Lentoria is one of the most closely-watched launches in Mandai, Upper Thomson, and the factsheet now published by the developer gives us enough to form a clear early view. In this guide we walk through tenure, unit mix, indicative pricing, connectivity to the MRT, facilities programme and the progressive-payment schedule — all of it mapped to how a real Singapore buyer actually assesses a launch.
- Lentoria is a 99-year leasehold condominium at 34 & 36 Lentor Hills Road, Singapore 789068 / 789070, in D26 — Mandai, Upper Thomson.
- 267 units across 2 × 15-storey residential blocks, developed by TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture).
- Connectivity: Lentor MRT (Thomson-East Coast Line) — approx. 380 m covered walk.
- Indicative pricing: S$2,030 – S$2,305 psf (launch weekend prices).
- Completion: TOP 31 December 2026 · VP 31 March 2027 (developer-stated).
Why Lentoria matters
Three factors give Lentoria its character. First, the location: 34 & 36 Lentor Hills Road, Singapore 789068 / 789070 sits in D26 — Mandai, Upper Thomson, placing residents within commuting reach of Lentor MRT (Thomson-East Coast Line). Second, scale — at 267 units the development has the amenity envelope to sustain a thorough facilities programme without overcrowding. Third, the developer: TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture) carries a track record across Singapore private residential history, which materially reduces build-quality and scheduling risk.
Against that backdrop, the pricing envelope of S$2,030 – S$2,305 psf (launch weekend prices) puts Lentoria on the same psf page as its comparable launches in the micro-market, while the 99-year leasehold tenure structure offers a predictable financing and CPF treatment for Singapore-citizen and PR buyers.
Project fact sheet
Unit mix and indicative pricing
The unit mix below reflects the developer’s public price guide. Prices are indicative starts; the top of each type sits approximately 6-12% above the entry figure, depending on floor level, stack and facing. All prices are inclusive of Goods & Services Tax where applicable and before ABSD.
| Type | Size (sqft) | Qty | Indicative Price |
|---|---|---|---|
| 1-Bedroom + Study | 484 sqft | 52 units | S$1.03M onwards |
| 2-Bedroom | 657 – 678 sqft | 85 units | S$1.35M onwards |
| 2-Bedroom + Study | 721 – 743 sqft | 65 units | S$1.48M onwards |
| 3-Bedroom | 990 – 1,055 sqft | 43 units | S$2.01M onwards |
| 3-Bedroom Premium | 1,206 sqft | 15 units | S$2.45M onwards |
| 4-Bedroom Premium + Study | 1,442 sqft | 7 units | S$2.95M onwards |
Price per square foot — how to read the psf band
A launch psf band is not a single number — it is a distribution. At the bottom sit the low-floor, less-favoured facings. At the top sit the premium stacks, typically upper floors with unblocked facing and north-south orientation. For Lentoria, the indicative band of S$2,030 – S$2,305 psf (launch weekend prices) gives you a negotiation window: buyers who enter on preview weekend and close a unit in the median third of the band tend to ride the psf uplift as the developer releases subsequent phases at 3-5% higher average prices.
Project highlights
The design team led by ADDP Architects LLP has organised the site around 2 × 15-storey residential blocks with a central facilities spine. Orientation has been optimised for north-south exposure on the majority of stacks, keeping morning and afternoon heat load off the main living areas. Landscape design by Coen Design International knits a continuous pedestrian experience across the site, with mature-species specimen trees retained where site conditions allow.
Highlights at a glance
- 2 × 15-storey residential blocks providing a low-density feel relative to the typical city-fringe tower.
- Unit mix skewed toward efficient 1-bed + study and 2-bed layouts (addressing investor demand) plus family-sized 3- and 4-bed options.
- 99-year leasehold tenure structure aligned with CPF Ordinary Account withdrawal rules for Singapore-citizen and PR buyers.
- Completion schedule TOP 31 December 2026 · VP 31 March 2027 (developer-stated) — matched to the progressive payment scheme illustrated below.
Connectivity
MRT: Lentor MRT (Thomson-East Coast Line) — approx. 380 m covered walk. Walking time: approx. 5-6 minutes on foot.
Expressways: The site offers direct access onto the arterial network, with city-centre commutes clocking in at 15-25 minutes in off-peak conditions.
Bus: Feeder bus services along the main road connect residents to interchanges and neighbourhood nodes within 5-8 minutes.
Lifestyle and amenities
Residents are within comfortable reach of neighbourhood-scale F&B, grocery anchors (FairPrice, Cold Storage or Giant, depending on precinct), hawker centres, wet markets and places of worship. Educational catchments include primary schools and secondary schools within a 2 km radius under the MOE Phase 2C priority rules — a non-trivial factor for owner-occupier families.
Facilities programme
The facilities deck delivers the full city-fringe specification:
- 50 m lap swimming pool with sun deck and hydrotherapy pod
- Kids’ wading pool and splash garden
- Gymnasium with yoga deck and cardio studio
- Clubhouse with dining pavilion and function room
- Tennis court and outdoor fitness lawn
- Forest trail, edible garden, herb pavilion and tea garden
- Teppanyaki pavilion and BBQ alcoves (4 pods)
- Reading lounge, co-working pods and library nook
Floor plans — what to look for
When you review the stack-by-stack layouts, apply four lenses. First, usable footprint: how much of the sqft is actually bounded by walls you can furnish? Look for “bay window” allowances and air-conditioner ledges that inflate the strata count. Second, natural ventilation: corner units and dual-aspect layouts tend to command a 2-3% psf premium but outperform on resale liquidity. Third, kitchen layout: an enclosed kitchen with a yard is the Singapore family-buyer standard — open-plan layouts can struggle at resale. Fourth, bedroom privacy: bedrooms clustered around a common corridor are the gold standard; avoid walk-through arrangements.
Progressive payment schedule
For uncompleted Singapore private residential units, payment follows the statutory Normal Progressive Payment Scheme. The timeline below maps each stage to its approximate chronology for Lentoria:
Developer track record
TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture) brings demonstrable scale to Lentoria. The delivery history across comparable Singapore private residential projects shows consistent compliance with declared TOP timelines and a pattern of workmanship scores that sit comfortably within the BCA CONQUAS band for residential. This matters. On uncompleted units, your capital sits at work with the developer for 3-4 years; the credit-risk premium on a lesser-known developer can exceed any headline-psf discount.
Sustainability
The project is designed to BCA Green Mark standards, with emphasis on passive-design measures: facade U-values, operable sun-control devices, and cross-ventilated common corridors. Inverter split-system air-conditioners and LED lighting throughout the residential envelope help residents manage monthly utility bills. Rainwater harvesting for irrigation and drought-tolerant planting round out the landscape-side measures.
Investment outlook
For an owner-occupier, the question reduces to: “does this unit meet the household brief at a psf that does not embed a launch premium I cannot recoup?” For an investor, the hurdle is tougher — 60% ABSD on a foreign buyer’s second Singapore residential property (20% for Singapore-citizen second-property buyers) materially reduces leveraged returns. The realistic investment thesis for Lentoria therefore rests on three legs: (a) rental demand from the surrounding working population within 5-7 MRT stops, (b) durability of the tenure beyond the immediate 5-year MOP horizon, and (c) pricing discipline at entry — staying in the lower third of the psf band.
Completion timeline
TOP 31 December 2026 · VP 31 March 2027 (developer-stated). Buyers should budget for a defects-liability inspection window of 12 months post-VP, during which the developer is statutorily obliged to remedy defects. Practical tip: engage a defects-inspection specialist before moving in, rather than relying on your own walk-through. The report will typically run 80-140 items on a mid-sized condo.
Frequently asked questions
1. What tenure is Lentoria?
99-year leasehold 25 October 2022. Tenure directly affects CPF Ordinary Account usage and the decay curve on resale. Singapore buyers should refer to the Bala’s Table values to model the residual-lease discount at exit.
2. How many units and what is the mix?
267 units covering 1-Bedroom + Study, 2-Bedroom, 2-Bedroom + Study and larger layouts. See the unit-mix table above for indicative sizes and prices.
3. What is the price per square foot range?
S$2,030 – S$2,305 psf (launch weekend prices) at launch. Low-floor, less-favoured-facing units anchor the bottom; high-floor premium stacks set the ceiling.
4. When will Lentoria obtain Temporary Occupation Permit?
TOP 31 December 2026 · VP 31 March 2027 (developer-stated). Developer-declared dates carry a typical margin of ±3 months around the announced date.
5. Which MRT station is closest?
Lentor MRT (Thomson-East Coast Line) — approx. 380 m covered walk. The walking experience includes covered walkways where declared on the site plan.
6. What is the Additional Buyer’s Stamp Duty exposure?
ABSD rates at the time of writing: Singapore citizens 0% on first property, 20% on second, 30% on third and subsequent; Singapore PRs 5% first, 30% second; foreign buyers 60% on any Singapore residential purchase; entities 65%. Refer to the complete ABSD guide for worked examples and remission scenarios.
7. Can I use CPF to buy a unit at Lentoria?
Yes. CPF Ordinary Account funds are usable for downpayment and monthly servicing within the applicable Withdrawal Limit, subject to tenure and Valuation Limit mechanics. See our CPF for Property Purchase guide.
8. How much downpayment do I need on launch day?
5% cash on Option-to-Purchase (OTP) booking fee. An additional 15% (of which up to 15% can be CPF, balance cash) on exercise of OTP, bringing the total downpayment to 20% for a first-property buyer with a 75% maximum loan-to-value ratio. Stamp duties are additional.
9. How does the progressive payment scheme work?
Payments are drawn down as construction hits prescribed milestones. The timeline infographic above maps each stage; bank disbursements track the architect’s certificate of completion for each milestone.
10. What is the rental yield outlook?
Gross yield for city-fringe launches in D26 typically prints in the 2.8-3.6% band during the first 3 years post-TOP. See our Singapore Rental Yield Guide 2026 for a unit-size and district breakdown.
11. Can foreigners purchase at Lentoria?
Yes — condominium units are not restricted residential property under the Residential Property Act. Foreign buyers pay 60% ABSD on top of BSD. Landed property, by contrast, is restricted.
Related guides on LovelyHomes
- → ABSD Singapore — Complete Guide 2026
- → CPF Housing Grants Singapore 2026
- → OTP to Completion: Singapore condo purchase timeline 2026
- → Singapore Rental Yield Guide 2026
- → TDSR & MSR: How Much Can You Borrow in Singapore 2026
- → Freehold vs 99-year leasehold Singapore 2026
Disclaimer: This article is produced by the LovelyHomes editorial team for general information only. Prices, unit counts and timelines are drawn from the developer’s publicly issued price guide and factsheet at the date of writing, and are indicative only. Subsequent phases may be released at different prices. ABSD, BSD, CPF and MAS rules referenced here are current as at April 2026. No information on this page constitutes an offer, recommendation or advice to purchase any property. Buyers should obtain independent professional legal, tax and financial advice before entering any contract.
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