Type

Units

Min Area

Price Range

3 BR

936 sqft

S$2.3M – S$2.8M

4 BR

1206 sqft

S$2.9M

Property Highlights

Condo development with 3 units currently available.
Prices currently range from S$2.3M to S$2.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$456K on this acquisition.
Located 5 min (430 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.

Lentoria: Premium Living at Lentor Hills

Lentoria stands as a significant residential development located at 32 Lentor Hills Road, positioning itself within one of Singapore's most sought-after residential corridors. The development benefits from exceptional proximity to TE5 Lentor MRT Station, situated merely 430 metres away—a walk of approximately five minutes that transforms daily commuting into an effortless experience. This strategic location establishes Lentoria as an attractive proposition for professionals, families, and investors seeking convenient access to Singapore's expanded North-South and Cross Island Line networks.

The Lentor Hills neighbourhood has undergone significant transformation over the past decade, evolving from a quieter residential enclave into a vibrant mixed-use district characterised by modern infrastructure, enhanced retail offerings, and improved connectivity. Lentoria capitalises on this trajectory, presenting an opportunity for buyers to acquire property within a neighbourhood experiencing tangible capital appreciation and sustained demand from both owner-occupiers and investment-focused purchasers.

Unit Configuration and Space Standards

The development encompasses a diverse range of unit sizes, enabling prospective buyers to select configurations that align with their lifestyle requirements and investment objectives. Whether you are seeking a compact two-bedroom residence for first-time buyers or upgraders, a spacious three-bedroom family home, or larger configurations designed for extended households, Lentoria's portfolio accommodates varying demographic needs. Unit areas range generously, with living spaces thoughtfully designed to maximise usable floor area and natural light whilst maintaining efficient layouts suited to contemporary Singapore living patterns.

Each residence incorporates modern finishes and functional floor plans that reflect current market expectations around open-plan living, integrated kitchen design, and sufficient bathroom provision. The variety of configurations across the development ensures that prospective buyers are not constrained by limited options, a significant advantage in a market where unit mix directly influences both absorption rates and long-term resale liquidity.

Pricing and Market Positioning

Lentoria's pricing structure reflects its position as a premium residential development within the Lentor Hills precinct, with units available from competitive entry points that position the development accessibly against nearby competing schemes. The development's pricing strategy balances market demand with location value, acknowledging both the MRT proximity premium and the maturing residential character of the neighbourhood. Prospective buyers evaluating investment potential should consider that pricing per square foot within this location has demonstrated consistent growth, supported by limited new supply in the immediate vicinity and sustained demand from the expanding professional workforce in the Northern region.

First-time buyers contemplating Lentoria should evaluate total acquisition costs, including Additional Buyer's Stamp Duty for those acquiring a second residential property—currently levied at 20% for Singapore Citizens—alongside existing Additional Conveyancing Fees and legal costs. Understanding the complete financial outlay enables more accurate financial planning and informed decision-making around financing requirements and cash-on-hand positioning.

Transportation and Connectivity

The five-minute proximity to Lentor MRT Station represents a material advantage for daily commuters and a significant driver of long-term capital appreciation. The station's position on the Cross Island Line extension has catalysed neighbourhood development and elevated residential valuations throughout the Lentor Hills precinct. Residents benefit from seamless connectivity to employment hubs at the Marina Bay financial district, Jurong innovation precincts, and emerging business centres throughout the island, effectively reducing commute times and amplifying lifestyle flexibility.

Beyond MRT access, the neighbourhood benefits from comprehensive bus connectivity and proximity to major arterial roads including the Central Expressway and Bukit Timah Expressway, accommodating both public transport commuters and those requiring private vehicle access. This multi-modal transportation ecosystem has become increasingly attractive to upgraders seeking to balance residential amenity with workplace accessibility—a dynamic that continues to support valuation momentum in the locality.

Amenities and Facilities

Lentoria's comprehensive facilities package is engineered to support resident wellness, recreation, and community engagement. The development incorporates facilities that reflect contemporary condominium expectations, including recreational spaces, fitness amenities, and landscaped common areas designed to enhance quality of life and foster resident interaction. Such facilities contribute materially to property appeal, particularly amongst families and health-conscious professionals for whom wellness amenities represent a decisive factor in residence selection.

The integration of thoughtful facility design throughout the development reinforces market positioning and supports rental yield for investment-focused purchasers, as quality amenity provision continues to command premium rental rates in the competitive residential leasing market.

Investment Potential and Rental Yield Considerations

For property investors evaluating Lentoria as part of a diversified real estate portfolio, the development presents multiple attractive characteristics. The locality's strong rental demand—driven by proximity to major employment nodes and MRT connectivity—supports competitive rental yields. The variety of unit types enables investors to target different tenant demographics, from young professionals seeking compact units to families requiring larger configurations, thereby maximising lease flexibility and occupancy rates.

Capital appreciation prospects remain favourable given the neighbourhood's continued maturation, limited comparable new supply, and sustained demographic tailwinds in the Northern region. Investors should conduct thorough yield analysis specific to their intended unit configuration, accounting for financing costs, maintenance contributions, and tax treatment of investment income, to determine whether Lentoria aligns with their return objectives and portfolio strategy.

Market Context and Comparable Supply

The Lentor Hills precinct has attracted developer interest due to strong fundamentals and limited available development sites, creating a supply-constrained environment that historically supports property valuations. Lentoria's positioning within this context reflects both the quality of available land and the development's alignment with contemporary buyer preferences around location, connectivity, and lifestyle amenity. Comparative analysis against nearby developments reveals Lentoria's competitive pricing and unit mix positioning, reinforcing its appeal to the target buyer cohort.

Prospective purchasers evaluating competing schemes in the vicinity should consider not only price per square foot but also facility quality, architectural design, MRT proximity variance, and access to complementary neighbourhood retail and dining amenities when conducting comprehensive market assessment.

Financing and Affordability Considerations

Prospective buyers should engage financial advisors to assess Total Debt Servicing Ratio implications at their intended entry point and confirm financing headroom for mortgage servicing and ancillary expenses. Banks typically lend up to 80% of purchase price for residential properties, with interest rates and lending criteria subject to prevailing monetary policy and individual credit profiles. Understanding financing capacity prior to property selection enables disciplined decision-making and prevents over-leverage within personal balance sheets.

First-time buyers considering Lentoria should confirm eligibility for Housing and Development Board grants or exemptions if applicable, whilst repeat buyers must factor ABSD implications into total cost of acquisition, recognising the material impact on investment returns and financing requirements across the investment horizon.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at Lentoria?

Rental yields at Lentoria are supported by strong fundamentals including direct MRT connectivity, proximity to northern employment clusters, and diverse unit configurations appealing to different tenant demographics. The locality's sustained rental demand—driven by young professionals and families attracted to the Lentor Hills precinct—typically supports gross yields ranging from 3% to 4.5% depending on unit size and specific configuration. Investors should conduct detailed yield analysis incorporating their intended unit type, local market rental comparable data, expected vacancy rates, and all operating costs including maintenance contributions and property tax to determine whether the development aligns with their return objectives. Smaller units generally command higher percentage yields due to lower absolute purchase prices, whilst larger family units may attract premium rentals that improve absolute return dollars despite marginally lower percentage yields.

How does Lentoria's pricing per square foot compare to recent transactions in the Lentor Hills area?

Lentoria's per-square-foot pricing reflects market evolution within the Lentor Hills precinct, which has experienced meaningful appreciation following the TE5 Lentor MRT Station opening and subsequent neighbourhood maturation. Recent comparable transactions within the immediate vicinity suggest per-square-foot values ranging from approximately S$4,500 to S$5,500 depending on unit type, floor level, and facility positioning, with Lentoria positioned competitively within this range. The development's pricing strategy acknowledges both MRT proximity premium and the quality differential versus older-vintage buildings in surrounding catchments, representing fair market value for contemporary construction standards and comprehensive facility provision. Prospective buyers should engage property agents to conduct detailed comparable analysis across recent transaction data to confirm pricing alignment with personal valuation parameters and market precedent.

What are the Additional Buyer's Stamp Duty implications for purchasing Lentoria as a second property?

Singapore Citizens acquiring Lentoria as a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) levied at 20% on the purchase price, representing a material cost impact that must be incorporated into financing and cash-on-hand calculations. For a unit purchased at S$2.5 million, ABSD would total S$500,000—a substantial outlay that significantly affects investment returns and total acquisition cost. Permanent Residents face ABSD rates of 25%, whilst foreign buyers encounter 30% ABSD, making Singapore Citizen status particularly advantageous for residential property acquisition. Prudent buyers should engage conveyancing solicitors to conduct precise ABSD calculations and evaluate whether structuring purchases through corporate entities or other legitimate mechanisms might optimise overall tax positioning, though such strategies require professional tax advice given their complexity and regulatory implications.

What lease tenure structure does Lentoria feature, and how might lease decay impact long-term resale value?

Lentoria's lease tenure structure is a critical consideration for evaluating long-term resale prospects and financing viability, as lease remaining term directly influences mortgage approval and buyer demand. Should the development feature a 99-year leasehold tenure, purchasers should anticipate lease decay impacting property valuations as the lease term diminishes—a dynamic particularly relevant for investment horizons exceeding 30 years where lease-decay acceleration becomes pronounced. Properties with leases below 60 years face significantly constrained buyer pools and reduced financing options from most institutional lenders, materially limiting exit opportunities. Conversely, 999-year or Freehold titles provide superior long-term value preservation and unrestricted financing access, making them substantially more attractive for multigenerational wealth building. Prospective buyers should obtain explicit confirmation of tenure structure and model potential lease decay scenarios across their intended holding period to understand resale value implications and financing headroom evolution.

How does proximity to TE5 Lentor MRT Station influence property demand and long-term capital appreciation?

MRT proximity represents one of the most significant drivers of residential property demand and capital appreciation in Singapore's market, and Lentoria's position just 430 metres from Lentor Station positions it advantageously within this dynamic. The Cross Island Line extension has catalysed neighbourhood transformation, attracting young professionals, upgraders, and investors seeking seamless connectivity to employment hubs at Marina Bay, Jurong innovation districts, and Tampines business precincts—tangibly reducing commute burdens and enhancing lifestyle flexibility. Historically, properties within five-minute walking radius of newly opened MRT stations experience 15% to 25% capital appreciation within five years post-opening as neighbourhood amenities mature and demand consolidates. The Lentor Hills precinct's continued maturation—characterised by enhanced retail offerings, improved dining facilities, and complementary residential developments—further reinforces MRT-driven demand momentum. Investors and owner-occupiers can reasonably anticipate sustained capital appreciation driven by both MRT network expansion citywide and the specific neighbourhood trajectory at Lentor Hills.

Which buyer profiles would find Lentoria most suitable—first-timers, upgraders, investors, or affluent buyers?

Lentoria's diverse unit mix and competitive positioning create broad appeal across multiple buyer cohorts, though suitability varies by individual financial capacity and investment objectives. First-time buyers with sufficient capital and financing headroom find Lentoria attractive due to accessible entry pricing, straightforward investment structure, and strong tenant demand supporting potential future rental income if life circumstances change. Upgraders seeking larger family units benefit from the development's spacious configurations and neighbourhood amenities supporting family-oriented lifestyles, combined with capital appreciation momentum. Property investors recognise Lentoria's rental yield potential, MRT-driven demand fundamentals, and limited comparable new supply within the Lentor Hills precinct, making it a compelling diversification asset within multi-property portfolios. High-net-worth individuals may find Lentoria suitable as a core portfolio holding offering stable yields and capital appreciation, though some ultra-high-net-worth purchasers might prefer developments with more exclusive positioning or bespoke architectural design. Ultimately, individual suitability depends on investment timeframe, return requirements, financing capacity, and personal lifestyle priorities rather than any absolute buyer profile taxonomy.

What are the Total Debt Servicing Ratio (TDSR) implications for financing Lentoria purchases at typical price points?

Total Debt Servicing Ratio represents a critical constraint for residential mortgage approval, with banks typically limiting monthly debt servicing (including mortgage, car loans, and credit card obligations) to 60% of gross monthly income. For a S$2.5 million purchase at Lentoria financed at 80% (S$2 million mortgage) over 30 years at current indicative rates near 3.5%, monthly mortgage payments would approximate S$8,940—requiring gross monthly income of approximately S$14,900 (assuming no other debt obligations) to satisfy TDSR criteria. Repeat buyers carrying existing property mortgages face proportionally higher income requirements given compounded debt servicing burdens, potentially necessitating larger down-payments to reduce financing quantum. Prospective purchasers should engage mortgage brokers to conduct personalised TDSR calculations incorporating their specific debt profiles, anticipated interest rate scenarios, and income stability assessments before committing to property pursuit. Understanding financing headroom clarifies realistic purchase capacity and prevents over-extension across the investment horizon, promoting financial discipline and portfolio resilience.

How does Lentoria compare to competing developments within the Lentor Hills and surrounding precincts?

The Lentor Hills precinct features several comparable developments competing for the same buyer and investor cohorts, each with distinct positioning around price point, unit mix, facility quality, and architectural design. Lentoria's competitive advantage derives from its direct MRT proximity (430 metres versus 600+ metres for some comparable schemes), contemporary construction standards, and comprehensive facility provision appealing to diverse buyer profiles. Comparative analysis against immediate competitors reveals Lentoria's pricing positioned competitively within the per-square-foot range established by recent market transactions, suggesting fair value relative to comparable unit sizes and specifications. Distinguishing factors include facility quality variance, architectural aesthetics, developer reputation and build quality track record, and specific unit stack configurations optimising light and view exposure. Prudent buyers should conduct systematic comparison across all competing schemes within their target price range and catchment to confirm Lentoria delivers superior value proposition relative to alternatives, accounting not merely for headline pricing but for complete acquisition cost including ABSD, financing terms, and long-term capital appreciation prospects.

Which unit stack or floor levels at Lentoria offer the best value proposition for different buyer types?

Unit value analysis at Lentoria extends beyond mere price-per-square-foot comparison to encompass floor level positioning, view exposure, natural light optimisation, and noise characteristics that materially influence both occupier satisfaction and rental competitiveness. Mid-floor units (typically floors 8 to 20) generally command optimal pricing relative to value delivery, offering superior view exposure and light penetration compared to lower floors whilst avoiding marginal premiums associated with highest floors and penthouse configurations. Lower floors may appeal to families with young children and mobility-conscious individuals prioritising lift accessibility and emergency egress comfort, though incremental discounting partially offsets these practical benefits. High-floor units attract affluent buyer cohorts and expatriate renters prioritising privacy and unobstructed views, justifying premium pricing that may exceed mid-floor units by 10% to 15% on per-square-foot basis. Corner unit configurations typically command 5% to 8% premiums due to superior light exposure and cross-ventilation characteristics, whilst units positioned adjacent to common facilities (lift lobbies, rubbish chutes) face incremental discounting reflecting noise and amenity concerns. Strategic unit selection informed by detailed floor plans and site inspections enables buyers to optimise value acquisition and long-term asset quality.

What future supply pipeline exists for residential developments in the Lentor Hills and surrounding areas?

The Lentor Hills district benefits from a supply-constrained development environment characterised by limited available land sites and stringent Urban Redevelopment Authority zoning restrictions that collectively support property valuations through scarcity dynamics. Whilst several projects have recently launched within the immediate precinct, the overwhelming majority of suitable development land has been substantially absorbed, creating multi-year windows where new competing supply remains limited. Broader northern region development pipeline activity at locations such as Canberra, Yishun, and Upper Bukit Timah precincts may generate comparative competitive pressures, though geographic and lifestyle positioning differentials limit direct substitutability. Government housing policies promoting housing density and vertical development increasingly concentrate new supply within core planning nodes rather than distributed neighbourhood-level schemes, further supporting valuations at established precincts like Lentor Hills where infrastructure maturity and MRT connectivity create long-term demand stability. Prospective investors should monitor Urban Redevelopment Authority planning announcements and Housing and Development Board tender releases within wider northern corridor to assess medium-term supply dynamics, though Lentoria's positioning within an essentially supply-constrained precinct provides structural support for continued capital appreciation trajectory.

[For Sale] Condominium At 32 Lentor Hills Road — From S$2.3M