top of page

Project Review - Lentor Modern

Lentor Modern: 47.5/50

Development: 9/10

Transportation Link: 10/10

Surrounding Amenities: 9.5/10

Prices: 9/10

Future Changes: 10/10

Lentor Modern, the 99 leasehold Residential Development on the GLS site along Lentor Central.

This Land parcel is awarded to Guoco Land on 29/07/2021 at the price of S$784.1 Million, there is a total of 9 bids for this land parcel. The site area is 17,279.9 square meters (180,600 square feet)

Lentor Modern will be developed into a mixed development, for a gross plot ratio of 3.5, it can yield up to a gross floor area of 60,400 Square Meters (650,145.6 square feet)

Commercial Component

8,000 Square Meters (86,112 Square feet) will be allocated for the commercial components on the ground floor which will consist of F&B and retail spaces, including a supermarket and more than 10,000 square feet of child care facilities.

Residential Component

As for the Residential component, it can yield up to 605 units residential unit types over three blocks of 25 storeys high residential blocks with full condo facilities.

From the history of the developers, taking Sim's Urban Oasis as a guild, the units type could be a mixture of 1,2,3,4-bedroom unit types. Sizes could range from 409sqft for a 1-bedroom unit type to a 5-bedroom unit type of 1722sqft. The development will most probably come with full condo facilities.

There isn't any details information released from the developer on Lentor Modern, if you are keen to receive an update on this project, the date of showflat preview, click here to register your interest.

Location of Lentor Modern

According to URA master planning.

Lentor Hills Estate will be a new neighbourhood conveniently located near the upcoming Lentor MRT station planned around an existing Hillock Park. It will be a feature new parks, seamless pedestrian and cycling connectivity between Teachers Estate and Lentor MRT station, as well as commercial amenities to serve the community.

Lentor Modern will be the first development in this transformation of Lentor Hill Estate.

Within this area, there aren't any new launches over the last 14 years.

The last condominium launch close to Lentor Estate is The Calrose which is TOP in 2008, 14 years back.

Lentor Modern is located in the North-East Region of Singapore.

The development is just beside the Lentor MRT (TE5) station giving the most convenience to the residents in transportation. With the good sizes of commercial components (8,000 sqM) within the development consisting of supermarkets, child care centres, retail shops and F&B outlets, residents of Lentor Modern do not need to travel all the way to the AMK hub which is 2 km away. And I believe this shopping mall will be the landmark in Lentor Hill Estate in times to come.

Existing Amenities.

Travelling up to the Upper Thomson Road via Yio Chu Kang road, You can reach Lower Pierce Reservoir within 3 minutes drive or 3 bus-stop from Lentor Modern, for Nature Lover, this is a good location for you to loiter around.

Foods lover, next to the entrance of the Pierce Reservoir, there lay a row of shophouses where you can find the famous Casuarina Curry, Japanese Cuisine, Chinese Cuisine etc.

If you want to have a more economic meal, Sembawang Hill Hawker Center is also nearby.

Sembawang road, too far, then within walking distance, there are coffee shops close to Lentor Modern.

Within the Ang Mo Kio HDB estate. a slow walk of 10 minutes will get you there.

Ang Mo Kio Avenue 4 Markets and Hawker Centre is just 841 meters from Lentor Modern.

Shopping Area

You have a good sizes shopping mall just within your development. 8,000 squares meters in the total area which will consist of retail shops, F&B outlets, supermarkets and 10,000 square feet of child care facilities. How fortunate for the residents of Lentor Modern.

Not enough, looking for some economical daily stuff?

Well as I mentioned above, the Ang Mo Kio Avenue 4 Markets and Hawker Centre, also have HDB retail shops to serve your needs.

2 Km to Lentor Modern, lay the Ang Mo Kio Hubs and the HDB retails shops in Ang Mo Kio centre will also able to cater to your needs.


For family buyers or new-wed couples, one of your main concerns is, whether there are any Primary Schools close to Lentor Modern?

I did a search from One Map, within 1-2 km to Lentor Modern, there are 5 primary schools within your reach. Within 1 Kilometer, Anderson Primary School will be the nearest, followed by CHIJ St. Nicholas Girls' School and Mayflower Primary School.

2 Kilometers radius, you can find Ang Mo Kio Primary School and Jing Shan Primary School.

There are also secondary schools suited within 2 KM to Lentor Modern, Yio Chu Kang Secondary, Anderson Secondary, Ang Mo Kio Secondary School...

Ngee Ann Polytechnic, Anderson Junior College etc...


Not to mention the Lentor MRT station just beside Lentor Modern, the transportation is well established. The next MRT Station (Yio Chu Kang NS15) is estimated 1km away.

Existing bus services are available along Lentor Drive which is only 3 minutes walking distance to the bus stop. And also along Yio Chu Kang Road, less than 10 minutes walking distance.

Future transformation of Lentor Hill Estate

Lentor Hill Estate is an emerging town,Lentor Central GLS land parcel is the first land parcel to be released in this area ( Lentor Modern), the transformation of this Lentor Hill Estate, Lentor modern will definitely has the first-mover advantage.

There will be another 4 pieces of GLS land that will be on the tender List in this area in the year 2022. All these 4 available land parcels are solely for Non landed Residential Development.

Lentor Hill Parcel A is just being awarded to Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and TID Residential Pte. Ltd on 26 January 2022. This land parcel can yield an estimate of 595 units.

The other 3 plots of land parcels, Lentor Hill Parcel B (265 units), Lentor Garden (535 units) and Lentor Central (470 units), all are non landed residential development.

All are under the reserve list and are launch in May 2022 for tendering.

There are estimated another 6 pieces of land parcels surrounding Hillock Park.

All these land parcels will eventually be established in Lentor Hill Estate as per master planning, Ang Mo Kio zoning, North-Eastern Region of Singapore.

Within a 2 km radius, there are a few residential developments which are more than 20 years old, with Potential for en-bloc, like Castle Green a 99 years lease Residential development in 1997.

Season Park Condo, 99 years of leasehold development in 1997 and Far Horizon Gardens, 99 years of leasehold development in 1987.

If these few condos are successfully going through collective sales, it will enhance the prices within this area.


In an estimate calculation, Lentor Modern, the break-even price for this mixed development is S$1,805psf.

Profit margins for most of the development are running within 15% to 30% on the break-even price. So the median price could be in the range of S$2,075 psf to S$2,346 psf.

Over the last two years during the pandemic, shortage of supply of new launches and the increase in the cost of construction, the land bids prices are also getting higher, we will be seeing a new price tag in all the coming new launches, units prices above S$2,000 psf across the whole island will be the new norm.

Piccadilly Grand (D07) sold 75% at an average transaction price of S$2250psf and Liv @ MB sold 77% at an average transaction price of S$2350psf during the launch day.

To Summaries

  1. Lentor Modern is the first mixed development in the Lentor Hill Estate (Master Plan North-East Region, Ang Mo Kio Zone), with all the upcoming developments, will definitely give the first-mover advantage to Lentor Modern

  2. At this moment, other land parcels that are available are purely Residential development, Lentor Modern could be the only mixed development to serve the residents in Lentor Hill Estate, it will become a landmark in Lentor Hill Estate and that give an advantage in future on the rental price and easy to sell your unit.

  3. With the rich supply of land parcels over the years, the unit prices in Lentor Modern will be stable and gradually appreciated.

  4. Within a 2km radius of Lentor Modern, there are few old Residential developments above 20 years old and potential for collective sale (Enbloc)

  5. Lentor Modern, located within 2 Industrial estates, The Ang Mo Kio Industrial Park and the Tagore Industrial Estate, will give a steady flow of rental opportunities, and also not to mention the upcoming Industrial Estate in Sengkang West and Aerospace Industrial Park.

  6. Well establish transportation, an MRT station on the doorstep (TEL) and well establish bus transportation within reach.

  7. Basis amenities of schools and shopping compounds are already established.

  8. Shopping mall just next to Lentor Moderns, solve all your basic needs, including child care, food and grocery.

If you find this article useful to you or one of your friends, please like, comment and share with them.

If you are interested to know more about the potential of the developments within this area, and how I can share and assist your to build your wealth through property investment.

Whatsapp me at this number +6594896105. I am always available over a cup of coffee.


About the Author

Peter Tan Choon Guan, The Real Estate Guy. Associate District Director at Huttons Asia Pte Ltd

Since 1995, he has been providing professional consulting services to clients in Singapore and beyond in the Real Estate Industry. to date, he has helped more than 300+ satisfied customers build up their wealth through property investment through a Property Wealth Planning system.

From strategic planning to innovative solutions, his focus is always on building an efficient and results-driven relationship.

He will work with you to create a customized plan of action for yourself or your organization.

He is now mentoring newly join Real Estate Salesperson and also a Trainer in Navis Living Group.


Mit 0 von 5 Sternen bewertet.
Noch keine Ratings

Rating hinzufügen
bottom of page