Lentor Modern Review

• Location Distinction: Lentor Modern by Guocoland deviates from the trend of their previous prime CCR developments like Martin Modern and Midtown Modern. Situated in the OCR, it marks a unique venture into a low-density private residential area, offering tranquility amidst a currently less populated locale.
• Distinctive Offering: The development plans include towers rising to 25 stories, which will stand out in the current surroundings. It aims to breathe new life into the area by introducing a mall within its integrated structure.
• Land Tender and Pricing: The acquisition of the land through the Government Land Sales (GLS) exercise in 2021, with a winning bid of $1,204 per square foot, set a new benchmark for the Lentor area, indicating the bullishness of developers regarding its potential.
• Integrated Development Appeal: Being an integrated development, Lentor Modern capitalizes on the convenience and high rentability such projects tend to offer. Its location’s scarcity of newer developments further adds to its appeal.
• Unique Address: Notably, the development’s address at 3 Lentor Central holds an auspicious postal code (S788888), adding a cultural significance for those who value such symbols.

Inside tour- lentor modern

1. Strategic Location: Located along Lentor Central, directly linked to Lentor MRT, this integrated development comprises 3 towers with 605 units. It’s set to be the only integrated development in the Lentor area, featuring substantial commercial space including a supermarket and childcare center.

2. Transformational Impact: Lentor Modern aims to revitalize the area, introducing high-rise buildings and a mall that’s likely to enhance convenience for residents. Guocoland’s strategic investment strategy, owning multiple plots in the area, indicates a vested interest and potential control over pricing.

3. Design Aesthetics: Carrying the signature “Modern” series design, Lentor Modern’s architecture leans towards a darker, textured, and somewhat conservative vibe, standing out starkly from the neighboring older condos.

4. Commercial Spaces: The 96,000 sq ft commercial space, managed by Guocoland, will offer retail and F&B experiences across basement and Level 1, with childcare facilities on Level 2. A managed mall is expected to avoid challenges faced by strata-owned malls.

5. Integrated Facilities: The lift system provides direct access from residential units to commercial levels. The project boasts distinct parking allocation for residents and visitors, a convenient feature enhancing privacy and ease of access.

6. Grand Clubhouse: The Arrival Lounge on Level 4 serves as the concierge space, part of the Grand Clubhouse which houses a Business Lounge, Dining Lounge, Dance Studio, Games Room, and function rooms, providing a range of spaces for various activities and gatherings.

7. Health & Leisure Facilities: Amenities include both indoor and outdoor gyms, mini-golf areas, a tennis court, lap pools, and sun decks, catering to fitness enthusiasts and families alike. The design incorporates green spaces and water features, contributing to a lush and pleasant environment.

8. Community Spaces: Pavilions, gardens, and allotment gardens foster a sense of community and offer spaces for relaxation and connection amidst green surroundings. Tower sky terraces provide lookout points, lounges, and swing gardens, offering both work and leisure elements.

9. Vibrant Environment: The development’s emphasis on greenery, landscaping, and various communal spaces aims to create a vibrant and harmonious living environment, complementing the serene surroundings of the Lentor area.

Overview of Lentor Modern 3-Bedroom Type C4 (103 sqm/1,109 sq ft):

1. Unit Sizes: Ranging from 969 to 1,130 sq ft, these 3-bedroom units are spacious enough for a family of four. The entry-level size is considered comfortable for its type.
2. Unit Distribution: 41% of all units in Lentor Modern are 3-bedroom units, indicating a focus on families. The ceiling height is standard at 2.85m.
3. Flooring & Design: Porcelain tiles are used in common areas, while engineered timber is used for bedrooms, slightly above the market norm. The unit entrance includes built-in cabinets, but corridor space might seem underutilized.
4. Kitchen & Utility: The enclosed kitchen features ample storage, a Smeg gas hob, and other premium appliances. A yard space, including the washer and dryer area, and a household shelter serve practical purposes.
5. Living & Dining Area: A 6-seater dining set fits comfortably in the dining area, although furniture positioning might impact corridor space. The living area accommodates an L-shaped sofa and offers ample walking space to the balcony.
6. Balcony & Corridors: The balcony is a practical 6 sqm, not overly large yet functional. The hallways seem wider than usual, possibly due to different flooring materials.
7. Bedrooms: Common bedrooms are similarly sized at 8.7 sqm, accommodating queen or single beds with full-length windows and built-in wardrobes. A common bathroom is shared between these rooms.
8. Flexi Room: The flexi room can be used as a study or guest room and adjoins the common bathroom, offering flexibility in its usage.
9. Master Bedroom: Spacious and well-lit with natural light, the master bedroom fits a king-sized bed and dresser. Storage may be limited despite a sliding wardrobe.
10. Master Bathroom: The master bath includes premium fittings from reputable brands, offering both practicality and luxury with European wares, a rain shower, and natural ventilation.

Overall, Lentor Modern’s 3-bedroom unit provides functional spaces, premium fittings, and a family-centric design in a comfortable and sizable layout.

Overview of Lentor Modern 4-Bedroom Type D1 (142 sqm/1,528 sq ft):

1. Unit Size & Distribution: The largest unit type in Lentor Modern, with 63 units (10%) of this size, offering a spacious layout without private lifts. The unit encompasses a standard ceiling height of 2.85m, with porcelain tiles in common areas and engineered timber for bedrooms.
2. Entrance & Corridor: A foyer leads into the living and dining areas, with a priority on privacy rather than maximizing space. The layout ensures exclusivity for occupants.
3. Living & Dining: A parallel layout for living and dining areas allows for views and ventilation. Despite a relatively busy design, the space doesn’t feel constrained. Accommodates 8-seater dining and standard 4-seater or L-shaped sofas.
4. Balcony: A sizable balcony (12.1 sqm) divides opinions but offers space for a 4-seater table or additional outdoor activities. Ideal for enjoying views of the surrounding estate.
5. Dry & Wet Kitchen: Nooks for additional storage or a bar counter, adjoining the dry kitchen. The wet kitchen features premium appliances from Smeg, ample storage, and a unique storage compartment.
6. Yard & Utility: The yard space (2.9 sqm) includes a window for drying clothes, adjacent to a w/c and a 4 sqm household shelter that can function as a storeroom or helper’s room.
7. Junior Master & Bath: Situated separately, the Junior Master Bedroom offers privacy with full-length windows, a sliding wardrobe, and a decent-sized bathroom (4.2 sqm) lacking windows.
8. Common Bedrooms & Bath: Two identically sized (8.7 sqm) common bedrooms showcase different design possibilities. Shared bathroom (4.2 sqm) for common use, equipped with quality European wares.
9. Flexi Room: Offers versatility as a guest room, helper’s room, additional storage, or a combined walk-in wardrobe with the Master Bedroom. Aesthetic design with window placement and storage options.
10. Master Bedroom & Bath: Comfortably fits a King bed, includes a standard 2-panel wardrobe, and walnut-engineered floors. The Master Bath (5.1 sqm) features quality fittings and windows for ventilation.

Overall, the Lentor Modern 4-bedroom Type D1 unit offers spaciousness, functional areas, and flexibility in design while incorporating quality fittings and various storage options throughout the space.

Lentor Modern 2 Bedroom Type B2 Review overview

Layout and Space

• Efficient Dumbbell Layout: Practical design with a flex room and spacious living area.
• Ventilation: Rare feature of windows in kitchen, flex area, and bathrooms for excellent ventilation.
• Ceiling Height & Flooring: Standard 2.85m ceiling; porcelain tiles in common areas, walnut-engineered timber in bedrooms.

Entrance and Kitchen

• Built-in Cabinets: Limited shoe storage, but space along the corridor for additional shoe rack.
• Enclosed Kitchen: Functional layout with sufficient cabinets and Smeg appliances provided.
• Ventilated Kitchen: Window for ventilation, uncommon in a 2-bedroom unit.

Flexi Area

• Practical Storage: Small 3.4 sqm space for a flexi area/storeroom with aesthetically pleasing cabinets.
• Versatile Use: Potential for a study or storage space rather than a bed due to limited size.

Dining and Living Spaces

• Dining Area: Can accommodate a 6-seater dining set, but ideally suited for a 4-seater for flexibility.
• Spacious Corridor: Despite bench seating, wide corridor allows ample walking space.
• Living Area: Feels larger in person than expected; balcony (4.6 sqm) supplements indoor space.

Bedrooms and Bathrooms

• Common Bedroom: Sized at 8.7 sqm; adaptable for kids’ room or accommodating a single bed/queen bed.
• Master Bedroom: 11 sqm in size; fits a queen bed comfortably with sliding wardrobe and full-height windows.
• Bathrooms: High-quality fittings from Roca and Hansgrohe; common bathroom includes a window, while master bathroom lacks one.

Overall Impressions

• Practicality Emphasized: Space allocated for practical needs like storage (flex room) over maximizing master bedroom size.
• Good Ventilation: Uncommon but appreciated feature of windows in crucial areas like kitchen and bathrooms.
• Standard Yet Efficient Design: Balances space and functionality for a comfortable living experience in a 2-bedroom unit.

Lentor Modern Location Highlights:

Tranquil Environment

• Low-Density & Greenery: Surrounded by landed properties, including Teachers Estate, offering tranquility and a lush environment.
• Abundance of Nature: Lentor area known for its green spaces, aligning with a peaceful atmosphere.

Amenities and Accessibility

• Proximity to Malls & Dining: While not walkable, close to malls like Thomson Plaza and AMK Hub, as well as popular dining spots in Upper Thomson and Sembawang Hills.
• Future Convenience: Lentor Modern will introduce a range of amenities under one roof, including a supermarket, childcare, restaurants, and shops.

Transport Connectivity

• Direct MRT Linkage: Connected to Lentor MRT, facilitating access to Orchard, Marina Bay, and Gardens by the Bay.
• Distance from City Center: Not a city fringe development, leading to relatively longer travel times whether by public or private transport.

Unique Selling Point

• All-In-One Development: Combines residential, MRT connectivity, and various amenities in an area renowned for its peaceful, nature-centric ambiance.

Overall Impression:

• Lentor Modern’s location stands out for merging convenience and tranquility, offering a comprehensive living experience with upcoming amenities and access to nature, albeit with slightly extended travel times to city centers.

Nearest MRT: Lentor MRT (Direct link)

Public Transport 

Schools

Shopping Malls

Casual Dining Options

Private Transport 

Immediate Road Exits: 1 – onto Yio Chu Kang Road, where a left will take you to the major expressways (CTE, SLE, TPE) in 5 minutes and a right will get you to Upper Thomson. 

Developer Notes – GuocoLand

• Company Overview: GuocoLand, listed since 1978 on the SGX, operates regionally in Singapore, China, Malaysia, and Vietnam.
• Business Activities: Primarily engaged in property development, investment, hotel operations, and property management.
• Total Assets: As of June 2020, the Group held approximately $11.1 billion in total assets.
• Singapore Projects: Developed 36 residential projects, including the iconic Guoco Tower and upcoming Guoco Midtown, with Lentor Modern as part of the ‘Modern’ series.

Stack Analysis – Lentor Modern

Unit Mix & Target Market

• Unit Mix: Primarily focuses on 2 and 3 Bedroom units (combining 79% of total units) catering to potential buyers familiar with the OCR.
• Target Market: Expected to attract locals familiar with the area seeking proximity to family and upcoming amenities, rather than investors eyeing high rental returns.

Best Stacks & Facings

• Facings: North-East (Lentor Estate) and South-West (Lentor Hillock Park & Lower Peirce Reservoir) are the main facings.
• Views & Considerations: South-West faces greenery but might be affected by a nearby GLS development; North-East facing offers landed estate views.
• Privacy: Emphasizes the layout’s advantage of minimal inter-unit visibility, unlike many other developments.

Sun Direction Consideration

• Afternoon Sun: Stacks facing the park, particularly South-West orientation, receive direct west sun exposure towards the end/beginning of the year.

Summary:

• GuocoLand is a reputable property developer with a strong regional presence.
• Lentor Modern’s Unit Mix reflects a focus on 2 and 3 Bedroom units for local buyers seeking convenience and space rather than high rental returns.
• Best Stacks & Facings: North-East facing offers views of the landed estate, while South-West faces greenery but may be affected by future construction.
• Layout Advantage: Provides privacy with minimal inter-unit visibility.
• Sun Direction Concerns: Stacks facing the park may experience direct afternoon sun exposure, particularly the South-West orientation.

Price Comparison:

Location and Development Comparisons:

• Lentor Modern: Integrated development, better MRT accessibility, and premium prices.
• Amo Residence: Similar competitor, well-located among HDB flats, competitive pricing.
• Lattice One: Boutique freehold development, attractive pricing for freehold seekers.
• Thomson Grove: Closest condo to Lentor Modern but older, significantly cheaper due to age.
• The Calrose: Last new launch in the area, freehold, close to Lentor MRT, attractive pricing.
• Seasons Park & Castle Green: Older condos, low psf but lease decay affecting value.

Estimated Prices and Comparisons with Other New Launches:

• Lentor Modern’s minimum estimated prices across different unit sizes.
• Comparison with new launches in the OCR based on average prices and unit availability.

Comparisons Based on $PSF:

• Visual comparison of $PSF with other Outside Central Region (OCR) New Launches.
• Analysis of $PSF comparison for 1, 2, 3, and 4-bedroom units across various developments.

Other New Launches in RCR/OCR at Lentor Modern’s Pricing:

• Comparison of several new launches in the vicinity based on their pricing.
• Considerations on proximity, connectivity, and amenities.

Comparison with Recent Integrated Development Sales:

• Comparison of Lentor Modern with Pasir Ris 8 and Piccadilly Grand based on average prices.

Comparison with Surrounding Resale Developments:

• Comparison of Lentor Modern with surrounding resale developments in terms of $PSF, sizes, and tenure.

Analysis Summary:

• Lentor Modern justifies its premium through integrated status and accessibility.
• Comparison with newer and older developments reveals trade-offs in pricing and age.
• $PSF comparisons highlight Lentor’s position between various new launches.
• Proximity, amenities, and tenure influence pricing across developments.
• Surrounding resale developments vary in price, with freehold options available.

Overall, Lentor Modern offers a blend of convenience, integration, and pricing that sets it apart, although comparisons reveal diverse considerations across different developments in the area.

Appreciation Analysis

• First of 6 GLS Sites: Lentor Modern holds the distinction of being the initial condominium launched in 14 years around the Lentor MRT area.
• Insatiable Demand for Land Plots: With limited new launch supply, developers are anticipated to competitively seek available land plots, potentially stabilizing prices.

Value Proposition:

• Exclusive Integrated Development: Lentor Modern stands as the sole integrated development in the Lentor area.
• Premium for Convenience: Singaporean buyers favor integrated developments, willing to pay a premium for the added convenience. This convenience factor often translates into higher rentability as well.

Future Prospects:

• Robust Demand Expectation: Despite upcoming competition from other GLS sites, Lentor Modern’s unique status as an integrated development is expected to sustain its demand.
• Price Support: The scarcity of similar offerings and the increasing appreciation for integrated developments may contribute to providing price support for Lentor Modern in the future.

Summary:

Lentor Modern’s positioning as the first condominium in over a decade in the area and its status as the only integrated development around Lentor MRT put it in a favorable position. The anticipated strong demand, scarcity of similar offerings, and the premium associated with integrated developments are expected to provide stable price support and potential appreciation for Lentor Modern in the foreseeable future.