Lentor Gardens Residences sits at the upper end of the TEL spine, 800m from Lentor MRT. NSC Lentor viaduct opens 2027. Mid-cycle positioning — early enough to benefit, late enough to see the evidence.
Three-tier test: land cost breakeven, corridor resale comparables, and the developer brand discount question. Is $1,965–$2,051 psf honest, or is someone hoping you won't check?
Lentor Gardens Residences is GFA harmonised — strata area equals liveable area. Lentor Mansion is not. Comparing psf across these two projects without adjusting is a 5–10% error.
The rocket ship has landed its last film. Yishun 10 is becoming ~90 flats on a lease that started in 1990 — and by resale time, your buyer pool may be cash-only. James explains what to check before you commit.
Kingsford's $920 psf/ppr land bid sits below the corridor's $985–$1,278 psf/ppr range. Breakeven ~$1,709 psf. Here is what the land cost tells you about downside risk and price support.
Kingsford's entry into the Lentor corridor bids $920 psf/ppr on a GFA-harmonised site. The price is defensible. The developer tier is the question. Here is the full 7-layer analysis.
Singapore GLS land cost tracker — average land bid ($ psf ppr) across CCR, RCR and OCR from 2021 to 2027. Data sourced from URA GLS Programme.
