Type

Units

Min Area

Price Range

2 BR

646 sqft

S$1.3XM – S$1.4XM

3 BR

872 sqft

S$1.7XM – S$2.0XM

4+ BR

1184 sqft

S$2.3XM – S$2.8XM

Property Highlights

Spacious 1,184 sqft four-bedroom condominium in established Lentor Gardens development
Just 9 minutes' walk (780m) from TE5 Lentor MRT Station on the Thomson-East Coast Line
Priced at S$2,427,200 with strong accessibility to business districts and shopping centres
Premium residential location combining convenience with mature estate character
Excellent for upgraders and investors seeking quality family living in North-East Singapore

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Ref: 500154798

Lentor Gardens Residences: A Four-Bedroom Family Home in Singapore's North-East

Situated at 68 Lentor Gardens, this four-bedroom, three-bathroom condominium spans 1,184 square feet of thoughtfully designed living space. Priced at S$2,427,200, the unit represents a substantial offering within the mature Lentor estate, an area increasingly recognised for its balance between suburban tranquillity and metropolitan convenience.

The Lentor Gardens development occupies a strategic position in Singapore's residential landscape. Located just nine minutes' walk from TE5 Lentor MRT Station—a mere 780 metres away—residents benefit from seamless connections to the broader Thomson-East Coast Line network. This accessibility proves transformative for daily commuting, business travel, and leisure pursuits across the island. The proximity to this modern transport hub significantly enhances the property's appeal to professionals, upgraders, and families prioritising connectivity.

Location and Neighbourhood Character

Lentor is a carefully curated residential district that has matured over decades, attracting buyers seeking established neighbourhoods rather than newly launched estates. The area offers a compelling mix of residential precincts, neighbourhood shopping facilities, and local amenities that cater to everyday needs. Unlike rapid-development zones, Lentor benefits from stable property values and a settled community atmosphere, making it an increasingly attractive proposition for those eyeing long-term capital appreciation.

The surrounding precinct features quality dining options, supermarkets, and family-oriented facilities within walking distance. Healthcare services, educational institutions, and recreational spaces are all readily accessible, positioning the location as genuinely family-friendly rather than aspirational. For investors considering rental yield, the established nature of the district and its MRT connectivity ensure consistent tenant demand across demographics.

Internal Layout and Specifications

The four-bedroom configuration totalling 1,184 square feet reflects thoughtful space planning. Three full bathrooms eliminate morning bottlenecks typical of larger families, whilst the generous floor area permits comfortable separation of private quarters from entertaining spaces. This layout appeals equally to upgraders downsizing from landed properties and investors seeking multi-generational appeal or professional sharehouse tenancy models.

The unit's proportions suggest room for flexible interpretations—whether as a true family home, executive accommodation, or multi-tenant investment opportunity. Each bedroom benefits from adequate natural light, and the cumulative square footage permits furnishing without the sense of constraint common in smaller urban units.

Price Positioning and Market Value

At S$2,427,200, this property commands a per-square-foot valuation reflective of Lentor's established status and MRT proximity. Recent transactions in comparable developments within the Thomson corridor demonstrate consistent pricing for four-bedroom units within this range, particularly where location meets MRT accessibility. The asking price positions the unit competitively against similar offerings in nearby estates, avoiding the premium typically applied to newer launches whilst respecting the established reputation of Lentor Gardens.

Buyers evaluating this property should contextualise the asking price against recent comparable sales in the immediate locality. Properties at similar square footage in Lentor and adjacent precincts have transacted in the S$2.3M to S$2.6M band depending on unit stack, views, and condition—placing this listing within realistic market expectations.

Investment Potential and Rental Considerations

For investor-buyers, the four-bedroom layout and Lentor's established rental market present genuine yield prospects. Family units in well-connected locations consistently attract tenants across multiple demographic segments: expatriate families, upgraders seeking temporary accommodation, and professionals prioritising MRT convenience. Conservative rental projections for comparable units in this category suggest potential gross yields in the 2.5 to 3.5 percent range, depending on market conditions and unit positioning.

The district's maturity paradoxically strengthens investment fundamentals. Unlike emerging precincts subject to supply influx and temporary demand surges, Lentor experiences steady, predictable rental demand from a stable tenant base. Families with children, long-term expatriate assignments, and professionals valuing established neighbourhoods consistently seek properties in such locations, translating to reliable occupancy rates and sustainable rental income.

Financing and Buyer Considerations

Prospective buyers should model this purchase within standard financing frameworks. The S$2.43M price point situates the property within standard HDB loan maximums and private banking facilities, permitting 80 to 90 percent loan-to-value ratios for Singapore citizens and permanent residents. For non-citizen purchasers or second-property acquisitions, additional Buyer's Stamp Duty and ABSD considerations apply, potentially adding S$145,000 to S$200,000 in transaction costs depending on buyer classification.

TDSR calculations for this price band typically require monthly household income of S$15,000 to S$18,000 to comfortably service mortgage commitments, leaving adequate headroom for dependents, utilities, and discretionary expenditure. Upgraders transitioning from landed properties should note that condominium outgoings—typically S$300 to S$500 monthly—represent material ongoing costs alongside property tax.

MRT Connectivity and Transportation Value

The nine-minute walk to Lentor MRT Station positions this property within optimal distance parameters. Unlike properties requiring shuttle services or extended walks, pedestrian accessibility to the station proves transformative for resale appeal and rental marketability. The Thomson-East Coast Line itself demonstrates long-term strategic importance within Singapore's transport masterplan, suggesting ongoing demand for properties within its catchment.

This connectivity alleviates reliance on private vehicles whilst maintaining flexibility for car ownership. Residents enjoy straightforward access to Orchard Road (via interchange at Stevens or transfer lines), business districts at Marina Bay and Raffles Place, and leisure destinations across the island. For families with school-age children, the transport link simplifies cross-island commuting to educational institutions without incurring tuition transport premiums.

Comparable Developments and Market Context

Lentor Gardens occupies a distinctive position relative to nearby estates. Unlike newer launches at similar price points—often featuring smaller square footage in premium locations—this property offers genuine space in an established neighbourhood. Nearby developments such as Park View Residences, Lentor Modern, and other Thomson corridor offerings typically command similar price bands, though newer launches often occupy tighter floor plans justified by contemporary amenities and marketing narratives.

The value proposition here tilts toward buyers prioritising functional space over architectural novelty. For upgraders accustomed to landed property dimensions or families requiring genuine separation between private quarters, the 1,184 square feet represents tangible advantage over standard 900-square-foot three-bedroom condominiums at comparable price points.

Future Supply and Market Outlook

The Lentor precinct is largely built-out, limiting future supply influx of comparable units. Whilst the Urban Redevelopment Authority maintains development plans across Singapore, the Lentor area's maturity suggests incremental change rather than transformative redevelopment. This restricted supply pipeline underpins medium-term capital appreciation prospects, particularly as MRT connectivity encourages sustained demand from quality-conscious families and investors.

Longer-term demand drivers—Singapore's population policies, expatriate influx, and ongoing transport infrastructure investment—favour established, connected precincts like Lentor. Unlike emerging estates potentially threatened by oversupply, properties in mature locations with limited future competition enjoy genuine resilience within Singapore's property market.

Conclusion

The four-bedroom unit at 68 Lentor Gardens presents a substantive offering for upgraders, investors, and families prioritising established neighbourhoods and proven transport connectivity. At S$2,427,200, the property reflects realistic market valuation for its category, size, and location. Prospective buyers should evaluate this property against their medium-term aspirations, financing capacity, and expectations regarding Lentor's established character. For those seeking genuine residential space coupled with MRT convenience in an area combining maturity with modern transport infrastructure, this property merits serious consideration within their acquisition strategy.

Frequently Asked Questions

What rental yield could I expect if I purchase this property as an investment?

Conservative rental projections for four-bedroom units at this price point in Lentor Gardens suggest gross yields ranging from 2.5 to 3.5 percent annually, depending on market conditions and unit positioning. The established neighbourhood attracts consistent tenant demand across multiple segments—expatriate families, upgraders seeking temporary housing, and professionals prioritising MRT connectivity—supporting reliable occupancy rates. Comparable units in the Thomson corridor have demonstrated stable rental income, particularly where families value mature estates and proven school catchments, suggesting a monthly rental range of approximately S$5,000 to S$7,000 for properties of this configuration.

How does the S$2.43M price compare to recent per-square-foot transactions in Lentor and nearby areas?

The S$2,427,200 price translates to approximately S$2,050 per square foot for this 1,184 sqft unit, positioning it competitively within recent Lentor comparable sales and adjacent Thomson corridor developments. Recent transactions in nearby estates such as Park View Residences and established properties along Thomson Road demonstrate per-square-foot ranges between S$1,900 and S$2,200, with variation reflecting unit stack, views, and internal condition. This asking price represents fair market value for a four-bedroom offering in an established location with direct MRT access, avoiding the premium typically applied to newly launched developments whilst respecting Lentor's reputation for stable valuations.

What are the ABSD implications if this is my second property purchase?

Second-property buyers of Singapore citizen status face Additional Buyer's Stamp Duty at the rate of 12 percent on the purchase price, effective from the date of instrument. For a S$2,427,200 property, ABSD would total approximately S$291,264, adding significantly to total acquisition costs alongside standard stamp duty, legal fees, and agent commissions. Permanent residents encounter even higher ABSD rates at 15 percent, totalling approximately S$364,080. Foreign buyers face 20 percent ABSD alongside potential compliance requirements for ABSD-eligible property declarations. These substantial costs require careful financial modelling; prospective second-property buyers should confirm their buyer classification and calculate total acquisition costs including all duties before proceeding.

What lease decay risks should I consider, and how might this affect future resale value?

Modern Singapore condominiums typically carry 99-year leases, with Lentor Gardens properties generally possessing leases granted in previous decades. Buyers should verify the exact lease commencement date and remaining tenure; properties with 95+ years remaining experience minimal lease decay impact on contemporary valuations. However, as leases fall below 90 years, buyers increasingly apply discount factors to purchase prices—a pattern accelerating below 80 years. For a property at this price point with an established development, the lease decay risk remains manageable if remaining tenure exceeds 95 years; conversely, leases approaching 80 years require 15-20 percent pricing discounts to attract mortgage financing, significantly impacting future resale prospects.

How does proximity to Lentor MRT Station affect capital appreciation and demand for this property?

Nine minutes' walk to TE5 Lentor MRT Station positions this property within optimal distance parameters that materially enhance demand and capital appreciation potential. Properties within 10-minute pedestrian catchments of modern MRT stations consistently command premium valuations and experience stronger appreciation during economic upswings; the Thomson-East Coast Line's strategic importance within Singapore's long-term transport masterplan further strengthens this dynamic. Investors purchasing this property benefit from future-proofed transport connectivity as the TEL network expands; demand from professionals, families, and upgraders seeking MRT accessibility typically outpaces demand for car-dependent locations, suggesting this property will appreciate ahead of comparable units lacking equivalent transport convenience.

Is this property suitable for high-net-worth buyers, upgraders, first-time buyers, and investors?

This property demonstrates genuine versatility across buyer profiles. High-net-worth individuals appreciate the established location, generously proportioned layout, and MRT convenience for executive family living or multi-generational accommodation without premium launch pricing. Upgraders transitioning from landed properties value the 1,184 sqft square footage and three bathrooms, offering genuine space comparable to terraced houses whilst eliminating maintenance burdens. First-time buyers may find the S$2.43M price point challenging; however, parents assisting with deposit funds benefit from the property's investment-grade location and predictable appreciation trajectory. Investors prioritise the four-bedroom configuration's consistent rental appeal, established neighbourhood's stability, and MRT-driven tenant demand, making this an institutional-quality residential asset.

What are TDSR implications at this S$2.43M price point, and how much household income is required?

Total Debt Service Ratio calculations for a S$2.43M property with standard 80 percent financing (approximately S$1.94M mortgage) typically require monthly household income of S$15,000 to S$18,000 to comfortably service mortgage commitments whilst maintaining TDSR compliance at the 55 percent regulatory ceiling. At 2.5 percent interest rates and 30-year mortgage terms, approximate monthly mortgage payments reach S$8,250 to S$9,000; combined with condominium outgoings (typically S$400 to S$500), property tax, and insurance, total monthly housing costs approach S$9,200 to S$10,000. Buyers should maintain personal income minimums of S$15,000 monthly to preserve financing headroom for dependents, discretionary expenditure, and mortgage servicing during interest rate fluctuations.

How does this property compare to nearby competing developments in terms of value and specifications?

Lentor Gardens competes primarily against established Thomson corridor developments including Park View Residences, Lentor Modern, and Arc at Lentor, with newer launches typically commanding premium pricing justified by contemporary architectural features and marketing narratives. This property offers competitive advantage through genuine floor space—the 1,184 sqft four-bedroom configuration exceeds standard offering sizes at comparable price points, where newer launches often feature 900-950 sqft three-bedroom units. Whilst newer developments showcase cutting-edge amenities and design credentials, Lentor Gardens provides stable valuations, proven rental demand, and established neighbourhood character that appeal to buyers prioritising functional utility over architectural fashion. The price positioning reflects this differentiation: newer launches may command S$2,400-2,600 for smaller units, whilst this property delivers greater internal space at competitive market rates.

Which unit stack or floor level would provide optimal value and lifestyle benefits?

Within Lentor Gardens, optimal value typically concentrates on lower-to-mid stack units (floors 3-8) in non-corner stacks, where pricing discounts compensate for marginally reduced views whilst maintaining privacy and natural light advantages over ground-floor units. Mid-stack positioning offers practical benefits: adequate elevation eliminating street-level noise without the premium commanded by penthouses or premium high-stack locations. Corner units at any level command 10-15 percent premiums reflecting three-sided views and enhanced natural ventilation; these suit buyers prioritising lifestyle premium over absolute purchasing power. Ground and first-floor units encounter deeper discounts reflecting security concerns and ground-level noise, despite common-area proximity. For investors optimising rental yield, mid-stack non-corner units demonstrate superior returns—tenant demand concentrates on convenience rather than premium views, ensuring consistent occupancy at rental rates uncomplicated by location-dependent pricing.

What does the future supply pipeline look like for Lentor and nearby districts, and how does this affect long-term appreciation?

Lentor precinct is substantially built-out, with limited future development potential given land constraints and mature infrastructure. The Urban Redevelopment Authority's long-term plans suggest incremental intensification rather than transformative redevelopment; however, immediate supply additions remain minimal compared to emerging growth corridors. This restricted pipeline provides genuine resilience for property valuations—unlike nascent estates potentially threatened by oversupply waves, mature Lentor experiences supply-constrained demand dynamics that typically support steady capital appreciation. Neighbouring areas such as Springleaf and Whitley continue limited development, yet the broader Thomson corridor has matured considerably, creating an investment environment where established pockets like Lentor command sustained demand from quality-conscious buyers. Long-term Singapore population policies, expatriate demand, and transport infrastructure investment collectively favour established, connected precincts; properties in mature locations with limited future competition enjoy demonstrable resilience within Singapore's property market cycle.

4-Bed Lentor Gardens Residences – S$2.43M Near Lentor MRT