CONDODistrict 26

LENTOR MODERN

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LENTOR MODERN

Details

Project: LENTOR MODERN
TOP year: 2025
Tenure: 99-year leasehold
Lease start: 2021
Land size: 17,280 sqm (186,005 sqft)
Plot ratio: 3.5
Developer: GuocoLand
Gross rental yield: ~2.8% · ~$1.94M (est.)
Storeys: 25
Market segment: OCR
Total units: 605
Blocks: 3
District: 26

Transactions

Showing 10 of 559

Beds

Period

Size–sqft


Aug 2026	3BR	$2,648,000	1,109	$2,388
Aug 2026	3BR	$2,150,000	969	$2,219
Aug 2026	3BR	$2,533,000	1,130	$2,242
Aug 2026	3BR	$2,380,000	990	$2,404
Jul 2026	3BR	$2,420,000	990	$2,444
Jul 2026	3BR	$2,260,000	969	$2,332
Jun 2026	3BR	$2,493,000	990	$2,518
Jun 2026	1BR	$1,178,888	527	$2,237
Jun 2026	3BR	$2,420,000	990	$2,444
Jun 2026	2BR	$1,635,000	678	$2,412

Price Action

Flat+0.6%Last 12 months$2,398 psf

Beds

PSF (S$)57 sales · Sep 2024 to Aug 2026

typical range, $2,296 to $2,45212 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of LENTOR MODERN

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	63	10%	527 sqft	S$3,275/mo*	~3.3%· low sample (1 sale)	32
2BR	231	38%	678-732 sqft	S$4,000/mo	~2.7%	80
3BR	248	41%	969-1,130 sqft	S$5,500/mo	~2.8%	43
4BR	63	10%	1,528 sqft	S$8,150/mo*	~2.8%· low sample (3 sales)	11

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Hillock Green	137 m	Aug 2026		New Sale	2BR	$1,648,000	818	$2,015
Hillock Green	137 m	Jul 2026		New Sale	2BR	$1,954,000	904	$2,162
Hillock Green	137 m	Jun 2026		New Sale	2BR	$2,010,000	958	$2,098
Thomson Grove	133 m	May 2026		Resale	3BR	$4,138,000	2,896	$1,429
Thomson Grove	133 m	Feb 2026	—	Resale	3BR	$4,180,000	2,896	$1,443
Thomson Grove	133 m	Feb 2026		Resale	3BR	$4,180,000	2,896	$1,443
Lentor Central Residences	66 m	Nov 2025		New Sale	4BR	$2,678,500	1,399	$1,915
Lentor Hills Residences	226 m	Oct 2025		Subsale	3BR	$2,180,000	958	$2,276
Lentor Hills Residences	226 m	Aug 2025		New Sale	1BR	$1,280,000	581	$2,203
Lentor Central Residences	66 m	Jul 2025		New Sale	4BR	$3,086,000	1,399	$2,206
Lentor Central Residences	66 m	Jul 2025		New Sale	4BR	$3,140,000	1,399	$2,244
Lentor Hills Residences	226 m	Apr 2025		New Sale	4BR	$2,733,000	1,302	$2,099

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

LENTOR MODERN was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

54 realized resale exits at LENTOR MODERN.53 profitable, 1 at a loss.Median 4.48%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	1	3y 9m	$2,065	$2,237	S$90,878	2.17%
2BR	13	3y 7m	$2,334	$2,473	S$171,260	2.68%
3BR	26	3y 8m	$1,993	$2,386	S$353,908	4.88%
4BR	10	3y 7m	$2,045	$2,367	S$359,378	3.89%
5BR+	3	3y 5m	$1,968	$2,291	S$492,380	5.05%
Total	53	3y 7m	$2,036	$2,404	S$321,730	4.54%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
2BR	1	3y 9m	$2,325	$2,139	S$-126,080	-2.22%
Total	1	3y 9m	$2,325	$2,139	S$-126,080	-2.22%

Exit Risk

If you bought at LENTOR MODERN today: ~$2,398 psf.Resale median, last 12 months, 54 sales.

Where current owners entered (psf)

today ~$2,398

$1,929 p5median $2,118p95 $2,440

Your entry price$2,400 psf

92.1%

≈ top quartile for this project

of current owners entered below $2,398 psf — they could sell below your entry and still profit.

78.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 26

LENTOR MODERN

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LENTOR MODERN

Details

Project: LENTOR MODERN
TOP year: 2025
Tenure: 99-year leasehold
Lease start: 2021
Land size: 17,280 sqm (186,005 sqft)
Plot ratio: 3.5
Developer: GuocoLand
Gross rental yield: ~2.8% · ~$1.94M (est.)
Storeys: 25
Market segment: OCR
Total units: 605
Blocks: 3
District: 26

Transactions

Showing 10 of 559

Beds

Period

Size–sqft


Aug 2026	3BR	$2,648,000	1,109	$2,388
Aug 2026	3BR	$2,150,000	969	$2,219
Aug 2026	3BR	$2,533,000	1,130	$2,242
Aug 2026	3BR	$2,380,000	990	$2,404
Jul 2026	3BR	$2,420,000	990	$2,444
Jul 2026	3BR	$2,260,000	969	$2,332
Jun 2026	3BR	$2,493,000	990	$2,518
Jun 2026	1BR	$1,178,888	527	$2,237
Jun 2026	3BR	$2,420,000	990	$2,444
Jun 2026	2BR	$1,635,000	678	$2,412

Price Action

Flat+0.6%Last 12 months$2,398 psf

Beds

PSF (S$)57 sales · Sep 2024 to Aug 2026

typical range, $2,296 to $2,45212 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of LENTOR MODERN

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	63	10%	527 sqft	S$3,275/mo*	~3.3%· low sample (1 sale)	32
2BR	231	38%	678-732 sqft	S$4,000/mo	~2.7%	80
3BR	248	41%	969-1,130 sqft	S$5,500/mo	~2.8%	43
4BR	63	10%	1,528 sqft	S$8,150/mo*	~2.8%· low sample (3 sales)	11

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Hillock Green	137 m	Aug 2026		New Sale	2BR	$1,648,000	818	$2,015
Hillock Green	137 m	Jul 2026		New Sale	2BR	$1,954,000	904	$2,162
Hillock Green	137 m	Jun 2026		New Sale	2BR	$2,010,000	958	$2,098
Thomson Grove	133 m	May 2026		Resale	3BR	$4,138,000	2,896	$1,429
Thomson Grove	133 m	Feb 2026	—	Resale	3BR	$4,180,000	2,896	$1,443
Thomson Grove	133 m	Feb 2026		Resale	3BR	$4,180,000	2,896	$1,443
Lentor Central Residences	66 m	Nov 2025		New Sale	4BR	$2,678,500	1,399	$1,915
Lentor Hills Residences	226 m	Oct 2025		Subsale	3BR	$2,180,000	958	$2,276
Lentor Hills Residences	226 m	Aug 2025		New Sale	1BR	$1,280,000	581	$2,203
Lentor Central Residences	66 m	Jul 2025		New Sale	4BR	$3,086,000	1,399	$2,206
Lentor Central Residences	66 m	Jul 2025		New Sale	4BR	$3,140,000	1,399	$2,244
Lentor Hills Residences	226 m	Apr 2025		New Sale	4BR	$2,733,000	1,302	$2,099

Nearby Condos

15 within 1 km

This property

$2,392

psf · 57 sales

Lowest

$1,119

psf

Average

$1,871

psf

Highest

$2,361

psf

Lentor Modern sits 28% above the nearby average for the last 2 years of sales.


—	Lentor ModernThis property	LH	2025	$2,392
66 m	Lentor Central Residences	LH	2028	$2,218
133 m	Thomson Grove	FH	1984	$1,588
137 m	Hillock Green	LH	2026	$2,243
226 m	Lentor Hills Residences	LH	2028	$2,190
335 m	Calrose Garden	FH	—	—
335 m	The Calrose	FH	2007	$1,995
347 m	Lentor Mansion	LH	2028	$2,208
409 m	Lentor Gardens Residences	LH	2029	$2,361
434 m	Far Horizon Gardens	LH	1986	$1,119
438 m	Lentoria	LH	2027	$2,299

Blank where there are no recent sales.

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

Profit & Loss

54 realized resale exits at LENTOR MODERN.53 profitable, 1 at a loss.Median 4.48%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	1	3y 9m	$2,065	$2,237	S$90,878	2.17%
2BR	13	3y 7m	$2,334	$2,473	S$171,260	2.68%
3BR	26	3y 8m	$1,993	$2,386	S$353,908	4.88%
4BR	10	3y 7m	$2,045	$2,367	S$359,378	3.89%
5BR+	3	3y 5m	$1,968	$2,291	S$492,380	5.05%
Total	53	3y 7m	$2,036	$2,404	S$321,730	4.54%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
2BR	1	3y 9m	$2,325	$2,139	S$-126,080	-2.22%
Total	1	3y 9m	$2,325	$2,139	S$-126,080	-2.22%

Exit Risk

If you bought at LENTOR MODERN today: ~$2,398 psf.Resale median, last 12 months, 54 sales.

Where current owners entered (psf)

today ~$2,398

$1,929 p5median $2,118p95 $2,440

Your entry price$2,400 psf

92.1%

≈ top quartile for this project

of current owners entered below $2,398 psf — they could sell below your entry and still profit.

78.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:22 pm – 7:06 pm (5 h 44 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 1 Sep: azimuth 282° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Anderson Primary SchoolPhase 2C · 91 applied · 65 places	585 m	≤ 1 km	Balloted · 1–2 km	91	65
Inside the cut — offered before any ballot.

3 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
CHIJ St. Nicholas Girls' School (Primary)Phase 2C · 71 applied · 41 places	1.15 km	1–2 km	Balloted · ≤ 1 km	71	41
Did not reach this home's band.
Mayflower Primary SchoolPhase 2C · 26 applied · 91 places	1.22 km	1–2 km	No ballot	26	91
Ang Mo Kio Primary SchoolPhase 2C · 36 applied · 123 places	1.79 km	1–2 km	No ballot	36	123

Amenities

Where Else You Can Buy

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Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for LENTOR MODERN

Beds

	01	02	03	04	05	06	07	08	09	10
25	#25-017322BR	#25-021,5284BR	#25-031,1303BR	#25-045271BR	#25-056782BR	#25-066782BR	#25-075271BR	#25-089693BR	#25-091,1093BR	#25-109903BR
24	#24-017322BR	#24-021,5284BR	#24-031,1303BR	#24-045271BR	#24-056782BR	#24-066782BR	#24-075271BR	#24-089693BR	#24-091,1093BR	#24-109903BR
23	#23-017322BR	#23-021,5284BR	#23-031,1303BR	#23-045271BR	#23-056782BR	#23-066782BR	#23-075271BR	#23-089693BR	#23-091,1093BR	#23-109903BR
22	#22-017322BR	#22-021,5284BR	#22-031,1303BR	#22-045271BR	#22-056782BR	#22-066782BR	#22-075271BR	#22-089693BR	#22-091,1093BR	#22-109903BR
21	#21-017322BR	#21-021,5284BR	#21-031,1303BR	#21-045271BR	#21-056782BR	#21-066782BR	#21-075271BR	#21-089693BR	#21-091,1093BR	#21-109903BR
20	#20-017322BR	#20-021,5284BR	#20-031,1303BR	#20-045271BR	#20-056782BR	#20-066782BR	#20-075271BR	#20-089693BR	#20-091,1093BR	#20-109903BR
19	#19-017322BR	#19-021,5284BR	#19-031,1303BR	#19-045271BR	#19-056782BR	#19-066782BR	#19-075271BR	#19-089693BR	#19-091,1093BR	#19-109903BR
18	#18-017322BR	#18-021,5284BR	#18-031,1303BR	#18-045271BR	#18-056782BR	#18-066782BR	#18-075271BR	#18-089693BR	#18-091,1093BR	#18-109903BR
17	#17-017322BR	#17-021,5284BR	#17-031,1303BR	#17-045271BR	#17-056782BR	#17-066782BR	#17-075271BR	#17-089693BR	#17-091,1093BR	#17-109903BR
16	#16-017322BR	#16-021,5284BR	#16-031,1303BR	#16-045271BR	#16-056782BR	#16-066782BR	#16-075271BR	#16-089693BR	#16-091,1093BR	#16-109903BR
15	#15-017322BR	#15-021,5284BR	#15-031,1303BR	#15-045271BR	#15-056782BR	#15-066782BR	#15-075271BR	#15-089693BR	#15-091,1093BR	#15-109903BR
13	#13-017322BR	#13-021,5284BR	#13-031,1303BR	#13-045271BR	#13-056782BR	#13-066782BR	#13-075271BR	#13-089693BR	#13-091,1093BR	#13-109903BR
12	#12-017322BR	#12-021,5284BR	#12-031,1303BR	#12-045271BR	#12-056782BR	#12-066782BR	#12-075271BR	#12-089693BR	#12-091,1093BR	#12-109903BR
11	#11-017322BR	#11-021,5284BR	#11-031,1303BR	#11-045271BR	#11-056782BR	#11-066782BR	#11-075271BR	#11-089693BR	#11-091,1093BR	#11-109903BR
10	#10-017322BR	#10-021,5284BR	#10-031,1303BR	#10-045271BR	#10-056782BR	#10-066782BR	#10-075271BR	#10-089693BR	#10-091,1093BR	#10-109903BR
09	#09-017322BR	#09-021,5284BR	#09-031,1303BR	#09-045271BR	#09-056782BR	#09-066782BR	#09-075271BR	#09-089693BR	#09-091,1093BR	#09-109903BR
08	#08-017322BR	#08-021,5284BR	#08-031,1303BR	#08-045271BR	#08-056782BR	#08-066782BR	#08-075271BR	#08-089693BR	#08-091,1093BR	#08-109903BR
07	#07-017322BR	#07-021,5284BR	#07-031,1303BR	#07-045271BR	#07-056782BR	#07-066782BR	#07-075271BR	#07-089693BR	#07-091,1093BR	#07-109903BR
06	#06-017322BR	#06-021,5284BR	#06-031,1303BR	#06-045271BR	#06-056782BR	#06-066782BR	#06-075271BR	#06-089693BR	#06-091,1093BR	#06-109903BR
05	#05-017322BR	#05-021,5284BR	#05-031,1303BR	#05-045271BR	#05-056782BR	#05-066782BR	#05-075271BR	#05-089693BR	#05-091,1093BR	#05-109903BR
04	#04-017322BR	#04-021,5284BR	#04-031,1303BR	#04-045271BR	#04-056782BR	#04-066782BR	#04-075271BR	#04-089693BR	#04-091,1093BR	#04-109903BR

1BR2BR3BR4BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View