Type

Units

Min Area

Price Range

2 BR

678 sqft

S$1.5M

3 BR

969 sqft

S$2.2M – S$2.3M

4 BR

1184 sqft

S$2.7M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$1.5M to S$2.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$306K on this acquisition.
Located 8 min (660 m) from TE5 Lentor MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Lentor Gardens Residences: A Contemporary Residential Choice near Lentor MRT

Lentor Gardens Residences stands as a residential development positioned within the Ang Mo Kio district, offering contemporary apartment living in a location that balances urban convenience with neighbourhood tranquillity. Located at 68 Lentor Gardens, the project benefits from proximity to Lentor MRT Station on the Thomson–East Coast Line (TE5), approximately 660 metres away—a comfortable eight-minute walk that places residents within easy reach of Singapore's expanding rapid transit network.

The development comprises multiple residential units across varying floor plans, accommodating diverse household compositions and lifestyle preferences. Current inventory spans different bedroom configurations, with unit sizes commencing from approximately 678 square feet, providing efficient yet comfortable living spaces suited to both compact households and those seeking flexibility in design. Pricing reflects the location's accessibility and neighbourhood credentials, with units available from S$1.5 million and above, positioning the development within the mid-to-upper segment of the resale apartment market.

Location and Connectivity

The Lentor area has established itself as a residential destination characterised by mature landed estates, neighbourhood shops, and community facilities. The proximity to Lentor MRT Station represents a significant advantage for commuters, reducing travel times to the city centre, business districts, and other key employment nodes across Singapore. The Thomson–East Coast Line, of which TE5 forms part, has catalysed property value appreciation throughout its corridor, with Lentor benefiting from enhanced mobility and increased foot traffic to surrounding commercial precincts.

Beyond the MRT station, the neighbourhood provides straightforward access to Ang Mo Kio's established retail and dining scene. Major shopping centres, wet markets, and F&B establishments cluster within a ten to fifteen-minute radius, ensuring residents enjoy convenient access to daily necessities without requiring extended travel. The area is also well-serviced by bus routes, providing additional transport flexibility for those navigating towards non-MRT destinations.

Residential Appeal and Buyer Profiles

Lentor Gardens Residences appeals to multiple buyer archetypes within the Singapore property market. First-time homebuyers entering the resale market find the development's pricing structure and unit configurations accessible, particularly when seeking properties beyond the Build-To-Order (BTO) public housing programme. Young families appreciate the neighbourhood's established schools, parks, and community amenities, alongside the relative quietness compared to more densely populated central areas.

Upgraders relocating from smaller public or private properties recognise the floor area gains and amenity offerings the development provides. The range of unit types accommodates household growth, whether through additional bedrooms or enhanced living spaces that support remote working arrangements. High-net-worth individuals and buy-to-let investors also constitute a material proportion of demand, attracted by the project's investment credentials, rental yield potential, and long-term capital appreciation prospects aligned with the Thomson–East Coast Line's broader success.

Investment Considerations

For investors evaluating Lentor Gardens Residences as a capital deployment opportunity, several factors merit consideration. The Ang Mo Kio district maintains consistent rental demand, driven by the area's established resident population, good schools, and transport connectivity. Gross rental yields across comparable apartment developments in the area typically range between 2.5 to 3.5 percent per annum, dependent on unit configuration, floor level, and specific lease terms negotiated with tenants. The development's proximity to Lentor MRT Station enhances rental appeal, as prospective tenants increasingly prioritise transport accessibility when evaluating residential options.

Capital appreciation has historically aligned with MRT line expansion and infrastructure maturation. Properties positioned within walking distance of MRT stations have demonstrated outperformance relative to those requiring longer commute times, suggesting that Lentor Gardens Residences' eight-minute proximity to TE5 may support medium-to-long-term price growth. However, investors should conduct thorough due diligence regarding lease tenure, maintenance charges, and the development's sinking fund reserve status before committing capital.

Financing and Tax Implications

Prospective purchasers should be mindful of financing headroom when evaluating properties within the Lentor Gardens Residences price range. At typical pricing levels around S$1.5 million, debt servicing ratios and total debt servicing ratios (TDSR) require careful management, particularly for self-employed individuals or those with variable income streams. Most financial institutions offer loan-to-value ratios of 75 to 80 percent for properties in this segment, necessitating corresponding cash deposits and accounting for stamp duties and professional fees in purchase cost calculations.

Second-time property purchasers face Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent on the purchase price, a material consideration when modelling total acquisition costs. For a S$1.5 million purchase by a Singapore Citizen acquiring their second residential property, ABSD liability amounts to S$300,000, substantially elevating the effective purchase price. First-time buyers remain exempt from ABSD, constituting a significant tax advantage when comparing acquisition costs across buyer profiles. Investors purchasing for rental purposes should likewise factor ABSD into their investment thesis and expected returns calculations.

Market Positioning and Comparable Developments

The resale apartment market within Ang Mo Kio and the broader central and north-eastern regions has witnessed substantial transaction activity over the past three to five years. Comparable developments nearby, such as other Thomson–East Coast Line proximity projects, have typically transacted at per-square-foot prices ranging between S$850 to S$950 for well-maintained, conveniently-located units. Lentor Gardens Residences appears competitively positioned within this range, offering location credentials and design standards that justify pricing aligned with recent neighbourhood transaction benchmarks.

The development competes within a market segment where buyer sophistication remains relatively high, with purchasers conducting systematic comparisons across unit configurations, floor levels, and asking prices. Units positioned on higher floors typically command premiums of 5 to 10 percent relative to lower-floor equivalents, reflecting preferences for natural light, views, and perceived privacy. Mid-stack units—typically floors 8 to 15 on a 20-plus-storey building—often offer optimal value propositions, balancing premium pricing against enhanced amenity access compared to lower floors.

Neighbourhood Outlook and Future Supply

The Ang Mo Kio planning area remains under active urban renewal and development oversight by the Urban Redevelopment Authority (URA). Future supply additions in the immediate vicinity remain modest, reflecting the maturity of the neighbourhood and limited remaining pockets of developable land. This supply constraint supports long-term price stability and moderate appreciation, though prospective buyers should monitor URA Master Plan updates and any residential rezoning announcements that might alter the locality's development trajectory.

The Thomson–East Coast Line has fundamentally reshaped transport accessibility across its corridor, with secondary effects continuing to emerge as new stations open and land-use patterns stabilise. Early indications suggest properties located within MRT walking distance experience sustained demand and pricing resilience, positioning Lentor Gardens Residences favourably for medium-to-long-term ownership. Environmental and lifestyle factors—including proximity to nature corridors, parks, and established community infrastructure—also contribute to the area's residential appeal and long-term desirability.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Lentor Gardens Residences as an investment property?

Gross rental yields for apartment developments positioned similarly to Lentor Gardens Residences typically range between 2.5 to 3.5 percent per annum, though actual performance depends on unit configuration, floor level, lease duration, and market conditions at the time of letting. Two-bedroom units in established Ang Mo Kio locations have historically achieved consistent rental demand from young professionals, upgraders, and expatriate tenants seeking Ang Mo Kio's accessibility and neighbourhood amenities. The eight-minute walk to Lentor MRT Station (TE5) enhances rental appeal significantly, as prospective tenants increasingly prioritise transport proximity when evaluating residential options. To estimate your specific yield, divide the annual rental income by your total acquisition cost—including the property price, Additional Buyer's Stamp Duty if applicable, conveyancing, and refurbishment expenses—and compare against your required rate of return and opportunity cost of capital.

How does Lentor Gardens Residences compare on a price-per-square-foot basis to recent transactions in the Ang Mo Kio area?

Recent resale apartment transactions in Ang Mo Kio and comparable Thomson–East Coast Line proximity developments have typically ranged between S$850 to S$950 per square foot for well-maintained, conveniently-located units, with variations reflecting floor level, unit condition, and specific amenity access. Lentor Gardens Residences, priced from approximately S$1.5 million for units around 678 square feet, translates to roughly S$2,210 per square foot—a pricing that reflects the development's contemporary finishes, residential amenities, and strategic location near Lentor MRT Station. Direct comparison requires examining multiple recent neighbourhood transactions on a property-by-property basis, accounting for differences in unit configuration, floor level, building age, and tenant profile. Buyers should request estate agent comparables from recent months to validate whether current listing prices align with recent market activity, as pricing can shift materially within quarters depending on supply, demand, and interest rate movements.

What is the Additional Buyer's Stamp Duty impact for a second residential property purchase at Lentor Gardens Residences?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent on the purchase price, a material tax liability that substantially elevates acquisition costs. For a property purchased at S$1.5 million, ABSD liability amounts to S$300,000, effectively increasing the true purchase price to S$1.8 million before accounting for conveyancing fees and refurbishment reserves. This 20 percent ABSD rate applies uniformly regardless of the property's price point, location, or tenure, making it essential to factor into your overall investment thesis and expected returns calculations when evaluating Lentor Gardens Residences against alternative investment opportunities. First-time homebuyers remain entirely exempt from ABSD, which may justify a material price premium when comparing purchase options for owner-occupied residences across first-time and second-time buyer profiles.

What lease tenure is applicable to Lentor Gardens Residences, and how does lease decay affect long-term resale value?

Lentor Gardens Residences operates under a freehold land title, eliminating lease decay risk and supporting indefinite ownership and resale potential without concern for diminishing lease tenure. Unlike leasehold properties—where remaining lease tenure progressively shortens and impacts resale value as the lease approaches expiry—freehold properties retain consistent intrinsic value irrespective of ownership duration, subject to market supply-and-demand dynamics and broader neighbourhood evolution. The freehold status represents a material advantage when modelling long-term capital appreciation, as your investment is not subject to lease length premiums that typically emerge when leasehold properties dip below 80, 70, or 60 years' remaining tenure. This freehold position positions Lentor Gardens Residences as a particularly attractive option for long-term hold strategies and intergenerational wealth transfer, ensuring that future owners do not face the lease-motivated repricing typically affecting leasehold apartment developments.

How does Lentor MRT Station (TE5) proximity affect demand and capital appreciation for properties at this development?

Properties positioned within eight minutes' walking distance—approximately 660 metres—from MRT stations consistently outperform those requiring longer commute times, with transport accessibility emerging as a primary valuation driver across Singapore's property market. The Thomson–East Coast Line, of which TE5 Lentor forms part, has catalysed significant property value appreciation throughout its corridor, with early-adopter locations experiencing sustainable price growth as the line matured and secondary effects—retail expansion, restaurant openings, commercial tenancy—materialised around station precincts. Lentor MRT Station's integration into an expanding rapid-transit network reduces commute times to the city centre, business districts, and education hubs, directly enhancing residential appeal for working professionals, students, and commuting families. Historically, properties within 10-minute MRT walking distances have appreciated at rates 1.5 to 2 times faster than those requiring 20-30 minute walks or bus dependencies, suggesting that Lentor Gardens Residences benefits from sustained demand and price resilience driven by its transport positioning.

Which buyer profiles—first-timer, upgrader, investor, or HNW—are best suited to Lentor Gardens Residences?

First-time homebuyers entering the resale market find Lentor Gardens Residences particularly accessible when seeking entry-level properties beyond Build-To-Order (BTO) programmes, especially those attracted to Ang Mo Kio's established schools, parks, and transport connectivity. Upgraders transitioning from smaller public or private properties appreciate the floor area gains, enhanced amenities, and neighbourhood stability, particularly families requiring additional bedrooms or home-office flexibility for remote working arrangements. Investors recognise the development's attractive rental yield potential, consistent demand from young professionals and expatriate tenants, and capital appreciation trajectory aligned with the Thomson–East Coast Line's broader success, making Lentor Gardens Residences a strategically sound portfolio addition. High-net-worth individuals benefit from the development's freehold status, mid-market pricing relative to prime central locations, and diversification benefits when building multi-property residential investment portfolios across Singapore's various planning zones. Prospective purchasers should identify their own profile and primary motivations—owner-occupation versus investment, capital appreciation versus yield, or lifestyle versus financial return—before comparing Lentor Gardens Residences against alternative properties.

What TDSR and financing headroom constraints apply when purchasing at typical Lentor Gardens Residences price points?

At typical pricing around S$1.5 million, debt servicing analysis requires careful modelling of Total Debt Servicing Ratio (TDSR) constraints, which cap monthly debt obligations at 60 percent of gross monthly income for most borrowers. For a S$1.5 million purchase using 75 percent loan-to-value financing (S$1.125 million borrowed), monthly mortgage instalments typically range between S$6,500 to S$7,500 depending on loan tenure and prevailing interest rates, necessitating gross monthly incomes of approximately S$11,000 to S$13,000 to comply with TDSR limits. Self-employed individuals, freelancers, and those with variable income structures face more stringent assessment criteria, potentially requiring higher cash deposits or shorter loan tenures to satisfy lender requirements. Prospective purchasers should engage qualified mortgage brokers or financial planners to model their specific debt servicing capacity, factoring in existing obligations (car loans, credit card facilities, other mortgages), employment stability indicators, and interest rate stress scenarios before committing to offers on Lentor Gardens Residences units.

How does Lentor Gardens Residences compare to competing developments in proximity to the Thomson–East Coast Line?

The Thomson–East Coast Line corridor has attracted substantial residential development, with competing projects at multiple stations offering comparable apartment typologies, price points, and investment credentials. Nearby developments within the Ang Mo Kio and central-eastern planning zones generally transact within S$800 to S$950 per square foot ranges for comparable unit sizes and floor conditions, positioning Lentor Gardens Residences within the broader market context, though buyers should verify current comparable transactions rather than relying on historical benchmarks. Competitive differentiation typically emerges through architectural design quality, internal amenity standards, outdoor space allocation, parking availability, and proximity to neighbourhood retail-dining precincts—factors that warrant site visits and systematic comparison before purchase decisions. Prospective investors should evaluate competing developments' tenant profiles, maintenance charges, sinking fund reserves, and vacancy history, as these operational factors materially influence actual rental yields and long-term capital preservation relative to headline gross yield estimates.

Which unit stacks or floor levels at Lentor Gardens Residences offer optimal value relative to pricing premiums?

Mid-stack units—typically positioned between floors 8 to 15 on 20-plus-storey residential developments—frequently offer optimal value propositions, balancing pricing premiums against enhanced natural light, views, and perceived privacy compared to lower-floor units whilst avoiding the steeper premiums that higher floors command. Units positioned on floors 3 to 7 often experience material pricing discounts of 8 to 15 percent relative to mid-stack equivalents, reflecting lower views, potential shading from neighbouring buildings, and perceived traffic or street-level noise exposure—discounts that savvy investors can exploit if their intended use does not prioritise these factors. Higher-floor units (floors 16 to 25+) typically attract premiums of 5 to 12 percent, justified by expansive views and prestige positioning, though these premiums may exceed the incremental utility gained for practical owner-occupiers or income-focused investors. Corner units and those with optimised internal layouts (single-aspect versus dual-aspect, functional kitchen positioning, storage efficiency) command subtle premiums independent of floor level, making detailed unit inspection essential when comparing comparable asking prices across the development.

What future supply pipeline developments might impact Lentor Gardens Residences' resale value and neighbourhood trajectory?

The Ang Mo Kio planning area remains mature and substantially built-out, with limited remaining pockets of undeveloped or underutilised land suitable for residential rezoning, suggesting that future supply additions will remain modest and unlikely to exert downward pressure on established developments like Lentor Gardens Residences. The Urban Redevelopment Authority (URA) Master Plan outlines the broad strategic intent for the zone—emphasising conservation of established residential neighbourhoods, selective intensification near transport nodes, and commercial expansion along key retail corridors—which generally supports price stability and moderate appreciation rather than disruptive new supply. Prospective owners should monitor URA announcements regarding any residential rezoning, estate renewal initiatives, or infrastructural changes (expressway alignments, major transport projects) that might alter neighbourhood characteristics or property values over 10-to-20-year ownership horizons. The Thomson–East Coast Line's completion and maturation, alongside secondary effects such as enhanced retail and dining ecosystems around Lentor MRT Station, are likely to sustain residential demand and support long-term capital appreciation, though buyers should assess their own risk tolerance regarding potential future regulatory changes or macroeconomic disruptions that could influence broader property market dynamics.

Apartment At 68 Lentor Gardens — From S$1.5M