Skip to content
James Wong Homes

Decision guide · Buying

Lentor Signature against nearby launches: land, launch prices and timing

Eight condominiums on Lentor's government land, a few hundred metres apart. Here's what each developer paid for its land, what each launch recorded in its first month, and how to choose between buying now, buying a completed one, or waiting for Lentor Signature. Lentor Signature is the working name in the developer's material for agents; GuocoLand's public releases call it the Lentor Central site.

Published
22 Oct 2026
Last fact-checked
22 Oct 2026
Reading time
4 min
Next review
22 Dec 2026

Filed underNew launch

Close-up map of Lentor Hills. The gold Lentor Central site sits at the top of the estate, north-west of Lentor Modern. Lentor MRT's Exit 1 is at Lentor Modern's corner, about 250 metres in a straight line from the site's nearest edge. The other Lentor sale sites, Lentor Central Residences, Hillock Green, Lentor Gardens Residences, Lentor Hills Residences, Lentor Mansion and Lentoria, fill the land to the south, with strips of land zoned Park in Master Plan 2025 running between them.
Lentor's sale sites side by side: the Lentor Central site in gold, the others in grey. Tap the map to open it full size. · Map: OneMap © contributors | Singapore Land Authority. Outlines: contains information from the Master Plan 2025 Land Use Layer accessed on 22 Oct 2026 from URA via data.gov.sg, made available under the Singapore Open Data Licence version 1.0. Drawn by JamesWongHomes.com Select the picture to open it full size.

Quick answer

GuocoLand's group paid about $1,278 psf ppr for the Lentor Central site in March 2026, the most for any Lentor site and about 30% more than the $985 paid for Lentor Mansion's, the dearest of the three Lentor launches on the same floor-area rules. Those three recorded launch-month medians of $2,210 psf to $2,360 psf in URA's records. Land is one cost, not a selling price, and nothing here forecasts Lentor Signature's prices.

The options at a glance

Option 1

Buy at a launch already open

Lentor Gardens Residences launched in Jul 2026; Springleaf Residence in Aug 2025.

Option 2

Buy a completed home

Lentor Modern and Lentor Mansion are completed; homes there change hands as sub sales or resales.

Option 3

Wait for Lentor Signature

Launch targeted for 1H 2027; prices not yet released.

Key takeaways

  • Land: about $1,278 psf ppr for Lentor Signature (Mar 2026, five bids), against $1,204 for Lentor Modern's in 2021 and $920 to $985 for the three sites sold from 2023 to 2025.
  • The three Lentor launches on harmonised floor areas recorded launch-month medians of $2,210 psf (Lentor Central Residences), $2,270 psf (Lentor Mansion) and $2,360 psf (Lentor Gardens Residences).
  • Launches on earlier floor-area rules, Lentor Modern, Hillock Green, Lentor Hills Residences and Lentoria, recorded about $2,110 psf to $2,130 psf; their per-square-foot figures aren't like-for-like with the harmonised ones.
  • Lentor Modern, completed in 3Q 2025, has 66 sub sales in URA's records since Oct 2025, at a median of $2,400 psf (earlier rules).

This guide is for

  • Buyers deciding between Lentor's launches, a completed Lentor condominium and waiting for Lentor Signature
  • Upgraders comparing what they'd pay per square foot across the estate

It is not for

  • Anyone looking for a price forecast: there isn't one here

What you need to decide

  • When you need to move in, and whether you can wait for a 2027 launch
  • The home size you need, in square feet, on the same floor-area rules
  • Your total budget, and how much you'd pay in cash and CPF before completion

Step by step

  1. 1

    What the land cost

    Eight sites, five years

    URA sold Lentor's eight residential sites between 2021 and 2026. The Lentor Central site for Lentor Signature went for $657.1 million in March 2026, $13,753 per square metre of gross floor area: about $1,278 per square foot per plot ratio (psf ppr), after five bids. That's the highest any developer has paid in Lentor, above Lentor Modern's $1,204 in 2021 and about 30% above the $985 paid for Lentor Mansion's land in 2023.

    Land cost is one of a developer's costs, alongside building, financing and selling. It tells you what the developer committed to, not what a home will sell for.

    What each Lentor site cost
    DevelopmentSite soldLand, $ psf pprBidsFloor-area rulesNearest MRT exit
    Lentor ModernJul 2021$1,2049Earlier rulesExit at its corner
    Lentor Hills ResidencesJan 2022$1,0604Earlier rulesabout 120 m
    LentoriaSep 2022$1,1302Earlier rulesabout 310 m
    Hillock GreenSep 2022$1,1083Earlier rulesabout 110 m
    Lentor MansionApr 2023$9851Harmonisedabout 290 m
    Lentor Central ResidencesSep 2023$9822Harmonisedabout 240 m
    Lentor Gardens ResidencesApr 2025$9202Harmonisedabout 350 m
    Lentor Signature (Lentor Central site)Mar 2026$1,2785Harmonisedabout 250 m

    Source: Past sale sites: residential (excluding landed housing) and other sites sold (Urban Redevelopment Authority), Workbook to 18 Sep 2026; Lentor Central from URA's award of 6 Mar 2026. Extracted 22 Oct 2026.

    Land, $ psf ppr: URA's price per square metre of gross floor area divided by 10.7639. Floor-area rules: sites launched for tender from 1 Sep 2022 follow URA's harmonised floor-area definitions. Nearest MRT exit: straight line from the site's nearest edge to the nearest Lentor MRT exit, worked out from OneMap and the Master Plan 2025 outlines; not a walking route.

  2. 2

    What the launches recorded

    First-month medians, like for like

    In URA's records, the three Lentor launches on harmonised floor areas recorded launch-month medians of $2,270 psf (Lentor Mansion, Mar 2024), $2,210 psf (Lentor Central Residences, Mar 2025) and $2,360 psf (Lentor Gardens Residences, Jul 2026). Between launch-month median and land cost, the differences were $1,230 to $1,440 psf.

    Lentor Modern, Hillock Green, Lentor Hills Residences and Lentoria were sold on earlier floor-area rules, which counted some spaces, such as air-con ledges, that harmonised areas leave out. The same home measures smaller under the new rules, so its price per square foot reads higher. Their launch-month medians of about $2,110 to $2,130 psf aren't adjusted here; compare within each group.

    A launch month's median depends on which homes were sold that month: Lentor Gardens Residences' first month was mostly larger homes than Lentor Mansion's. Treat these as the market's first reading of each project, not a price list.

    Lentor launches in their first month
    Lentor ModernSep 2022500$2,110 psf$1,204Earlier rules
    Lentor Hills ResidencesJul 2023330$2,110 psf$1,060Earlier rules
    Hillock GreenNov 2023128$2,110 psf$1,108Earlier rules
    LentoriaMar 202460$2,130 psf$1,130Earlier rules
    Lentor MansionMar 2024403$2,270 psf$985Harmonised
    Lentor Central ResidencesMar 2025453$2,210 psf$982Harmonised
    Lentor Gardens ResidencesJul 2026267$2,360 psf$920Harmonised
    Springleaf Residence (Upper Thomson Road, nearby)Aug 2025876$2,170 psf$905Harmonised

    Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Read 22 Oct 2026. Extracted 22 Oct 2026.

    Launch month: the first month with new sales in URA's records. Median of each sale's price divided by its floor area in square feet. Springleaf Residence, on Upper Thomson Road near Springleaf MRT, is another recent launch nearby and is shown for reference. Caveats for recent months are still being lodged.

  3. 3

    Buying a completed home instead

    Lentor Modern and the other completed ones

    Lentor Modern was completed in 3Q 2025 and Lentor Mansion in 3Q 2026 (GuocoLand). Homes there change hands as sub sales until the development's certificate of statutory completion, then as resales. URA records 66 sub sales at Lentor Modern between Oct 2025 and Oct 2026, at a median of $2,400 psf on earlier floor-area rules.

    A completed home lets you see the actual unit, the view and the noise before you pay, and move in on completion of the sale. You pay for it differently: the price is due at completion, not in stages while it's built, so the cash and loan are needed sooner.

  4. 4

    Waiting for Lentor Signature

    What waiting gets you, and what it costs

    Waiting gets you the newest development in the estate, with the latest lease start there, GuocoLand's three towers and about 553 homes, and normally the progressive payment schedule (GuocoLand hasn't announced its scheme). It also means the launch is still months away (targeted for the first half of 2027), the prices aren't known, and the completion date hasn't been published.

    Whichever you choose, compare homes of the same size on the same floor-area rules, and set your budget before you see any price list.

    What to prepare before the preview, whether it's your first private home or an upgrade: the Lentor Signature buyer's guide. The project facts are kept on the Lentor Signature page on propertyelitesclique.com.

Common mistakes

  • Reading a land price as a selling price.
  • Comparing per-square-foot prices across the old and new floor-area rules without allowing for the difference.
  • Comparing a launch's first-month median with a unit of a different size.

Analysis · opinion

James's practical view

The land price tells me GuocoLand is confident in Lentor: it paid more than anyone has for land here, after five bids. For a buyer, that's information, not a price tag. What matters is how the unit you'd actually buy compares with what's selling around it at the time.

If you need to move in sooner, a completed Lentor home or a launch that has already opened may suit you better than waiting. If you can wait and want the newest development by the station, set your budget now and we'll compare like for like when the prices come out.

Questions to ask your bank, lawyer or agent

  1. 1.The developer: which floor-area rules does each unit's stated area follow?
  2. 2.My bank: what will it lend for a completed home against one bought from the developer?
  3. 3.James: on today's sales, which option fits my budget and my timing best?

Seen in practice

Case studies and videos where this decision came up.

Case study

635B Senja Road to Copen Grand: buying an EC while still living in the HDB flat

HDB flat, 635B Senja Road, Bukit Panjang; next home an executive condominium at Copen Grand, Tengah

  1. Step 1: Challenge

    So the sale had to meet the bridging loan's timeline, while the family still needed somewhere to live until Copen Grand was ready.

  2. Step 2: Strategy

    The bridging loan's timeline set when the flat had to be sold.

  3. Step 3: Result

    The flat was sold for S$642,000.

Read the case study

Frequently asked questions

How much will Lentor Signature cost?

GuocoLand hasn't released prices. The land cost about $1,278 psf ppr; that isn't a selling price, and nothing here forecasts one.

Why is Lentor Signature's land more expensive?

URA's records show the price GuocoLand's group bid, not the reasons. It had five bids, more than any Lentor site since Lentor Modern's nine in 2021.

What does psf ppr mean?

Land price per square foot per plot ratio: what the developer paid for each square foot of floor area it's allowed to build, before construction and other costs.

Limitations

Medians, not a valuation of any home. Launch months mix different unit sizes and floors; the floor-area rules differ between the earlier and later sites; recent months are still being lodged. No figure here is a forecast.

Sources

  1. 1.
    Tender award for URA sale site at Lentor Central (6 March 2026)

    Urban Redevelopment Authority · Period: Released 6 Mar 2026 · Extracted 22 Oct 2026

    Tenderers, price, site area, maximum GFA, $ psm of GFA, 99 years.

  2. 2.
    URA launches tender for four sale sites at Lentor Central, Kallang Close, Dunearn Road and Telok Ayer Street (8 December 2025)

    Urban Redevelopment Authority · Period: Released 8 Dec 2025 · Extracted 22 Oct 2026

    About 560 homes; tender closed 3 Mar 2026.

  3. 3.
    Past sale sites: residential (excluding landed housing) and other sites sold

    Urban Redevelopment Authority · Period: Workbook to 18 Sep 2026 · Extracted 22 Oct 2026

    Land prices and bids for the earlier Lentor sites and Springleaf Residence's site (Upper Thomson Road Parcel B).

  4. 4.
    URA SPACE: View Government Land Sales Site

    Urban Redevelopment Authority · Period: Read 22 Oct 2026 · Extracted 22 Oct 2026

    Five bids for Lentor Central; cross-check of every site.

  5. 5.
    URA Data Service: private residential property transactions

    Urban Redevelopment Authority · Period: Read 22 Oct 2026 · Extracted 22 Oct 2026

    New sales and sub sales of the Lentor developments and Springleaf Residence.

  6. 6.
    Harmonisation of floor area definitions by URA, SLA, BCA and SCDF (circular DC22-09)

    Urban Redevelopment Authority · Period: Circular DC22-09 · Extracted 22 Oct 2026

    Harmonised floor-area definitions for sites launched for tender from 1 Sep 2022.

  7. 7.
    FY2026 results presentation

    GuocoLand Limited · Period: Released 28 Aug 2026 · Extracted 22 Oct 2026

    Completion of Lentor Modern (3Q 2025) and Lentor Mansion (3Q 2026).

  8. 8.
    GuocoLand secures S$634.7 million green financing for development of latest Lentor Central site (media release on SGX, 2 July 2026)

    GuocoLand Limited · Period: Released 2 Jul 2026 · Extracted 22 Oct 2026

    About 553 homes in three towers of 26, 26 and 27 storeys; launch targeted for 1H 2027; adjacent to Lentor Modern; future Hillock Park and Linear Park.

  9. 9.
    Master Plan 2025 Land Use Layer (data.gov.sg, Singapore Open Data Licence)

    Urban Redevelopment Authority · Period: Accessed 22 Oct 2026 · Extracted 22 Oct 2026

    Site outlines for the distances to the station.

Wong Say Tian (James) · CEA Reg. No. R007728G · +65 9696 9567PropNex Realty Pte Ltd · Licence No. L3008022J

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

Continue exploring

Talk to James

Weighing a new launch against a resale condo?

Ask for a launch-against-resale comparison for your budget and district: price per square foot, size, payment timing and the exit.

WhatsApp JamesAsk through the form

Your WhatsApp message will read: “Hi James, I read "Lentor Signature against…" on JamesWongHomes.com and would like to compare a launch and a resale for my budget. [lentor-signature-compared-with-nearby-launches]” Edit it before you send.

Prefer to call? +65 9696 9567

I usually reply within one working day.

Messages go directly to James. Your details are used only to respond to your enquiry. See the privacy notice.