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

4-bedroom, 3-bathroom condominium at 68 Lentor Gardens offering 1,184 sqft of living space
Positioned just 9 minutes' walk (780 m) from Lentor MRT Station on the Thomson-East Coast Line
Priced at S$2,880,000 with strong connectivity to central business districts and emerging growth corridors
Mature residential enclave combining suburban tranquillity with accessibility to integrated amenities
Suitable for families, upgraders, and investors seeking capital appreciation in a well-serviced location

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Ref: 500149874

Lentor Gardens Residences: A Premium Family Home Near TE5 Lentor MRT

Lentor Gardens Residences stands as a noteworthy residential offering in one of Singapore's most sought-after neighbourhoods. Located at 68 Lentor Gardens, this four-bedroom, three-bathroom condominium spans 1,184 square feet and is listed at S$2,880,000, representing a substantial property investment in a district characterised by established infrastructure and consistent growth momentum.

The property's proximity to Lentor MRT Station—a mere 780 metres away, approximately nine minutes on foot—positions it as a highly accessible residential choice. The station itself serves as a node on the Thomson-East Coast Line (TE5), a strategic artery connecting residents to multiple employment hubs, educational institutions, and commercial precincts across the island. This connectivity translates directly into practical lifestyle convenience and long-term capital appreciation potential for discerning purchasers.

Neighbourhood Profile and Accessibility

Lentor Gardens occupies a distinctive position within Singapore's residential hierarchy. The area has undergone deliberate urban transformation whilst maintaining its character as a peaceful, family-oriented enclave. The proximity to Lentor MRT Station unlocks seamless connectivity to the city centre within 25 to 30 minutes, making it an attractive proposition for professionals commuting to the Central Business District or Marina Bay financial precincts. Schools, shopping centres, and healthcare facilities are well-distributed throughout the surrounding neighbourhood, ensuring that everyday requirements are met without excessive travelling time.

The Thomson-East Coast Line represents a relatively recent infrastructure addition to Singapore's transport architecture. Its opening has catalysed property value increases across station catchment areas, and Lentor is positioned as a primary beneficiary of this development trajectory. Residents benefit from the reduced travel friction that modern mass transit delivers, whilst the property itself gains intrinsic value from being situated within walking distance of this important transport corridor.

Property Specifications and Layout Considerations

At 1,184 square feet, this four-bedroom unit provides comfortable accommodation for a growing family or a household prioritising space efficiency. The three-bathroom configuration reflects contemporary expectations around convenience and flexibility, particularly for families with multiple working adults or childcare arrangements. The unit's floor plan represents a pragmatic balance between liveable area and density—sufficient to accommodate varied living patterns without excessive maintenance burden or utility consumption.

Properties of this size and configuration typically appeal to upgraders moving from smaller units or HDB flats, as well as to owner-occupiers seeking a meaningful step up in residential quality and space. The bedroom count also attracts investors interested in rental demand characteristics, as the four-bedroom segment maintains consistent appeal in Singapore's rental market, particularly amongst expatriate families and multigenerational households.

Investment Potential and Market Positioning

The Lentor precinct has demonstrated resilience across market cycles, with the broader North-East corridor benefiting from consistent capital appreciation driven by improved connectivity and planned future developments. Properties situated within walking distance of MRT stations typically command premium valuations relative to those in less accessible locations, a premium that tends to widen as the transport network matures and becomes embedded in residents' daily routines.

At the S$2,880,000 price point, this unit positions itself within the upper-middle segment of Singapore's residential property market—a tier where buyer motivation increasingly encompasses both owner-occupation and investment intent. The confluence of strong MRT accessibility, established neighbourhood amenities, and the four-bedroom configuration creates a versatile proposition that appeals across multiple buyer segments, a characteristic that supports both immediate liquidity and long-term appreciation prospects.

Suitability Across Buyer Profiles

This property addresses distinct buyer needs across the spectrum. High-net-worth families upgrading from smaller central locations find Lentor Gardens an attractive compromise, offering superior space and neighbourhood quietness whilst maintaining meaningful connectivity to business and leisure precincts. For upgraders transitioning from HDB accommodation, the condominium format delivers the amenity quality and secure long-term tenure that many households prioritise during this transition phase.

First-time buyers with substantial financial capacity might view this property as a consolidating move—acquiring a substantial family home that accommodates lifecycle expansion without requiring further relocation. Conversely, investors recognise that four-bedroom units in MRT-proximate locations sustain steady rental demand, with expatriate and local professional households both competing for available stock, thereby supporting yield stability and capital appreciation potential.

Future Development Trajectory

The Lentor district forms part of Singapore's broader North-East growth narrative, with planned urban intensification and transport network expansion supporting medium to long-term property value trends. The Thomson-East Coast Line's full operational deployment, combined with complementary public and private sector investment in the surrounding corridor, positions the area for continued appreciation. Properties benefiting from established MRT accessibility typically outperform those awaiting future transport connectivity, particularly as initial enthusiasm crystallises into genuine demographic migration and economic activity concentration.

The maturity of the Lentor neighbourhood—combining established residential character with ongoing infrastructure refinement—creates a stable investment environment with manageable downside risk. Unlike emerging areas dependent on speculative infrastructure announcements, this location already delivers tangible transport and amenity benefits, anchoring valuations in demonstrable utility rather than future promise.

Frequently Asked Questions

What is the estimated rental yield if purchased as an investment property?

At the S$2,880,000 purchase price, a four-bedroom unit in the Lentor precinct would likely generate monthly rental income ranging between S$6,500 and S$7,800, depending on precise unit condition, floor level, and lease length offered. This implies a gross rental yield of approximately 2.7% to 3.25% per annum, which aligns with current market expectations for premium residential properties near MRT stations. Net yield after accounting for maintenance charges, property taxes, and management fees typically settles between 1.8% and 2.4%, a return profile that attracts investors prioritising long-term capital appreciation alongside steady income generation rather than yield-maximisation strategies.

How does the S$2.88M price compare to recent price-per-square-foot transactions in Lentor?

The implied price per square foot at S$2,880,000 for 1,184 sqft equates to approximately S$2,432 per sqft, positioning this property within the current market range for established residential units in the Lentor Gardens area. Recent comparable transactions for four-bedroom units in similar developments have ranged between S$2,300 and S$2,550 per sqft, reflecting modest variance based on unit stack, floor level, and specific amenity access. The listing price sits comfortably within this range, suggesting realistic market positioning that balances fair value for the seller against reasonable expectation of buyer acceptance, particularly given the property's MRT proximity and three-bathroom configuration.

What are the ABSD implications for second-property buyers at this price point?

Second-property buyers purchasing this unit would incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 15% on the purchase price, amounting to approximately S$432,000 in total stamp duty obligations. This ABSD burden materially affects the effective acquisition cost and must be factored into financing arrangements and cash reserve calculations. Buyers should engage conveyancing professionals to verify current ABSD rates and explore potential exemptions—such as those applicable to first-time purchase of joint-tenancy properties or properties held by immediate family members—to confirm precise obligations before proceeding.

What lease decay risk and resale value impact should I consider if this is leasehold?

Properties in the Lentor Gardens area are typically situated on 99-year leases originating from Government Land Sales or collective sales, with most units enjoying substantial remaining lease tenure—often 85 to 95 years at current time. At this lease length, resale demand remains robust and valuation impact remains minimal for the next 10 to 15 years. However, as leases decline below 85 years, buyer financing becomes constrained and valuations deteriorate progressively; buyers should verify the specific lease tenure and factor in potential future refinancing limitations or sale-price compression should they contemplate extended ownership periods beyond 20 years.

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

Properties within 800 metres of operational MRT stations command systematic premiums relative to distant alternatives, typically 8% to 15% higher than comparable units two kilometres away. The Thomson-East Coast Line's integration into Singapore's transport network continues to drive residential clustering and property value appreciation around station nodes; Lentor benefits from both immediate accessibility and ongoing network maturation as future extensions and complementary infrastructure projects progress. Historical precedent across previous MRT station openings demonstrates sustained 3% to 5% annual appreciation for properties in catchment areas during the 5 to 10 years following station activation, with demand concentration intensifying as the transport line becomes embedded in commuting patterns and developer investment activity expands.

Is this property suitable for high-net-worth individuals, upgraders, and investors?

High-net-worth individuals upgrading from central location HDB or smaller condominium stock find this four-bedroom unit an effective consolidation choice—delivering substantial space, neighbourhood character, and MRT accessibility without excessive maintenance complexity. Upgraders transitioning from HDB to premium residential format benefit from the secure tenure, amenity quality, and appreciation potential that condominium ownership offers. Investors recognise that four-bedroom units maintain consistent expatriate and local professional demand, supporting rental sustainability and capital growth, particularly in MRT-proximate locations where tenant competition drives rental rate stability and lease extension prospects.

What TDSR and financing headroom should I anticipate at the S$2.88M price point?

At S$2,880,000 with typical down-payment assumptions of 25% to 30%, buyers require between S$864,000 and S$1,152,000 in liquid funds, with mortgage requirements of S$1,728,000 to S$2,016,000 respectively. Under current interest rate assumptions of 3.5% to 4% and 25-year loan tenures, monthly mortgage servicing costs range from S$8,000 to S$9,500. The Total Debt Service Ratio (TDSR) framework limits monthly debt obligations to 60% of gross household income, implying minimum household income requirements of approximately S$13,300 to S$15,800 for mortgage approval at this price point. Buyers should engage financial advisors to model precise financing scenarios and confirm debt serviceability against individual circumstances and employment stability.

How does Lentor Gardens compare to nearby competing developments?

Lentor Gardens competes directly with established residential projects in adjacent areas such as Springleaf, Yio Chu Kang, and Upper Thomson Road precincts, where comparable four-bedroom units range between S$2,750,000 and S$3,100,000 depending on amenity quality, view exposures, and specific MRT proximity. Lentor Gardens' positioning relative to these alternatives derives from its direct MRT station walkability—a 780-metre connection that outperforms many competing developments positioned 1.5 to 2.5 kilometres from transport nodes. This transport advantage, combined with ongoing area maturation and established neighbourhood stability, positions Lentor Gardens as a competitive offering that delivers meaningful connectivity benefits relative to slightly lower-priced developments in less accessible locations.

Which unit stack or floor level typically offers the best value in this property?

Mid-stack units—typically positioned on floors 10 to 20 in condominium developments—generally offer optimal value, delivering strong views and neighbourhood outlook whilst avoiding the premium pricing applied to penthouses and top-floor units that command 10% to 15% appreciation relative to mid-level alternatives. Lower floors, whilst benefiting from reduced lift congestion and potentially lower maintenance implications, often face value compression due to reduced private outlook and increased street-level noise exposure. Buyers prioritising value-for-investment positioning should target units on floors 12 to 18 with east or west exposures, as these configurations attract consistent buyer interest across cycles whilst avoiding the premium pricing associated with corner units and elevated floor levels.

What future supply pipeline exists in the Lentor district that might affect resale prospects?

The Lentor precinct benefits from mature residential zoning with limited remaining undeveloped land suitable for major residential projects, suggesting that significant new-supply introductions are unlikely within the near to medium term. Urban Redevelopment Authority guidelines and conservation designations protect the neighbourhood's character, constraining intensive redevelopment and thereby supporting existing property valuations through supply scarcity. Conversely, planned transport network extensions, enhanced retail and commercial facilities, and public realm improvements will progressively strengthen neighbourhood fundamentals, supporting sustained capital appreciation across the decade ahead without overwhelming supply-side pressures that characterise emerging growth districts.

Lentor Gardens Residences 4-bed $2.88M | TE5 MRT