270 of 499 units moved over launch weekend at $2,350 psf average. But the headline take-up rate tells you less than which specific unit types sold out completely — and which didn't.
Lentor Gardens Residences, the seventh condo launch in the Lentor Hills estate, sold 270 of its 499 units (54%) over its 18-19 July launch weekend at an average of $2,350 psf. All three retail shops sold too, at $2,550 psf.
Lentor Gardens Residences sold 270 of the 499 condo units in the development (54%) on its launch day on 18 July, according to developer Kingsford Group — the average price for residential units was $2,350 psf, excluding the three strata-titled terrace houses. All three strata retail shops were also taken up, at an average of $2,550 psf.
"In our view, the sales at Lentor Gardens Residences represent a solid outcome, being the seventh project to launch in the Lentor Hills estate," said Kelvin Fong, CEO of PropNex. "Having 270 new homes sold in a weekend is a healthy result by any measure, and the buyers' response tells us that the Lentor story is going strong. That Lentor Gardens Residences can achieve a 54% take-up rate as the seventh project launch in this locale also speaks to the depth of demand here."
A single take-up percentage flattens out what actually happened over launch weekend — and in this case, the detail underneath is more useful than the headline. Three-bedroom units accounted for 42% of launch-day sales, two-bedroom units 40%, and four-bedroom units 18%. But within that breakdown, specific unit tiers behaved very differently from each other.
| Unit Type | Units Sold / Total | Take-Up Rate | Price Range |
|---|---|---|---|
| 3BR Compact | 15 / 15 | 100% | $2.05M - $2.21M |
| 3BR Compact + Study | 15 / 15 | 100% | $2.05M - $2.21M |
| 2BR Premium | 28 / 30 | 93% | from ~$1.4M |
| 3BR Premium | 61 / 77 | 79% | from ~$1.9M |
The three-bedroom compact and three-bedroom compact-plus-study tiers — all 15 units in each — were snapped up within the first few hours. Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group, points to this as evidence of robust demand for functional, efficiently laid-out space at a quantum buyers found palatable, rather than raw square footage. Two-bedroom premium units, meanwhile, achieved 93% take-up (28 of 30), and three-bedroom premium units 79% (61 of 77) — buyers were clearly willing to pay for extra space, just more selectively than the compact tiers.
Worth noting: two-bedders started from around $1.4 million and three-bedders from around $1.9 million, according to PropNex's Fong — a quantum that sits comfortably within what mass-market buyers are prepared to commit to. This pricing discipline, rather than the take-up rate alone, is arguably why the project's sales held up as well as they did in its first weekend.
Buyers at Lentor Gardens Residences were dominated by young couples purchasing their first home together, and young singles whose purchases were backed by their parents, according to Realion's Quek. Singaporeans made up 91% of buyers, with permanent residents and foreigners making up the rest.
Marcus Chu, CEO of ERA Singapore, points to a more specific slice of that buyer pool: HDB upgraders from nearby Ang Mo Kio, where roughly 79 flats have sold for at least $1 million in the first half of 2026 alone — already close to the 80 million-dollar transactions recorded for all of last year. Chu also flags residents of surrounding landed estates looking to right-size without leaving the area, and buyers wanting to live near parents in those same estates.
Lentor Gardens Residences comprises 499 condominium units across three 16-storey blocks and one 8-storey block, plus three strata-titled terrace houses, on a 222,161 sq ft, 99-year leasehold site. The blocks sit above a 200m waterscape — possibly the longest water footprint in the Lentor Hills precinct, according to the developer. The three terrace houses have five bedrooms each and direct access to a 75m swimming pool. The development backs onto the upcoming Lentor Hillock Park, and TOP is expected in December 2030.
The project's location — minutes' walk from Lentor MRT station and the Lentor Modern mall, and near well-regarded schools such as St. Nicholas Girls' School — was a recurring theme in why buyers were drawn to it, according to PropNex's Fong.
"Those who hesitated when Lentor was first introduced in 2022 have returned, spurred by the completion of Lentor Modern and its integrated mall," said Mark Yip, CEO of Huttons Asia. Lentor Modern, the first project launched in the estate in September 2022, obtained its TOP in August 2025, and its integrated mall opened in January 2026. Early buyers there have seen average gains exceeding $300,000, with peak gains approaching $600,000, and sub-sale prices nearing $2,600 psf.
According to caveats lodged up to 4 July 2026, the six earlier project launches in the Lentor Hills estate have collectively sold 2,929 of their 2,954 units — about 99.2%. "While being first-movers in new housing precincts helped to drive demand at Tengah Garden Residences and Vela Bay, buyers of Lentor Gardens Residences are buying into a neighbourhood that has been progressively built up over the years, with infrastructure already in place," Fong added. Mohan Sandrasegeran, head of research and data analytics at SRI, frames it similarly: earlier buyers were investing in the vision of a future precinct, while today's buyers are purchasing into a neighbourhood they can already experience — complete with MRT connectivity, retail amenities and an established community.
An eighth residential site in Lentor Hills was awarded to a GuocoLand-Hong Leong Holdings-TID joint venture in March, at a top bid of $657.1 million, or $1,278 psf per plot ratio — the first time a government land sale plot in Lentor has fetched a land rate above $1,200 psf ppr. The site can yield around 560 units, bringing the estate's total to roughly 4,000 residential units, with launch expected next year.
By contrast, Lentor Gardens Residences' own land cost was $920 psf ppr — the lowest among all eight Lentor Hills sites sold by the government to date, and notably below recent OCR government land sale rates, which have exceeded $1,300 psf ppr for some sites. Fong notes this gave the developer more pricing flexibility than sites acquired at higher land costs. The healthy take-up also reinforces a broader OCR trend: about 70% of the roughly 2,151 new private homes sold in 2Q2026 were in the Outside Central Region, according to SRI data, with full URA figures for the quarter due on 24 July.
Nicholas Mak, chief research officer at Mogul.sg, points to a more specific explanation for the strong turnout: pent-up demand. Developers had largely held back new launches after cooling measures took effect in early May, and again through the quiet June school holiday period — a month that saw zero new private homes launched for sale, the first time that's happened since URA began tracking monthly data in 2007. That backlog of ready buyers, combined with a project sitting near a catchment of more than 860,000 residents, helped fuel Lentor Gardens Residences' opening weekend, Mak said.
The stat I'd actually pay attention to here isn't 54% — it's 100% on the compact 3-bedroom tiers versus 79% on the premium 3-bedroom tier. That gap tells you buyers at this launch were optimising hard for quantum, not space. If you're an upgrader looking at a similar OCR launch, that's the signal worth reading: the "efficient, functional" unit almost always outsells the "bigger but pricier" version of the same bedroom count, and developers price accordingly on future projects once they see this pattern repeat.
On the AMK-upgrader angle specifically: if you're one of the households ERA's Marcus Chu is describing — sitting on a million-dollar-plus AMK flat and eyeing Lentor as the natural next step — the math is worth running properly rather than assuming proximity alone justifies the move. A resale HDB in the $1M+ range gives you real capital to work with, but whether Lentor Gardens specifically (versus the resale Lentor Modern units already on the market, or waiting for next year's GuocoLand launch) is the better use of that capital depends entirely on your numbers, not the neighbourhood story.
Weighing Lentor Gardens Residences against other options, or wondering what your own AMK flat could unlock?
WhatsApp Bryan → More guides →Sources: EdgeProp Singapore, 19 July 2026, "Lentor Gardens Residences sells 54% of its units on launch day at average of $2,350 psf" by Cecilia Chow; Stacked Homes, 20 July 2026, "Lentor Gardens Residences Sold 54% At Launch — Here's Which Layouts Sold Out First" by Timothy Tay; The Business Times, 19 July 2026, "Lentor Gardens Residences sells 54% of 499 units over launch weekend" by Tessa Oh; Singapore Business Review, "Lentor Gardens hits 54% sell-through on launch weekend." This article is for informational purposes only and does not constitute financial or investment advice.
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