to the 2-bedroom type (about 40.2% of the unit mix).
Let’s head on to have a look at the 3-bedroom comparisons at Lentor Mansion.
3-bedroom Comparison
There are two compact 3-bedroom layouts, three flex layouts and three premium ones, making it a total of eight different permutations for homeowners to choose from. All flex and premium layouts come with a flex space, though only the premium units get an additional home shelter and a powder room.
As Type C1 is the smallest, it would be the most affordable too. This unit type offers a dumbbell layout and is ideal for those who want a space-efficient and no-frills option that can comfortably accommodate an average family. However, there is a lack of a home shelter, which might be unsuitable for those who need more storage space or live with a helper and require a helper room.
Type C2 is rather similar to C1 when it comes to the components offered within the unit. However, instead of a dumbbell layout, it features a long hallway instead of the dumbbell layout. Seeing that GuocoLand has a wide variety of selections when it comes to their 3-bedroom layout, different families can find a size and layout that fits their lifestyle and budget better.
Type C3 to C8 units all come with a flex space, which can be used depending on each family’s unique needs.
Seeing that there is a wide range of sizes for the 3-bedroom apartments, this would be a compelling factor for families who are weighing between choosing a more spacious home or a more affordable entry price point. Those who feel that they require more space but are not able to afford the premium units can consider the Type C3 unit to make the total overall cost more palatable.
For those wondering about the decent price range for the 3-bedders, here’s a look at the pricing of the other new launches in the area, starting with the compact layouts:
Similar to the 2-bedroom, Lentor Mansion is the most compelling in terms of price when it comes to the compact layouts. It is significantly smaller than the other options available in the market with a size difference of 118 to 183 sq ft, which amounts to at least a $95,000 price difference.
This presents a more compelling option for families looking for a budget-friendly 3-bedroom apartment that is new and modern (which is the key purpose of having compact units). Furthermore, Lentor Mansion is the only apartment out of the mix that offers a dumbbell layout for better space efficiency.
On the downside, it does not come with an enclosed kitchen (the other being Lentoria). The $psf price is also higher at $2,165 psf, while the other projects are starting at a $psf below $2,000.
Next, here’s a look at the premium layouts:
In this case, we’ll also assume the same $2,165 psf for the premium units, which means that it starts from $2,143,350.
Unlike all the other new launches that have a long foyer, Lentor Mansion features a direct view into the dining area and kitchen. Furthermore, instead of the typical WC found in the yard area, it features a powder room (which can also be used as a very compact bathroom), which is quite a useful change.
Despite Lentor Mansion having the smallest floorplan out of the five units, it’s impressive that the unit is still able to accommodate a home shelter and a flex area, which can only be said for Lentor Modern and Lentoria. Hillock Green only features a study, whereas Lentor Hills Residences only has a home shelter.
That said, it’s understandable that some might be hesitant about Lentor Mansion’s $psf pricing as the 3-bedroom premium unit is significantly smaller than the other projects yet commands a comparable price. While that is a valid point, many buyers tend to ultimately consider the total cost. The fact that Lentor Hills Residences has transacted a 3-bedroom + yard for $2,228,000 shows that there is acceptance for that price range.
4-bedroom Comparison
Now, let’s take a look at the 4-bedders offered at Lentor Mansion:
At first glance, both layouts might look identical – both Type D1 and D2 are sized at 1,227 sq ft and have the same floor plan.
The sole difference is the position of the entrance of the unit, which leads to the choice of either a longer (and more private) foyer or an alcove specifically to store shoes or other bulky items. While there is not much of a difference, the idea of having an alcove specifically for shoe storage is quite a refreshing concept.
And while this might be quite a squeeze, the alcove could potentially be used as a small study area (for those who want to maximise the space).
Now, let’s compare them to the other 4-bedders in the Lentor estate.
Due to its high starting $PSF price of $2,147, Lentor Mansion commands the highest starting price for the 4-bedders. As such, when compared to the other new launch projects, it has a price premium that ranges from $90,000 to $275,000 (around 3 – 10%).
Although Lentoria Hills Residences managed to transact its 1,345 sq ft 4-bedder for over $2.5m, this is not conclusive for the 4-bedders at Lentor Mansion as it is around 10% smaller in overall size but commands a higher asking price.
Next, all the projects (apart from Lentoria) seem to have a similar layout that features a typical long hallway. However, the 4-bedders at Lentor Mansion sport a powder room (that can double as a third compact bathroom) instead of the typical WC located in the yard area.
Still, seeing that the 4-bedders for Lentor Modern were the first unit type to move, there is demand for bigger units in the estate to justify the prices.
Finally, let’s take a look at the 5-bedroom comparisons for Lentor Mansion.
5-bedroom Comparison
Lentor Mansion offers two variations to its 5-bedders, namely the Type E1 and E2, which are sized 1,485 and 1,507 sq ft respectively.
As this is the first new launch in the estate that offers the 5-bedroom layout, there’s currently no comparison. As such, we shall compare it with the other 5-bedders for the other new launch projects across Singapore.
Starting at $3,176,000, Lentor Mansion presents itself as one of the most affordable entry points for buyers looking at the new launch 5-bedroom layout in the private market. This gives it an estimated $psf price of $2,139. To compare with other OCR projects on this list, the average starting price of a 5-bedroom new launch is currently estimated to be $2,697,130.
Considering that Lumina Grand and Altura are both ECs, the most suitable projects for comparison with Lentor Mansion would be The Myst and The Botany at Dairy Farm. However, those two projects are not near the Lentor area and are located in the Bukit Panjang neighbourhood.
The Myst 5-Bedroom Layout
The Botany at Dairy Farm 5-Bedroom Layout
Although all three layouts feature a dumbbell layout and have similar components in the apartment, Lentor Mansion stands out the most with its unique layout (despite it being the most compact out of the three).
Unlike The Myst (which allows homeowners to immediately see the living area upon entry) or The Botany (which features the kitchen before leading to the living area), Lentor Mansion has a different layout that looks directly into the powder room (which can also be used as the fourth bathroom) and the home shelter upon entry.
Also, only the units at The Myst and Lentor Mansion can accommodate flexible changes to their layout as The Botany mainly has structural walls (as it is a PPVC project). This would be a selling point, especially for families who have plans for their homes to grow and adapt to their lifestyle changes.
Price-wise, Lentor Mansion commands the highest $psf asking price out of the three projects at $2,139 (The Myst and The Botany are commanding $1,882 and $1,928 psf respectively). However, this is not exactly a fair comparison due to their differences in location.
Resale Comparisons
Before we end, let’s conclude by taking a look at the resale comparisons.
| Project Name | Tenure | Completion | Bedrooms | Size Range | Price Range | Average Price | Average $PSF |
| Castle Green | 99 years from 01/12/1993 | 1997 | 2 | 947 sqft | $1,108,000 – $1,118,000 | $1,113,000 | $1,175 |
| 3 | 1,152 – 1,346 sqft | $1,300,000 – $1,570,000 | $1,437,545 | $1,210 | |||
| 4 | 1,410 sqft | $1,680,000 – $2,068,000 | $1,814,722 | $1,287 | |||
| Far Horizon Gardens | 99 years from 08/03/1982 | 1986 | 2 | 1,152 sqft | $1,275,000 – $1,280,000 | $1,277,500 | $1,109 |
| 3 | 2,002 sqft | $2,050,000 – $2,288,000 | $2,135,333 | $1,067 | |||
| Nuovo | 99 years from 02/05/2001 | 2004 | 3 | 1,119 – 1,421 sqft | $1,150,000 – $1,750,000 | $1,555,600 | $1,149 |
| 4 | 1,550 sqft | $1,860,000 | $1,860,000 | $1,200 | |||
| Seasons Park | 99 years from 01/03/1995 | 1997 | 2 | 1,044 – 1,109 sqft | $1,110,000 – $1,300,000 | $1,202,222 | $1,111 |
| 3 | 1,249 – 1,292 sqft | $1,200,000 – $1,620,000 | $1,414,376 | $1,115 | |||
| 4 | 2,885 sqft | $2,600,000 | $2,600,000 | $901 | |||
| The Calrose | Freehold | 2007 | 2 | 969 – 1,076 sqft | $1,708,000- $1,948,000 | $1,828,000 | $1,787 |
| 3 | 1,141 sqft | $2,020,000 | $2,020,000 | $1,770 | |||
| 4 | 1,442 sqft | $2,470,000 | $2,470,000 | $1,712 | |||
| Thomson Grove | Freehold | 1984 | 3 | 1,485 sqft | $2,220,000 – $2,480,000 | $2,312,500 | $1,557 |
Mirroring what we’ve previously included in Lentoria’s price analysis, you will find the same table here, too.
As we’ve already discussed the freehold developments in the previous analysis, let’s now turn our attention and have a look at the 99-year leasehold projects in the area, which include Castle Green, Far Horizon Gardens, Nuovo and Seasons Park.
At first glance, these projects have an average $PSF range of $901 to $1,201, which is priced considerably lower than all the other new launches that are transacting above $2,000 PSF (that’s at least a 40% premium!).
But before we exclaim at the price difference, it is important to consider the differences.
A majority of the leasehold projects were completed before the 2000s, which means that they are all at least 20 years old and may experience the effects of lease decay. Furthermore, there is the downside of living in older projects, such as having outdated facilities and landscaping.
You would notice that the overall cost outlay for the old projects and new launches are quite comparable due to the newer apartments having a more compact floor plan (though Lentor Mansion’s floor plan is quite efficiently designed).
Today’s homebuyers would then have to ask themselves whether they prioritise living in a new launch project with modern facilities (and nearer to the Lentor MRT Station!) or an older project that has more space but has to deal with outdated facilities, landscaping and effects of lease decay.
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com — we read every message.
Frequently asked questions
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