Lentor Signature is the official name of the condo on the Lentor Central (Plot 4) GLS site in District 26. It is by GuocoLand, Intrepid Investments and TID. It will have up to 562 three- and four-bedroom homes, about 0.49km from Lentor MRT. Its land cost $1,278 psf ppr, the most paid in Lentor. We estimate the launch at $2,740 to $3,100 psf. The preview is targeted for mid-February 2027.
The short answer to whether that is good or bad: it depends on the price. Lentor Modern, the estate's first condo, has now resold 64 times, and 63 of those sellers made money. But its resales have averaged $2,379 psf for a year. That is about what Lentor Signature costs its developer per square foot to build. The cost stack and the full project record sit on our Lentor Signature project page.
What do we know about Lentor Signature so far?
Here are the early details. The unit mix, floor plans and prices come at the preview.
| Item | Detail |
|---|---|
| Developer | GuocoLand (Singapore) Pte. Ltd., Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd. |
| Location | Lentor Central, District 26, Ang Mo Kio planning area (OCR) |
| Homes | Up to 562 in three towers of about 27 storeys, on a 99-year lease |
| Bedroom types | Three- and four-bedroom only |
| Land price | $657.1 million, or $1,278 psf ppr, top of five bids (awarded 6 March 2026) |
| Site and plot ratio | 15,925.8 sq m at a plot ratio of 3.0, so 47,778 sq m (about 514,290 sq ft) of floor space |
| Nearest MRT | Lentor (TE5), Thomson-East Coast Line, about 0.49km |
| Target preview | Mid-February 2027 |
| Completion (TOP) | Around 2031 (est.) |
The developer also lists reservoir and green views and a park connector. It says there is a sheltered walk to the MRT and the Lentor Modern mall. No site plan is out yet, so check the views at the preview.
How fast have Lentor new launch prices grown since 2022?
Slowly: about 12% in four years. Lentor Modern's developer sales averaged $2,107 psf from its September 2022 launch. Lentor Gardens Residences, the seventh launch, has averaged $2,357 since July 2026. Land prices did the opposite until this year.
| Project | Land awarded | Land (psf ppr) | Homes and take-up | Average psf | Land multiple |
|---|---|---|---|---|---|
| Lentor Modern | Jul 2021 | $1,204 | 605, sold out | $2,107 | 1.75× |
| Lentor Hills Residences | Jan 2022 | $1,060 | 598, sold out | $2,116 | 2.00× |
| Hillock Green | 2022 | $1,108 | 474, 99% sold | $2,187 | 1.97× |
| Lentoria | 2022 | $1,130 | 267, 95% sold | $2,233 | 1.98× |
| Lentor Mansion | Apr 2023 | $985 | 533, sold out | $2,266 | 2.30× |
| Lentor Central Residences | Sep 2023 | $982 | 477, sold out | $2,222 | 2.26× |
| Lentor Gardens Residences | Apr 2025 | $920 | 502, 54% sold | $2,357 | 2.56× |
| Lentor Signature | Mar 2026 | $1,278 | up to 562 | $2,740–$3,100 (est.) | 2.14–2.43× (est.) |
Here are two findings. From 2021 to 2025, Lentor land fell from $1,204 to $920 psf ppr. Selling prices kept rising, so the land multiple rose from 1.75 to 2.56 times.
Then the land market turned. Lentor Signature's site drew five bids in March 2026. The top bid was 39% above the $920 paid eleven months earlier for the Lentor Gardens site. CBRE noted it was 6.1% above the previous Lentor high. If the developer prices at even 2.14 times land, the bottom of our range, Lentor Signature lands at $2,740 psf. That is a jump of about 16% over the newest Lentor launch. Launch prices rose about 12% in the four years before.
How did Lentor Modern owners do when they sold?
Very well, before costs. Nearly all made money. Of the 64 Lentor Modern resales lodged between 13 October 2025 and 2 October 2026, 63 made money. The median gain was $338,070, or 4.55% a year, over a median hold of about three years and seven months. The one loss was $1,340.
The timing follows the tax. Launch-day buyers in September 2022 paid a tax if they sold within three years. The first resale came a month after that window closed.
| Size group | Resales | Made money | Median bought at | Median sold at | Median gain | Median a year |
|---|---|---|---|---|---|---|
| 1 and 2 bedrooms (527–732 sq ft) | 18 | 17 | $2,206 psf | $2,422 psf | $155,598 | 2.6% |
| 3 and 4 bedrooms (969–1,528 sq ft) | 46 | 46 | $2,020 psf | $2,388 psf | $389,689 | 4.8% |
| All resales | 64 | 63 | — | $2,379 avg | $338,070 | 4.55% |
Those are gross figures. A $2 million home bought in September 2022 paid about $64,600 in Buyer's Stamp Duty. Sellers also usually pay an agent 1% to 2%. On the median gain, a seller kept roughly $225,000 to $250,000 (est.).
Three in four resale buyers (48 of 64) gave a private address. Our July 2026 study of Lentor Modern's first 39 profitable sub-sales found the same pattern on a smaller sample.
Why did the three- and four-bedders gain the most?
Mostly because they started cheaper per square foot. That gap closed. At launch, Lentor Modern's homes of 969 sq ft and up sold for $2,058 psf on average. Its two-bedders sold for $2,197, so the gap was about 6%. On resale, the gap has almost closed: two- to four-bedders now change hands at roughly $2,370 to $2,420 psf.
So a large unit gained twice. It gained on the higher psf, and that higher psf applied to more square feet. A median three- or four-bedder made $389,689, two and a half times the $155,598 a smaller unit made.
Lentor Signature sells only three- and four-bedders, so it has no cheap end of its own. Its buyers gain only if the whole estate's price level rises.
Have Lentor resale prices kept rising?
Not in the past year. They have held in a tight band.
| Quarter | Resales | Average psf |
|---|---|---|
| 4Q 2025 | 11 | $2,351 |
| 1Q 2026 | 12 | $2,393 |
| 2Q 2026 | 23 | $2,404 |
| 3Q 2026 | 17 | $2,360 |
The average has moved between $2,351 and $2,404, with no trend either way. Owners are asking a little more. Listings in September and October 2026 had a median asking price near $2,445 psf, about 3% above recent sales. Some units are listed more than once.
So around $2,350 to $2,400 psf is where a completed Lentor home sells today. Lentor Gardens Residences, which completes in 2029, sells at about the same level.
What does $1,278 psf ppr land mean for Lentor Signature's price?
It sets a high floor. Land cost gives us an idea of what the starting price will be. Our cost model puts land, building, finance, fees, stamp duty and marketing at about $1,225.7 million (est.). Spread over 514,290 sq ft of floor space, that is an estimated breakeven of $2,383 psf ppr.
We then apply the 15% to 30% margin band from our pricing methodology, which is calibrated against 42 launched projects. That gives $2,740 to $3,100 psf (est.). At the tender close, Knight Frank expected prices from about $2,600 psf and an average above $2,700.
The developer's estimated cost is $2,383 per square foot. Lentor Modern's resale average is $2,379. The builder's cost alone now equals what a finished Lentor condo sells for. No developer prices far below its cost, so Lentor Signature will sit above today's resale level.
How much future growth is already in the price?
Between about 2% and 5% a year to 2031, depending on where the price lands. The table shows each price point against Lentor Modern's $2,379 resale average.
| Launch psf | Above today's resale | 950 sq ft three-bedder | 1,150 sq ft four-bedder | Growth needed a year |
|---|---|---|---|---|
| $2,600 | 9.3% | $2.47M | $2.99M | 1.8% |
| $2,740 | 15.2% | $2.60M | $3.15M | 2.9% |
| $2,900 | 21.9% | $2.76M | $3.34M | 4.0% |
| $3,100 | 30.3% | $2.95M | $3.57M | 5.4% |
Compare that against Lentor's own record. Lentor Modern went from a $2,107 developer average to a $2,379 resale average. That is 12.9% in about three and a half years, or 3.4% a year. Unit by unit, the median was 4.55% a year. So near the bottom of our range, Lentor Signature asks for less growth than Lentor Modern achieved. Near the top, it asks for more than Lentor has shown so far.
There is a fair argument the other way. A new building in 2031 should trade above a six-year-old one next door. So Lentor Signature does not have to match Lentor Modern's psf to hold its value. Still, the top Lentor Modern resale so far is $3.75 million. A 1,300 sq ft four-bedder at Lentor Signature would cost $3.5 million or more (est.).
Is being the last Lentor plot good or bad for buyers?
Both, and the two effects come at different times. Lentor Signature is the eighth GLS site sold in Lentor, and ERA's site analysis called it potentially the last, barring a future GLS release.
The good part is that no later launch in Lentor can price below it. Lentor Modern's buyers rode six later launches, each pricing a little higher. Lentor Signature will stay the newest building in the estate.
The hard part is the resale pool. The eight projects add about 4,000 homes, most completing between 2025 and 2029. By the time Lentor Signature is done, around 2031, all of their owners will be free to sell without the tax. Lentor Modern is reassuring here: only about 11% of its homes changed hands in the first year they could, and nearly all made money.
What do Lentor rents say about yield?
Lentor Modern's 184 rental contracts from February to September 2026 averaged about $5.6 psf a month. A three-bedder rented for a median of $5,450. At the $2,379 resale average, that is a gross yield of about 2.8%. At $2,740 to $3,100 psf, the same rent gives 2.2% to 2.5% before costs. Growth, not rent, would have to carry an investment case. Our new launch ROI calculator runs the numbers on your own price.
Which primary schools are near Lentor Signature?
Anderson Primary is about 0.98km away in a straight line (OneMap data), right on the 1km line. In 2025 and 2026 its Phase 2C ballot fell on citizens living 1km to 2km away, so those within 1km all got in. CHIJ St. Nicholas Girls', about 1.47km away, balloted within 1km; Mayflower Primary, about 1.64km away, took all applicants. Check the address on MOE SchoolFinder, and see our study of schools and new launch demand.
Plus points for Lentor Signature
- A proven estate. 63 of Lentor Modern's 64 resales made money, at a median of 4.55% a year before costs.
- The unit types that did best. All 46 of Lentor Modern's three- and four-bedder resales made money, at a median of 4.8% a year. Lentor Signature sells only those types.
- Likely the last new launch in Lentor. No later project in the estate can undercut it.
- Good MRT connectivity. Lentor station on the Thomson-East Coast Line is about 0.49km away, and the Lentor Modern mall about 0.24km.
- A developer that knows the estate. GuocoLand built Lentor Modern and is in the teams behind three other sold-out Lentor projects.
Minus points for Lentor Signature
- The cost already matches the resale price. An estimated breakeven of $2,383 psf ppr against a $2,379 resale average puts the launch 15% to 30% above Lentor's resale level (est.).
- A cheaper rival still selling. Lentor Gardens Residences had about 230 of 502 homes unsold in October 2026, at about $2,357 psf on land 39% cheaper.
- No small units. The cheapest home is likely a three-bedder at about $2.6 million or more (est.). 49 of Lentor Modern's 64 resales closed at $2.5 million or less.
- A flat resale year. Lentor Modern's quarterly resale average has stayed between $2,351 and $2,404 psf.
So, is Lentor Signature good or bad?
For a family that will live there well past 2031, it is a sound choice at a fair price. It offers a new three- or four-bedder next to an MRT station and a mall. It is the last planned project in an estate where nearly all early sellers made money. For a buyer hoping to repeat Lentor Modern's gains in three or four years, it is a weaker bet. Lentor Modern's buyers paid $2,107 and sold near $2,380; Lentor Signature's buyers start above that.
The price list will settle it. At or below about $2,750 psf, Lentor needs less yearly growth than it has shown so far for a buyer to be level by completion. Above about $2,900 psf, it needs more than Lentor has shown. We will update this page at the preview.
The short version
What we found
- The land$1,278 psf ppr, the highest of 8 Lentor sites
- Our launch estimate$2,740–$3,100 psf (est.), from a $2,383 breakeven plus a 15–30% margin
- Lentor launch pricesUp about 12% from 2022 to 2026, $2,107 to $2,357 psf
- Lentor Modern resales63 of 64 made money; median $338,070, 4.55% a year before costs
- Three- and four-bedders46 of 46 made money; median 4.8% a year
- Resale level today$2,379 psf average, flat for a year
- Growth needed to 20312.9% a year at $2,740; 5.4% a year at $3,100 (est.)
So what should you do with this?
- Plan around $2,740 to $2,900 psf for now, and compare the launch average against $2,379 the day prices come out.
- Price the three-bedder you want against a Lentor Modern three-bedder at about $2.35 to $2.45 million. Then decide what the newer building is worth to you.
- Get a bank's in-principle approval before the February 2027 preview. Work out the cash with our affordability calculator and stamp duty calculator.
Five terms used in this article
- psf pprWhat the developer paid for land, per square foot of floor space it may build
- BreakevenTotal project cost divided by that floor space
- Sub-saleA resale by the first owner before the project's final certificate is issued
- SSDSeller's Stamp Duty: a tax on selling within four years of buying (three years before July 2025)
Frequently asked questions
What is Lentor Signature, and who is developing it?
Lentor Signature is the condominium on the Lentor Central (Plot 4) GLS site in District 26. It is developed by GuocoLand, Intrepid Investments and TID, who won the land in March 2026 for $657.1 million ($1,278 psf ppr). It plans up to 562 three- and four-bedroom homes on a 99-year lease, about 0.49km from Lentor MRT.
What is the expected price of Lentor Signature?
No price list exists yet. Our estimate is $2,740 to $3,100 psf, from an estimated breakeven of $2,383 psf ppr plus a 15% to 30% margin. Knight Frank expected an average above $2,700 at the tender close. These are estimates and are not developer-confirmed.
How much have Lentor property prices grown since 2022?
New launch prices rose about 12% in four years, from Lentor Modern's $2,107 psf average in 2022 to $2,357 at Lentor Gardens Residences in 2026. Lentor Modern's resales have averaged $2,379 psf over the past year, 12.9% above its launch average, and have stayed between $2,351 and $2,404 by quarter.
Did Lentor Modern owners make money when they sold?
Yes, almost all of them. Of 64 resales from October 2025 to October 2026, 63 made money, at a median gain of $338,070 or 4.55% a year before stamp duty and agent fees. Three- and four-bedders did best: all 46 made money, at a median of 4.8% a year.
Is Lentor Signature the last land plot in Lentor?
Very likely. It is the eighth GLS site sold in the Lentor Hills estate, and ERA's site analysis called it potentially the last, barring a release in a future GLS programme. No other Lentor site is on the current programme.
Is Lentor Signature a good buy?
It depends on the launch price. At about $2,750 psf or less, Lentor resale prices need to rise under 3% a year to 2031 for a buyer to be level, less than Lentor Modern achieved. Above about $2,900 psf, they need more than Lentor has delivered so far. It suits owner-occupiers who will hold well past 2031 better than short-term investors.
When is the Lentor Signature preview?
The developer's sales team is targeting mid-February 2027. The unit mix, floor plans and price list are due then. Completion is estimated around 2031.
Sources & methodology
How we checked this
The land price comes from URA's award release, which we reproduced. The winning bid was $657.1 million for 47,778 sq m of floor area. Multiply by 10.7639 to get about 514,290 sq ft, divide the bid by that, and you get $1,278 psf ppr. The floor area on a 15,925.8 sq m site gives the plot ratio of 3.0.
Lentor Modern's figures come from URA caveat records as at 18 October 2026. They cover all 605 developer sales and all 64 resales. Each resale is matched to the same home's purchase, losses included. Gains are price differences only. Quarterly averages divide total price by total area. Rents are 184 lodged contracts from February to September 2026. Asking prices come from public listings and include duplicates. School distances are straight lines from OneMap map data. The name, bedroom types, rough unit count and preview target come from the developer's appointed sales team, October 2026.
Where the figures come from
The award is in URA's release on the tender award for the Lentor Central site. Bids, planned homes, views and analyst estimates are as reported by EdgeProp on 3 March 2026. The "likely last plot" view is from ERA's Lentor Central site analysis. The Seller's Stamp Duty schedule is from IRAS.
The cost breakdown and breakeven are our own estimates from the PropertyInsider.sg cost model, explained in our pricing methodology. Earlier land prices are from our land cost tracker, and the wider pipeline is in our GLS pipeline tracker. School results are MOE Primary 1 registration results compiled in our schools dataset. Resale data for other projects are on our resale returns map.
Disclaimer & disclosure. This article is independent research published for general information and education. It is not financial, investment, legal or property advice, and it does not take account of your circumstances. No price list exists yet. Estimated launch prices are projections that depend on developer decisions and market conditions, and may prove materially wrong. Preliminary project details may change when the sales licence is issued. Past results at the projects named here do not predict future ones. The publisher’s agency is part of the developer’s appointed sales team for Lentor Signature; that work sits outside the research desk and does not change our numbers or verdict. See our editorial policy.
Update history
- Published on the day the name Lentor Signature was released. Eight-site Lentor land and launch-price record, all 64 Lentor Modern resales by size and by quarter, the breakeven-to-range walk, a growth-needed table, rents, and 2025 and 2026 Phase 2C results for three schools.
- Next update — the unit mix, floor plans and price list at the mid-February 2027 preview.
