Name of the Condominium(Condo): Lentor Modern

Name of the Condominium(Condo): Lentor Modern

Experience Elevated Living in a 99-Year Leasehold Oasis

Discover the essence of modern living at Lentor Modern, a 99-year leasehold New Launch Condo located at Lentor Central in District 26. With an anticipated completion in 2026, this thoughtfully designed development consists of 3 blocks housing a total of 605 units.

Development Highlights:

Strategic Location: Lentor Modern is strategically positioned within walking distance to Lentor MRT, providing seamless connectivity for residents to explore various parts of Singapore.

Comprehensive Community: Surrounded by neighboring condos like Lentor Hills Residences, Thomson Grove, and Lentor Central (Parcel B), Lentor Modern thrives in a vibrant and comprehensive community.

Educational Proximity: Families with young ones benefit from proximity to schools such as MapleBear Preschool Upper Thomson, My Canopy Montessori, and My Montessori Preschool @ Bullion, ensuring a nurturing learning environment.

Retail Convenience: Residents can fulfill their daily needs at nearby supermarkets like Angel Supermart (A631), offering a diverse range of groceries and household products.

Health and Wellness: Lentor Modern residents have access to healthcare services with Yio Chu Kang Nam Seng Dentist nearby, addressing health emergencies or regular checkups.

Banking Facilities: POSB – Ang Mo Kio North Branch is conveniently located for residents’ monetary services and banking needs.

Recreational Retreat: Lentor Hillock Park, a local park in the vicinity, provides a serene escape for residents to enjoy fresh air and outdoor activities.

Key Selling Points:

Modern Living Spaces: Lentor Modern offers a selection of 605 thoughtfully designed units, providing residents with modern, functional, and comfortable living spaces.

Proximity to MRT: The development’s close proximity to Lentor MRT ensures convenient and quick access to public transportation, enhancing residents’ mobility.

Educational Hub: Families benefit from a variety of nearby educational institutions, creating an ideal environment for academic growth and development.

Comprehensive Community: Surrounded by neighboring condos, Lentor Modern fosters a sense of community, allowing residents to engage in a vibrant and inclusive living experience.

Convenient Retail Options: Nearby supermarkets cater to residents’ daily needs, offering a hassle-free shopping experience for groceries and household essentials.

Health and Wellness Access: Lentor Modern prioritizes residents’ well-being with nearby healthcare services, ensuring prompt attention to health-related concerns.

Banking Convenience: The presence of POSB – Ang Mo Kio North Branch adds to the convenience, offering residents easy access to banking services.

Nature Proximity: Lentor Hillock Park provides a nearby green space for residents to relax, exercise, and enjoy a peaceful natural environment.

Factsheet of Lentor Modern

  • Project Name: Lentor Modern
  • District: 28
  • Tenure: 99 Years Leasehold
  • No of Units: Est 600 units
  • Bedroom: 1-5 Bedroom
  • Selling Price Range: S $1M – S $1.49M per unit
  • Selling Price Range (psf): S $1,900 – S $2,200
  • Nearest MRT: Lentor MRT Station
  • Address: 1 Lentor Drive, Singapore 789361
  • Site Area: 17,279.9 m2 (186,000 sq ft)
  • Floor Area: 60,479.65 m2 (651,003 sq ft)
  • Plot Ratio: 3.5
  • Car Park: 600 Lots
  • Developer: GLL D Pte Ltd (Unit of GuocoLand Limited)

Floorplan of Lentor Modern

  • Total Area: 60,479.65 square meters
  • Bedrooms: 1 BR, 2+1 BR, 3 BR, 3+1 BR, 4 BR, 4+1 BR
  • Bathrooms: 1, 2, 3, 4, 5 bathrooms
  • Type of Kitchen: Enclosed kitchen
  • Flooring Material: Porcelain tiles
    Balcony Presence: Yes
  • Orientation: South-west and north-east orientation
  • Level/Floor: 25
  • View Type: Greenery and nature view
  • Ceiling Height: 2.85m
  • Energy Efficiency Rating: A, B, C
  • Window Type: Full-length window
  • Heating and Cooling System: Air Conditioning
  • Parking Availability No. Of Carpark Lots: Yes, 547
  • Storage Solutions: Built-in wardrobes, Extra storage room
  • Security Features: 24/7 security with CCTV camera
  • Accessibility Features: Lift
  • Furnishing Status: Partially Furnished
  • Smart Home Features: Lighting control, smoke conditioner, digital lockset, air conditioning
  • Outdoor Space: Balcony, outdoor gym

Shopping & Dining

  • Greenwich V
  • The Seletar Mall
  • Hougang Mall
  • Compass One
  • Waterway Point
  • Rivervale Mall


  • Fernvale LRT Station
  • Layar LRT Station
  • Sengkang MRT Station
  • Tampines Expressway ( TPE )
  • Central Expressway ( CTE )
  • Seletar Expressway ( SLE )

Hospital & Medical Care

Sengkang Hospital


  • Punggol Digital District
  • Seletar Aerospace Park
  • North – Coast Innovation Corridor
  • Sengkang West Industrial Park

Education Primary

  • Sengkang Green Primary School
  • Rosyth School
  • Pei Hwa Secondary School
  • Anchor Green Primary School

Education Secondary

  • Fernvale Primary School
  • Hougang Primary School
  • Fern Green Primary School
  • Hougang Secondary School

Review of Lentor Modern

Review Verdict

It’s a worthy buy


Rating (out of 5)

Unit Efficiency: 4.5/5

Unit Size: 4.0/5

Design: 4.0/5

Variety of Facilities: 4.5/5

Quality of Facilities: 4.5/5

Surrounding Amenities: 3.5/5

Developer: 4.5/5

Transport Links: 4.5/5

Driving Accessibility: 3.5/5

Price Point: 3.5/5


  • Unique Location: Deviates from prime CCR developments.
  • Distinctive Offering: 25-story towers and integrated mall.
  • Land Tender Success: GLS acquisition at $1,204 per sq ft.
  • Integrated Development Appeal: Convenience and high rentability.
  • Unique Address: Auspicious postal code (S788888).
  • Comprehensive Facilities: Grand clubhouse, health amenities, green spaces.


  • Extended Travel Times: Longer commute to city centers.
  • Potential Construction Impact: Disruptions during development.
  • Aesthetic Preference: Darker, textured architecture may vary.
  • Premium Pricing: Positioned as a premium development.
  • Afternoon Sun Exposure: Some stacks may get direct sun.
  • Competitive Market: Facing upcoming developments.
  • 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

  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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):

  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • Flexi Room: The flexi room can be used as a study or guest room and adjoins the common bathroom, offering flexibility in its usage.
  • 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.
  • 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):

  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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.
  • 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: Bus Station

  • Lentor Stn Exit 5Stop ID: 55349
  • Buses Serviced: 529, 825
  • Distance From Condo (& Est. Walking Time): 500m, 6 min
  • Bus Station
  • Lentor Stn Exit 3Stop ID: 55341
  • Buses Serviced: 529, 825
  • Distance From Condo (& Est. Walking Time): 280m, 3 mins 


  • School: CHIJ St Nicholas Girls’ School: Distance From Condo (& Est. Walking Time): <2km
  • School: Mayflower Primary School: Distance From Condo (& Est. Walking Time): <2km
  • School: Ang Mo Kio Primary: Distance From Condo (& Est. Walking Time): <2km
  • School: Anderson Primary School: Distance From Condo (& Est. Walking Time): <1km
  • School: Presbytarian High School: Distance From Condo (& Est. Walking Time): 1.5km (19 mins)
  • School: Yio Chu Kang Secondary School: Distance From Condo (& Est. Walking Time): 1.5km (19 mins)

Shopping Malls

Destination: Lentor Modern Mall: Distance From Condo (& Est. Driving Time): Doorstep

Destination: AMK Hub: Distance From Condo (& Est. Driving Time): 3.6km (8 mins)

Destination: Thomson Plaza: Distance From Condo (& Est. Driving Time): 5.2km (8 mins)

Destination: Junction 8: Distance From Condo (& Est. Driving Time): 6.9km (12 mins)

Casual Dining Options

  • Destination: Casuarina Estate (Casuarina Curry, Ban Leong Wah Hoe): Distance From Condo (& Est. Driving Time): 1.8km (4 mins)
  • Destination: Tagore Industrial Area (Yahava Koffee, Happy Kampong Seafood): Distance From Condo (& Est. Driving Time): 2.9km (6 mins)
  • Destination: Sembawang Hills Food Centre (Thus Coffee, Springleaf Taiwan Porridge): Distance From Condo (& Est. Driving Time): 2.5km (5 mins)
  • Destination: Upper Thomson (The Roti Prata House, Ming Fa Fishball Noodles, An Acai Affair): Distance From Condo (& Est. Driving Time): 5.3km (10 mins)

Private Transport 

  • Key Destinations: CBD (Raffles Place): Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 18.7km, 30 mins
  • Key Destinations: Orchard Road: Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 15.1km, 24 mins
  • Key Destinations: Suntec City: Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 16.0km, 24 mins
  • Key Destinations: Changi Airport: Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 20.5km, 24 mins
  • Key Destinations: Tuas Port (By 2040)
  • Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 44.6km, 45 mins
  • Key Destinations: Paya Lebar Quarters/Airbase (By 2030)
  • Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 14.3km, 22 mins
  • Key Destinations: Mediapolis (and surroundings): Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 15.4km, 24 mins
  • Key Destinations: Mapletree Business City: Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 17.4km, 30 mins
  • Key Destinations: Tuas Checkpoint :Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 34.1km, 35 mins
  • Key Destinations: Woodlands Checkpoint: Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 14.2km, 14 mins
  • Key Destinations: Jurong Cluster (JCube): Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 20.1km 28 mins
  • Key Destinations: Woodlands Cluster (Causeway Point): Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 11.1km, 12 mins
  • Key Destinations: HarbourFront Cluster (Vivo City): Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 23.4km, 30 mins
  • Key Destinations: Punggol Cluster (Waterway Point): Distance From Condo (Fastest Time at Peak Hour [0830] Drive Time): 9.6km, 12 mins
  • 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.


  • 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.


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.

Developer of Lentor Modern

Name of the Developer: Goucoland 

Years of Experience: 33 years of experience in property development and management

Number of Completed Projects: 35 private residential property created and sold

Types of Projects Undertaken: Property development, property investment, property management, commercial, mixed etc

Average Project Size: Smaller and larger projects

Geographic Area of Operations: Singapore, Malaysia, Malaysia, Hongkong, Shanghai

Financial Stability Rating: 49th/498 companies in singapore exchange

Environmental Compliance Rating: Adhere to green building ratings and quality development

Customer Satisfaction Score: 93% in customer in customer relation

Average Construction Time: 24 months or more

Warranty Period Offered: N/A

Safety Record: ensure compliance with relevant regulations such as Singapore’s Workplace Safety and Health (“WSH”) Act, require main contractors to be bizSAFE-certified

Technological Innovation Level: Awarded as innovative developments and commitment to business excellence.

Collaboration with Architects: ADDP Architects

Legal Compliance Record: Committed in maintaining corporate governance and follows corporate governance code 2018

Awards and Recognition: SBR Technology Excellence Awards

  • PropTech — Real Estate
  • GuocoLand
  • BCI Asia Awards 2023
  • Top Ten Developers Award
  • GuocoLand
  • 7th EdgeProp Singapore Excellence Awards 2023
  • Top Developer: GuocoLand
  • 13th PropertyGuru Asia Property Awards (Singapore) 2023
  • Best Developer
  • Special Recognition in Sustainable Design and Construction
  • Special Recognition in ESG
  • GuocoLand
  • The Edge Singapore Billion Dollar Club Awards
  • – Overall Sector Winner — Real Estate Companies
  • Lentor Modern
  • 7th EdgeProp Singapore Excellence Awards 2023
  • Top Development, Mixed-use (Uncompleted)
  • Design Excellence, Mixed-use (Uncompleted)
  • Landscape Excellence, Mixed-use (Uncompleted)
  • Sustainability Excellence, Mixed-use (Uncompleted)
  • Innovation Excellence, Mixed-use (Uncompleted)
  • Marketing Excellence, Mixed-use (Uncompleted)
  • Showflat Excellence, Mixed-use (Uncompleted)
  • Lentor Modern
  • 13th PropertyGuru Asia Property Awards (Singapore) 2023
  • Best Integrated Development
  • Best Private Condo Development
  • Best Private Condo Architectural Design

Quality Assurance Certifications: To consistently provide goods and services of the highest quality at competitive prices is one of the core value

Responsiveness to Client Needs: N/A

Post-Completion Services: N/A

Community Involvement

Always Contributes to the betterment of society

  • Guocoland, the developer behind Lentor Modern condominium, is a highly esteemed property development firm renowned across Asia for its numerous accolades and awards.
  • Known for its extensive land holdings across Singapore, Vietnam, China, and Malaysia, Guocoland is a publicly listed company on the STI Mainboard, boasting a rich history in luxurious real estate development in Singapore.
  • Lentor Modern in Lentor Central, situated along Yio Chu Kang Road, is set to be a much-anticipated mixed development project within this newly expanded estate.
  • Guocoland has a track record of successful and sold-out projects such as Leedon Residences, Goodwood Residences, Wallich Residence, and the upcoming Guoco Midtown integrated development encompassing Midtown Bay and Midtown Modern.
  • Recognized for their meticulous design and functional layouts, Guocoland promises impeccable quality and craftsmanship for purchasers of Lentor Modern Condo in Singapore, building on their outstanding reputation in luxury property development.

Pricing of Lentor Modern

Base Price: S$ 1,100,000 ~  S$ 3,463,685

Price per Square Foot: S$ 1,878 – S$ 2,577

Pricing Tiers:

  • 1 Bed 1358000
  • 2 Bed Fully Sold
  • 3 Bed 2170000
  • 4 Bed 3125000

Discounts and Offers: Contacted

Payment Plan Options

  • Upon Issue of Option to Purchase (OTP): 5% of the purchase price.
  • Upon signing Agreement / Within 8 weeks immediately after the date of Option: 20% (less the 5% booking fee).
  • Upon Completion of Foundation Work: 10%.
  • Upon Completion of Reinforced Concrete Framework: 10%.
  • Upon Completion of Partition Walls: 5%.
  • Upon Completion of Roofing: 5%.
  • Upon Completion of Door sub-frames / door frames, window frames, electrical wiring (without fittings), internal plastering, and plumbing: 5%.
  • Upon Completion Car park, roads, and drains serving the housing project: 5%.
  • Upon Completion Building, roads, and drainage and sewerage works in the housing estate, connection of water, electricity, and gas supplies (Temporary Occupation Permit stage): 25%.
  • Final Payment Date and/or Completion: 15%.

Price Increase Rate: TBA

Resale Price: TBA

Rental Yield: TBA

Historical Price Trends: S$ 2,513 PSF IN SEP 2022 FOR A 732-SQFT UNIT(high)

S$ 1,837 PSF IN SEP 2022 FOR A 1,130-SQFT UNIT(low)

Price Comparisons with Similar Units

  • Amo Residence $2113(PSF)
  • Lattice One $1946(PSF)
  • Thomson Grove $1528(PSF)
  • The Calrose $1569(PSF)
  • Seasons Park $981(PSF)
  • Castle Green $1044(PSF)

Financing Options Impact: N/A

Maintenance Fee Inclusion: Paid on monthly basis- TBA

Deposit Required: 25% : 5% paid in cash and 20% paid in cash or CPF

Government Subsidies Impact: N/A

Market Demand Influence: TBA

Developer Reputation Impact: TBA

Project Completion Stage Impact: TBA

Furnishing and Interior Design Cost: TBA

Lentor Modern offers a variety of unit types and sizes to cater to different preferences and needs. Among the offerings, there is one 1-bedroom unit type (AIS) with 60 units across stacks 04, 07, and 26, each measuring 49 sqm (527 sqft) and priced at $1,358,000, with only 1 unit remaining. The AIS – G variant, also 1-bedroom, is fully sold out across the same stacks, with a total of 3 units. For 2-bedroom seekers, the B1 unit type, totaling 72 units across stacks 05, 06, 16, and 21, and the B1 – R variant with 8 units, as well as the BI – G variant with 4 units, all measuring 63 sqm (678 sqft), are fully sold out. The B2 unit type, offering a slightly larger space of 68 sqm (732 sqft) across stacks 01, 11, 14, 15, 20, 24, and 25, has 126 units that are also fully sold out, including its B2 – C and B2 – R variants.

For those in need of more space, the 3-bedroom units come in several types. The 奴 unit type has 36 units across stacks 08 and 17, measuring 90 sqm (969 sqft), with prices ranging from $2,170,000 to $2,189,000, and 2 units remaining. The CI – R variant of the same size has 4 units, with 3 remaining and prices between $2,164,000 and $2,241,000. The C2 unit type and its variants (C2 – G and C2 – R), measuring 91 sqm (980 sqft), are mostly sold out, except for one C2 – R unit priced at $2,241,000. The C3 unit type, slightly larger at 92 sqm (990 sqft), and its variants are fully sold out, except for one C3 – R unit priced at $2,335,000. The C4 unit type, offering 103 sqm (1,109 sqft), and its variants are also fully sold out, with 4 C4 – R units remaining, priced between $2,462,000 and $2,701,000.

For larger families or those desiring more space, the 4-bedroom DI unit type presents 54 units across stacks 02, 12, and 18, measuring 142 sqm (1,528 sqft), with prices starting at $3,125,000 and one unit remaining. The DI – G variant, with 3 units, is priced at $3,194,000 each, all of which are available. However, the DI – R variant is fully sold out.

In summary, Lentor Modern caters to a broad range of residential needs, from cozy 1-bedroom units to spacious 4-bedroom units, with most of the 2-bedroom and 3-bedroom units fully sold out, indicating a high demand for these configurations. The development’s strategic location, coupled with its variety of unit types and sizes, makes it a sought-after residential choice.

Site Plan of Lentor Modern

  • Total Land Area: 17,279.9 sq m
  • Number of Residential Units: 605 units
  • Building Height: 25 storey each
  • Unit Size Range: 527-1528 sq ft
  • Types of Units Available: 1 BR, 2+1 BR, 3 BR, 3+1 BR, 4 BR, 4+1 BR
  • Parking Lot Availability: Available, 547 parking lots
  • Landscape Design: Ortus design pte ltd
  • Common Area Size: 2,000 sqm, 5,000 sqm
  • Playground: Available – playground and children’s playground
  • Pool Type: Leisure pool, a 50m lap pool, another 25m, and spa and jacuzzi pools
  • Gym Facilities: Indoor gym, outdoor gym
  • Function Room Capacity: Available
  • Security Features: 24/7 security, CCTV surveillance
  • Accessibility for Disabled: Wheelchair play zones
  • Green Building Features: Greenery, gardens
  • Pet Availability: N/A
  • Proximity to Nearest Public Transport: MRT station – Lentor 3 min (213 m)
  • Emergency Evacuation Plan: Detailed evacuation routes, Fire safety measures
  • Ratio of Built-up to Green Space: 80:20

Project Detail of Lentor Modern

  • Project Name: Lentor Modern
  • General Project Description: Mixed Development of Residential 605 Units With Commercial at 1st Storey consisting of Over 96,000 sq ft of Commercial Spaces, including 12,000 sq ft Supermarket and 10,000 sq ft Childcare Centre.
  • Project Address: 3 Lentor Central, Singapore
  • District: 26
  • Tenure of Land: 99 Yrs Leasehold
  • Developer: GLL D Pte. Ltd. – Lentor Central Pte. Ltd. & Lentor Modern Pte. Ltd.
  • Site Area: 17,279.9 Sq m / 186,001 Sqft
  • Plot Ratio: 3.5
  • Development Heights / Storey: 25 Storey
  • Total No. of Units: 605 Residential Units
  • Mukim Lot No.: Lot(s) 05354P, Mk 20, at Lentor Central
  • Project Account: 717-454615-001 Oversea – Chinese Banking Corporation Limited
  • Design Architect / Project Architect: ADDP Architects
  • Landscape Architect: Ortus Design Pte Ltd
  • Project ID: ADDP Architects LLP
  • Structural Engineer: KCL Consultants Pte Ltd
  • M & E Consultants: Belmacs Pte Ltd
  • No. of Lifts: 2 Common lifts
  • No. of Car Park Lots: 547 carpark lots consisting of 542 carpark lots and 5 accessible carpark lots located at 2nd and 3rd storey of the podium.
  • Units Type:
    • 1 Bedroom: 63 Units
    • 2 Bedroom: 231 Units
    • 3 Bedroom: 248 Units
    • 4 Bedroom: 63 Units
  • Expected Temporary Occupation Permit (TOP) Date: Estimated 4Q 2025
  • Expected Legal Completion Date: Estimated 4Q 2026

Amenities of Lentor Modern

  • Swimming Pool: Lap pool, pool deck, spa pool
  • Gymnasium: Indoor gym, outdoor gym
  • Security Features: 24 hours security and CCTV camera
  • Parking Facilities: Available – 547
  • Garden and Landscaping: Landscape and wellness garden available
  • Children’s Play Area: Children playground
  • BBQ Pits: BBQ stations
  • Function Rooms/Lawns: Event, Party facilities
  • Sports Facilities: Tennis courts
  • Spa and Wellness Center: Spa pool
  • Pet-Friendly Features: N/A
  • Accessibility Features: Better MRT accessibility
  • Concierge Services: Parcel service, assistance, taxi booking services
  • Connectivity (Wi-Fi): High-speed internet, Wi-Fi hotspots, In-unit connectivity
  • Eco-Friendly Features: Environment-friendly property
  • Retail Outlets: Convenience stores, Cafes, parks
  • Recreational Clubs: Zacozi, lounge, club house, function room
  • Maintenance Services: On-site maintenance, Repair services, Housekeeping services
  • Shuttle Services: Free shuttle to MRT, Shuttle to shopping areas
  • Community Engagement Events: Resident events, Cultural festivals, Workshops
  • Clubhouse: A gym, a function room, a games room, and a reading room
  • Tennis Court: Court is well-maintained

Shopping & Dining

  • Greenwich V
  • The Seletar Mall
  • Hougang Mall
  • Compass One
  • Waterway Point
  • Rivervale Mall


  • Fernvale LRT Station
  • Layar LRT Station
  • Sengkang MRT Station
  • Tampines Expressway ( TPE )
  • Central Expressway ( CTE )
  • Seletar Expressway ( SLE )

Hospital & Medical Care

Sengkang Hospital


  • Punggol Digital District
  • Seletar Aerospace Park
  • North – Coast Innovation Corridor
  • Sengkang West Industrial Park


  • Fernvale Primary School
  • Hougang Primary School
  • Fern Green Primary School
  • Hougang Secondary School
  • Sengkang Green Primary School
  • Rosyth School
  • Pei Hwa Secondary School
  • Anchor Green Primary School

Location of Lentor Modern

  • City/Area: Singapore
  • Neighborhood: Ang Mo Kio
  • Proximity to City Center: 5 km from city center, Within city center
  • Public Transportation Access: Near MRT station, Bus stops within walking distance
  • Nearby Schools: Presbyterian High, CHIJ St. Nicholas Girls’ School, and Anderson Primary School
  • Local Crime Rate: Low
  • Proximity to Commercial Areas: Angel Supermart (A631)-997 m
  • Nearby Parks and Recreation:
    • Lentor Hillock Park-4 mins (219 m)
    • Sunbirds @ Anderson-747 m
    • Kebun Baru View Community Garden @ Blk 117- 1.3 km
  • Air Quality Index: Moderate
  • Noise Pollution Level: Moderate
  • Proximity to Hospitals: 7 km to the nearest hospital
  • View from the Property: City view
  • Road Connectivity: Easy highway access, Well-connected by main roads
  • Local Property Market Trends: Rapidly growing, Stable, Declining
  • Climate and Weather Patterns: Tropical
  • Cultural Amenities: Near museums, theaters, art galleries
  • Dining and Shopping Options: Multiple dining options nearby, Luxury shopping mall
  • Property Tax Rates: N/A
  • Historical Significance: N/A
  • Environmental Regulations: N/A

Residents at Lentor Modern can anticipate swift commutes and easy access to amenities, thanks to an upgraded public transport network. Situated mere steps from Lentor MRT station, future inhabitants will benefit from seamless connectivity to the city and diverse locales across Singapore through the Thomson East Coast Line. Orchard MRT Interchange, linking to the North-South Line, is conveniently only seven stations away.

Moreover, enhancements in the road transport system will afford Lentor Modern residents effortless journeys to Orchard Road, Singapore’s renowned shopping hub. Access to the CBD is a brief 13-minute drive via the area’s main roads. Major expressways such as the Pan Island Expressway (PIE), Seletar Expressway (SLE), and Central Expressway (CTE) further facilitate travel to various parts of the island.


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