Fourth project in Lentor, TID’s Lentoria, debuts at prices from $1,965 psf

/ EdgeProp Singapore |

February 9, 2024 8:08 AM SGT

Lentoria is a 267-unit development on Lentor Hills Road. (Picture: Samuel Isaac Chua/The Edge Singapore)

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Lentoria is set to redefine Lentor as Singapore’s premier private residential enclave. Developed by TID, a joint venture between Hong Leong Holdings and Mitsui Fudosan, this 267-unit condo will open for preview on Feb 17.

The upcoming project will stand out as a distinctive development in the Lentor area.

“It is going to be the first condo you see when you drive into Lentor Hills estate from Yio Chu Kang Road,” says Yoichi Kaga, managing director of TID.

The firm was awarded the site at Lentor Hills Road Parcel B in September 2022 when it submitted the highest bid of $276.36 million for the 116,412 sq ft government land sale (GLS) site. This translates to $1,130 psf per plot ratio (psf ppr).

Get the latest details on available units and prices for Lentoria

Kaga: Lentoria will be a distinctive development in Lentor, marking the entrance into the prime residential enclave. (Picture: Samuel Isaac Chua/The Edge Singapore)

TID’s bid was 18.9% higher than the runner-up, a consortium comprising China Communications Construction Co, Solibuild Group and United Engineers (a unit of Yanlord Land), which submitted a $232 million ($950 psf ppr) bid.

The consortium won the GLS site at Lentor Central instead, with a bid of $480.1 million ($1,108 psf ppr). The tender for the Lentor Central site closed at the same time as Lentor Hills Road Parcel B in September 2022.

The new condo development on the site, the 474-unit Hillock Green, was launched in November. To date, 126 units have been sold at an average price of $2,114 psf, based on caveats lodged as of Feb 2.

Lentoria will be the fourth new project launched in the Lentor Hills estate since the launch of the first project there, the 605-unit Lentor Modern, in September 2022. Lentoria may also be the smallest residential development launched in the up-and-coming residential enclave in terms of number of units.

A three-bedroom unit plus study on display at Lentoria’s sales gallery. (Picture: Samuel Isaac Chua/The Edge Singapore)

However, TID’s Kaga is unfazed by the competition. “With our entry, Lentor will have four projects for prospective buyers to consider,” he says. “We are confident that considering our project’s quality and size, we will manage a relatively good sales pace.”

In its solo projects, TID’s preference is for smaller-scale developments. In April 2021, TID launched the 165-unit One-North Eden and sold 85% of the units at the opening weekend. The project was fully sold within a year at an average price of $1,965 psf.

Like one-north, Lentor is surrounded by greenery. The opening of the Lentor MRT Station on the Thomson-East Coast Line has significantly improved public transport connectivity, attracting a robust pool of potential buyers, adds Kaga.

TID expects strong interest from young families and has crafted its unit mix accordingly. (Picture: Samuel Isaac Chua/The Edge Singapore)

Based on the three projects launched in Lentor to date — Lentor Modern, the 598-unit Lentor Hills Residences and Hillock Green — nearly 70% of the units have already been sold, says Wong Siew Ying, head of research and content at PropNex Realty. “The upcoming Lentoria project will offer more choices to prospective buyers, especially those keen on smaller sized units, such as the one- and two-bedroom units.”

According to Huttons Asia, the profile of homebuyers is not just those living in the Lentor and Ang Mo Kio area; they are far more diverse.

Lee Sze Teck, senior director of data analytics at Huttons Asia attributes this to the opening of Lentor MRT Station, which has enhanced Lentor’s accessibility and attractiveness. As a new private residential estate, Lentor Hills has also attracted younger buyers, “further enlarging the pool of homebuyers”.

Top considerations among buyers

Lentoria has two 17-storey residential towers and an eight-storey residential block. The unit mix comprises one- to four-bedroom units of 538 sq ft to 1,345 sq ft. Two-bedroom and two-bedroom-plus-study units with sizes from 699 to 732 sq ft make up 45% of the total at Lentoria. One-bedroom units of 538 sq ft comprise 23 units (9%) and are only available in the eight-storey block.

Huttons’ Lee reckons the one-bedroom units at Lentoria will be well-received by investors, while the two-bedroom units will likely be popular with young couples. “The nuclear family has been getting smaller over the years,” he says.

A four-bedroom plus study unit, with the double volume ceiling over the living room, on display. (Picture: Samuel Isaac Chua/The Edge Singapore)

On the other hand, Lee adds that the three- and four-bedroom units at Lentoria will appeal to HDB upgraders and landed homeowners looking to rightsize.

“Our unit mix reflects the changing demographics, especially among younger families, which are now typically a couple and one child,” says TID’s Kaga. “We feel that offering a decent-sized two-bedroom meets the criteria for most homebuyers looking to move to Lentor Hills.”

Affordability is a key factor for homebuyers, he adds. “We considered the affordability range of typical buyers we expect to see for Lentoria, generally new families with young children. So, we crafted our unit sizes for them to meet their expected housing budget and space requirements.”

TID says one-bedroom units at Lentoria will be priced from $1.19 million ($2,190 psf), two-bedroom units from $1.44 million ($1,965 psf), and three-bedroom units from $1.85 million ($1,974 psf).

The kitchen of the four-bedroom is fitted with appliances from Bosch and a Samsung fridge. (Picture: Samuel Isaac Chua/The Edge Singapore)

Given Lentoria’s location at the corner of Lentor Gardens and Yio Chu Kang Road, units will have unobstructed views, says Huttons’ Lee. The most premium views are those from the high-floor units towards Thomson Nature Park and Upper and Lower Peirce Reservoir Park. He adds that other units will enjoy views of the surrounding landed housing estates, such as Teachers’ Estate and Thomson Hills. Units looking inward will have views of the facilities, such as the landscaped gardens and the swimming pool.

According to Lee, Lentoria is also within 1km of CHIJ St Nicholas Girls School.

Kaga says the developer opted not to employ prefabricated prefinished volumetric construction (PPVC) methods for the construction of the residential units. “This enabled us to have a ceiling height of 2.9m — slightly higher than most projects,” he says.

The master bedroom of a top floor four-bedder at Lentoria. Floor-to-ceiling windows maximise the views and palatial design. (Picture: Samuel Isaac Chua/The Edge Singapore)

In addition, top floor units across the three blocks will have a 5.5m ceiling height for the living and dining rooms, master bedroom, and junior master bedroom. This double-volume ceiling emphasises the unblocked views these owners will enjoy, with a view towards the CBD, Singapore Island Country Club, Pierce Reservoir and Upper Seletar Reservoir Park.

Weaving in nature

DP Architects and landscape architect DP Green were inspired by the greenery from the forested area and have incorporated it into their design — from the architecture to the landscaping at Lentoria.

Amenities at Lentoria include a kid’s wading pool, pool lounge, hydrotherapy spa, cabana, sun deck, fitness areas, jogging and walking track, gym, yoga studio and two function rooms in the clubhouse.

The two 17-storey residential towers will be connected by a sky terrace on the 14th floor. Amenities at the sky terrace include a dining pavilion, a sky jacuzzi, a garden library and an outdoor fitness area.

“We feel that the number of condo amenities we have provided in this project is more than adequate for a project of this size and resident population,” says Kaga.

Lentoria will have a side gate and sheltered pedestrian path from Yio Chu Kang Road to Lentor MRT Station, a five-minute walk away.

With six GLS sites sold so far and one on the Reserve List, there are four more plots yet to be released by the government.

However, TID will be selective in pursuing future sites in Lentor. “We are all part of the same group of companies,” says Kaga, referring to Hong Leong Holdings and GuocoLand, which is part of Hong Leong Group. Both entities and their joint venture partners have secured five of the six sites sold to date, including Lentoria.

As Lentor gains prominence as a private residential estate, TID intends to raise the quality of its residential offerings. Kaga continues: “Singapore homebuyers and investors generally have strong purchasing power, healthy household income and a desire to invest in property. Despite the many launches this year, we expect the new launch market to remain healthy.”

Check out the latest listings for Lentoria properties

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