Lentor Gardens Residences sits in a part of Lentor that is still evolving, but its pricing already has something meaningful to compare against: nearby 99-year leasehold resale condos. When you line it up with established projects in the Thomson and Bishan corridor, the launch does not look expensive for what it offers.
Launch pricing versus nearby 99-year leasehold resale condos
The current indicative PSF at Lentor Gardens Residences is S$1,807 to S$2,550.
Here are two nearby 99-year leasehold resale condos that help frame the value:
| Project | Tenure | Avg PSF | PSF Range | Notes |
|---|---|---|---|---|
| The Panorama | 99-year leasehold | S$2,050 psf | S$1,824 - S$2,253 psf | Completed 2017, 698 units |
| Jadescape | 99-year leasehold | S$2,333 psf | S$1,856 - S$2,620 psf | Completed 2022, 1,206 units |
On a simple comparison, Lentor Gardens Residences is not just competing with future launches in the area. It is also sitting below or around the pricing bands of established nearby resale stock, even before you account for the fact that it is a brand-new project with newer facilities and a later completion date.
Why the comparison matters
Resale condos are often used as a benchmark because they already have completed surroundings, observed transaction history, and a proven livability track record. If a new launch is priced close to or below those levels, buyers are effectively asking whether the new launch offers enough upside in design, density, and future demand.
In this case, the answer is fairly strong.
Why Lentor Gardens Residences still looks like a good buy
1) You are not paying a premium over the better-known nearby resale names
The Panorama and Jadescape are both established 99-year leasehold condos in the broader Thomson and Ang Mo Kio/Bishan area. Their recent price points show that quality leasehold stock in the vicinity already trades at healthy PSFs.
That means Lentor Gardens Residences does not need to be “cheap” to make sense. It just needs to be reasonably priced versus what buyers are getting elsewhere nearby. Based on the launch range, it still has room to appeal to buyers who want a new home but do not want to chase resale pricing at the top end of the market.
2) New launch advantages still matter
A resale condo can be attractive, but a new launch usually offers a cleaner starting point:
- newer fittings and finishes
- lower near-term maintenance worries
- more relevant layouts for today’s buyers
- a longer runway before lease decay becomes an issue
For owner-occupiers, that is a practical advantage. For investors, it can also help support tenant appeal and future resale interest.
3) The Lentor precinct is still in its early growth phase
Lentor is still developing into a more complete residential enclave. That is important because pricing in emerging precincts often reflects future expectations rather than just today’s convenience.
If the area continues to mature with better transport links, amenities, and neighbourhood depth, a well-positioned project can benefit from that uplift over time.
4) The project has a clearer mass-market appeal
From the launch materials, Lentor Gardens Residences offers a wide mix of unit types, from 2-bedders through to larger family-sized units, plus landed-style components. That gives it a broader buyer base than a very niche product.
A wider appeal can matter when the market gets more selective, because projects that serve both own-stay and investment demand tend to stay more liquid over time.
So is it worth buying?
If you compare it against nearby 99-year leasehold resale condos, Lentor Gardens Residences does not look overpriced. In fact, it looks like a reasonable entry point for buyers who want a brand-new home in the Lentor area without stepping into resale prices that are already trading around the S$2,000 psf mark or above.
The main appeal is not that it is the cheapest option. It is that it combines new-launch benefits, a growing location, and pricing that still leaves some margin versus nearby completed 99-year leasehold condos.
Bottom line
Lentor Gardens Residences stands out because it is priced against a market where nearby 99-year leasehold resale condos such as The Panorama and Jadescape are already transacting at strong PSFs. That makes the launch look defensible rather than stretched.
For buyers who want a new home in the Lentor area, the project still looks like a good buy because it offers the usual new-launch advantages while staying competitive against established resale benchmarks nearby.
