The Lentor area has been the talk of the town in the last few months. Mainly because there have been three condo projects launched in the last 14 months alone: Lentor Modern, Lentor Hills Residences, and Hillock Green. If you’re looking for a landed property in the area, however, there are also several options, such as the Lentor Green/Lentor Grove area (also known as President Gardens) that we’re visiting today.
Landed markets are thinner and less transparent than condo markets. Good comparables can be difficult to find, and an enclave often behaves very differently from another just a few streets away.
That’s where a second opinion can be valuable: benchmarking a specific property against comparable transactions, understanding what you’re really paying for, and weighing whether it makes sense for your own plans.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
Lentor Green/Grove is not far away from the Countryside estate that I toured a few weeks back but, despite being separated by a mere few streets, it feels quite different. For one, it’s much better connected, with the Lentor MRT station right beside it.
If you take the stairs on the left here, you’ll reach Lentor MRT.This is what you see when you walk down the stairs.This is the view to the right. As you can see, the road was quite quiet and there wasn’t much traffic when I was there.Only 1 bus stops here (825) but I guess you won’t need more since there’s an MRT!Not a car in sight!And the view to the left – that’s the MRT across the road.To the left, there’s also a covered walkway.
There’s not much else to see here, so let’s head back to the estate.
Basically, the stairs to the MRT station faces a huge playground: Lentor Green Playground.It’s so large, that I can’t really get it in the frame of my phone. The facilities aren’t super exciting but at least there is a lot of space for kids to run around.Here’s a close-up of the rides it has.Lots of seating for adults to watch the kids – shaded too, which is always a nice touch.There’s only a small road in between the playground and houses but the green space is large enough that the playground isn’t super close, so the noise spillover will be less.As you can see, the houses and the rides are far enough that they can’t fit into the same photo frame.There’s some space for street-side parking around the playground. (Generally, I found the area to be not cluttered and it was one of the easier estates when it came to finding street-side parking.)As you can see, not many cars are parked on the roads.The houses in this part of the estate were mostly terrace units.Unlike Inglewood, which we saw a few weeks back, the houses here are all built in different styles.Most are two-storey-ish houses.And, as you can see, there is still room for upward expansion.I think this photo gives you a better idea of exactly how much higher you can go.This is about as crowded as the roads ever got: one of the advantages of living near an MRT station! (Less of a headache when it comes to parking.)From Lentor Green, you can walk out to Lentor Loop, where you can find another bus stop (but, again, only 825 stops there.)The ground is a bit sloping here, so some of the houses need stairs to get in via the backgates.This is the junction between Lentor Green and Lentor Loop. Lentor Loop is like a “main road” in the landed enclave, so it gets a bit more through traffic.To the left of the junction.I like how the pavement here was really broad and easy to walk through.And this is what the right looks like.That’s the bus stop I mentioned.More evidence of the sloping ground.The houses along Lentor Loop look a bit larger than the ones we saw in Lentor Green. Personally, I’m not a fan of living along “arterial roads” as they can be noisy, but this one seems fairly peaceful (for now, at least.)Continue walking down Lentor Loop and we reach a turn on the right into Lentor Grove. (This bit is connected to the Lentor Green area that we saw earlier.)Here’s a map to give you a better idea: as shown, Lentor Grove and Lentor Green are two parallel roads that are linked in terms of vehicular and pedestrian access.A quick peek into Lentor Grove: the houses here must have been built by the same developer at the same time, as they are all built in the same style, albeit with different colours.The blue and white units are quite striking! This is what the road leading into Lentor Grove looks like but let’s walk down Lentor Loop first before we walk into the landed enclave.As I mentioned earlier, there’s no shortage of houses here. Walking down Lentor Loop, we pass more landed estates. That’s Lentor Terrace over on the other side of the road.A few minutes later, we reach a crossroads. Once we cross it, we’ll be heading towards Countryside estate.Here’s what the right of the junction looks like: spacious, uncluttered, and tranquil.And that’s the road to the right. There’s actually another small playground but you may not be able to see it from here.Here’s a better view!
Since we’ve already explored the area across the junction in the Countryside article, I won’t head down any further. Instead, let’s walk back up and head into the Lentor Grove side of the estate.
In a move that could lead to a revival of Singapore’s enbloc market, the government has announced a series of…
Timothy Tay ·
28 Jul 2026 ·
0 comments
Heading into Lentor Grove. Here’s one house that was totally rebuilt in a different style. I must say the new style makes the property look much bigger. To the left, there are 3 cul-de-sacs.At the second cul-de-sac, there’s yet another playground.A quick look down the cul-de-sac.Like the first one we saw, Lentor Green playground, there are some rides and a shaded area for adults to sit and wait.It’s a lot smaller than Lentor Green, but still a decent distance from the road.A plus point is that it’s slightly elevated over the houses behind.The houses here are a little bigger than what we saw before.We’ve started seeing some semi-Ds, for one.Let’s take a while behind the playground, and down the third and last cul-de-sac to see what that part of the street looks like.This street is a bit different as it’s not a straight line – it’s actually a curve, making the houses there feel a bit more private. (Helps that they’re also semi-Ds, so the area is more open.)One thing I like about the area is the absence of towering buildings. There are condos in the distance, as shown above, but they are far enough away that they don’t loom over the houses and block the light or air. Looking up to the playground from the cul-de-sac.Very spacious end to the cul-de-sac.The end of the road is so broad I have to capture it in two frames.Another high rise building – but as you can observe, it’s so far away, it looks like it’s the same height as the landed houses from here.I mentioned earlier that Lentor Grove and Lentor Green are linked, and you can drive between the two roads, so let’s walk down the connecting road now.We start transitioning back towards terrace houses.This makes this part of the estate feel a bit less generously spaced.But most houses are still big enough to park at least two cars.Here’s a better photo to show you what I mean (probably another reason why the roads aren’t cluttered, besides the MRT.)
We’ve seen the entire estate now, but before I sign off, let’s have a look at the URA Master Plan. Since there’ve been so many condo launches in the area recently, it’ll be good to know what is coming up in the future!
As shown, there’s only one primary school, Anderson Primary, that is within 1 km of some of the landed houses in the estate. Also, note that there are several plots of empty land in the vicinity: some are reserve land and some are residential subject to further planning so we may see more residential projects in the area coming up.
If you’re wondering how much a landed house here will set you back by, it’s hard to say as the plots can vary quite a bit in size. They can vary in size from 1,600 sq ft up to 5,000 sq ft, so the prices obviously range quite a bit too. Here’s a snapshot of the past transactions for you to refer to instead:
This brings us to the end of today’s walkabout: how did you find the area? I liked how open, quiet, and close to the MRT it was but I did find it a little far from shops and amenities. If there’s another estate you’d like a tour of, let me know in the comments!
Unlike condos, there are very few true like-for-like comparisons in the landed market. Every purchase is effectively a judgement call based on imperfect comparables.
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.
TJ's interest in property was sparked after returning from the UK- where balconies are not counted in one's square footage!- and finding that the Singapore property had totally changed in the 7 years she was away. When not reading and watching articles & videos about property, she is busy cooking and baking for friends, family & her blog Greedygirlgourmet
0 Comments