Instant Gains Upon TOP? Lentor Precinct Begins Unlocking Its Value

Lentor Modern Delivers Immediate Returns Upon TOP, Resale Gains Surge Up to 21%

Lentor Modern, located in the Lentor Hills Estate, has recently delivered a stellar performance scorecard.

Shortly after obtaining its Temporary Occupation Permit (TOP), this 605-unit integrated development by GuocoLand recorded multiple sub-sale/resale transactions, with capital gains reaching up to 21%, drawing keen market attention.

Lentor Modern is the pioneer private residential project in Lentor Hills Estate and currently its only integrated development. The residential component obtained its TOP in late August this year, with owners collecting their keys over the past two months.

Swift Post-TOP Resales with Standout Profit Margins

To date, Lentor Modern has recorded 8 resale transactions. Among them, 7 units achieved double-digit price appreciations ranging from 13% to 21%, while the remaining unit booked a healthy gain of around 9%.

In terms of unit layouts, transactions were predominantly concentrated in three-bedroom units spanning 980 to 1,109 sq ft, alongside a 1,528 sq ft four-bedroom unit. This reflects that against the backdrop of robust owner-occupier and upgrader demand, mainstream family layouts enjoy high liquidity and strong price resilience.

A Powerhouse Performer from Launch to Sell-Out

Looking back at its sales trajectory, Lentor Modern demonstrated extraordinary market appeal from the very beginning. Launched in September 2022, the project moved 508 units during its launch weekend alone, accounting for roughly 84% of total inventory.

In January this year, the developer declared the project fully sold. The final unit sold was a 1,130 sq ft three-bedder on the 23rd floor, transacted at S$2.4 million (approx. $2,126 psf). This also set a strong pricing foundation for subsequent resale premiums.

MRT + Mall: The Compounding Value of an Integrated Development

Another defining edge of Lentor Modern lies in its integrated development proposition. The retail mall component connects seamlessly to Lentor MRT station on the Thomson-East Coast Line (TEL) and is slated to officially open in January 2026.

With roughly 90,000 sq ft of net lettable area, the mall has already confirmed anchor tenants including a CS Fresh supermarket and a Mulberry Learning preschool, alongside a wide array of dining, retail, and wellness services. As amenities materialize, the day-to-day convenience and regional maturity brought by this integrated hub are poised to step up further.

Lentor Hills Estate: Take-Up Rate Hits 98%

To date, six residential projects comprising a total of 2,954 units have been launched across the Lentor Hills Estate, achieving an aggregate take-up rate of 98.2%—virtually a clean sweep.

GuocoLand has been deeply invested in this precinct, having participated in four of these developments, all of which are 100% sold. The most recent project, Lentor Central Residences, launched in March this year and was completely sold out by November.

Resale Premiums Emerging Across Other Projects

Beyond Lentor Modern, profitable resale transactions are also surfacing in other projects within the enclave.

For instance, Lentor Hills Residences registered its maiden resale transaction in October this year. A 958 sq ft three-bedroom unit changed hands at S$2.18 million ($2,276 psf), chalking up a paper gain of around 11% over the buyer's purchase price of S$1.963 million ($2,049 psf) in 2023.

Future Pipeline in the Offing, but Competition Focuses Inward

Looking ahead, new supply is still slated for Lentor Hills Estate.

In 2026, the seventh residential project, developed by Kingsford Group, is expected to launch at Lentor Gardens, bringing an estimated 500 units to market.

Meanwhile, the eighth residential plot at Lentor Central was released for tender on 5 December 2025. This 99-year leasehold site spans approximately 171,428 sq ft and can yield around 560 units. Positioned immediately adjacent to Lentor Modern, it similarly enjoys sheltered, easy walking access to the MRT station and retail mall, which is expected to draw competitive bidding from developers. The tender closes on 3 March 2026.

How Emerging Precincts Mature: The Lentor Modern Blueprint

The swift emergence of double-digit resale returns at Lentor Modern upon TOP is not a result of short-term speculation. Rather, it reflects the steady realization of integrated lifestyle living, transit hub connectivity, and well-executed master planning.

From high take-up rates and continuous new-launch absorption to emerging resale premiums, Lentor Hills Estate is transitioning briskly from an "up-and-coming enclave" into an established, mature residential precinct—making its upcoming performance well worth watching.