Lentor Modern Review

Lentor Modern is a new launch with excellent connectivity to the MRT Station and the first mixed development in the entire area. The prime plot of land was acquired by Guocoland Limited in July 2021 for an eye-watering bid of S$1,204psf per plot ratio compared to AMO Residence‘s bid of S$1,118psf per plot ratio.

To residents of Lentor landed enclave, the Government’s plan to develop the plot of nature greenery at their doorstep is a dismay to them. Still, on the other hand, it will undoubtedly bring about the convenience that comes with the project. 

The forested zone between Teacher’s Estate & Lentor Estate made way around 2016 to develop modern high rise condominiums. There are 5 plots of land earmarked for residential development in the current pipeline. Looking at the Masterplan, there should be at least another 7 more plots available for future expansion.

First Mover’s Advantage

Although Lentor Modern is not the first private residential project in the area, it is the latest development after The Calrose, which TOP in 2008 with the oldest Thomson Grove in 1984!

As a rule of thumb, it is always the best option to look for developments which are the first few in the area and not the last plot for a higher chance of capital appreciation. Lentor Modern is the first new launch in the area, with 11 other parcels of land in the pipeline. The significant advantage of Lentor Modern, it is a mixed development with direct connectivity to Lentor MRT Station (Thomson East Coast Line). Guocoland Limited had also cemented its dominance in the estate by clinching the adjacent Lentor Hills Road (Parcel A) and, in doing so, setting a precedence for future bidding prices.

High Park Transaction

High Park Residences was the first project in the vicinity. Parc Botannia has contributed to the higher resale value after its sale. However, the situation at High Park Residences is not a one-off case, and Lentor Modern will likely not be an exception. 

Location of Lentor Modern

The land parcel will comprise 3 blocks of 25 storey apartments with an early childhood development centre and commercial units (retail and supermarket) at the first storey. As the land parcel is located in a low rise estate and not close to any busy arterial road, residents will enjoy the tranquillity and peace in the neighbourhood.

URA Site Plans

Based on the diagram, 3 blocks of the apartment will likely have a Northeast-Southwest Direction with a 30m wide building spacing. Apartments facing the Northeast direction need not worry about being blocked by other projects in the foreseeable future as it is all landed enclave. However, it will likely be an issue for apartments facing the South or Southwest direction. It remains to be seen when Government will release the land parcel for bidding.

Amenities Around Lentor Modern


Lentor Modern is located within a mature town. There are several renowned schools within a short distance away. According to OneMap, CHIJ St Nicholas Girls’ School, Anderson Primary School & Mayflower Primary School are within a 1KM radius. Secondary & post-secondary school options range from Anderson Secondary School (furthest at 2.2KM), Presbyterian High School, Yio Chu Kang Secondary School, Anderson Serangoon Junior College and Nanyang Polytechnic. 

An Early Childhood Development Centre is located within Lentor Modern to provide families with young children another avenue to grow and learn while parents are occupied at work.

Public Transportation

The most significant advantage will be the direct connectivity to the Lentor MRT Station (Thomson East Coast Line), which links Woodlands to Marina Parade. The convenience of an MRT Station at the doorstep negates the need to own private transport. In addition, bus stops are right in front of the project, likely transversing between Yio Chu Kang & Ang Mo Kio estate.

A short 6-minute drive from Lentor Modern will link drivers to either Seletar Expressway (SLE), Central Expressway (CTE) or the upcoming North-South Corridor (NSC). After all the projects are developed, will there be a traffic bottleneck in and out of Lentor estate?

Daily Necessities

The most significant advantage is the direct access to the 86,123 ft² of retail space, including a 10,765 ft² supermarket on the first storey. About 670m away, Ang Mo Kio 628 Market & Food Centre, together with other brick and mortar stores, provides another excellent avenue for shopping for fresh groceries, dining options and daily necessities. At the point of writing this article, there is no announcement on which organisation will be running the supermarket in the mall. Hopefully, it’s establishment such as NTUC or Cold Storage.

The excellent connectivity via MRT Stations further adds to the plentiful options like Mayflower Market & Food Centre, Causeway Point, Thomson Plaza, Bistros along Upper Thomson Road and Orchard Shopping Belt!

Fitness Enthusiasts & Nature Lovers

A new Hillock Park & Linear Park will run parallel to Teachers’ Housing Estate linking Thomson Nature Park, Lower Peirce Reservoir & Upper Peirce Reservoir. The proximity to nature parks is probably the biggest draw of living in Lentor Modern compared to living in a town setup.

About 1.2km away, Yio Chu Kang Stadium & Sports Complex provide options like Gym, Badminton, and Swimming that cater to all exercise regime. 

Nearby Transactions

ProjectsSize (From)PSFSize (To)PSF
Bullion Park*807ft²$1472psf1238ft²$1325psf
The Calrose*926ft²$1569psf1238ft²$1549psf
Thomson Grove*1485ft²$1212psf
Far Horizon Garden1195ft²$883psf
Seasons Park1249ft²$1025psf1647ft²$880psf
Castle Green947ft²$1008psf1174ft²$1117psf
* Freehold Projects

The biggest question in all buyers’ minds is whether Lentor Modern is worth the price, likely in the S$1,900psf – S$2,200psf range. The recent transactions indicated an average of S$1,425pf for freehold condominiums and S$983 for leasehold condominiums within a 1KM radius.

There has been no new launch in the area for 17 years on a fair note. The change reflected in the URA Masterplan to redevelop the site came about only in 2014 and was further improvised in 2019. As a result, demand for the area only comes from buyers who genuinely appreciate the estate’s tranquillity.

Will There Be Potential?

The new parcels of land will bring new potential to the estate. There may be renewed interest and higher resale prices for the condominiums in the area. Investors may be looking at older condominiums nearby for enbloc potentials or freehold condominiums for their rare tenure and spacious layout.

Regardless, it is certain that Lentor Modern has set a new benchmark in the neighbourhood.

Being surrounded by 3 landed enclaves, there is massive potential from buyers staying in the area to invest in Lentor Modern for their children or as a retirement property. In addition, owners cashing out from older condominiums nearby may likely invest in an estate they have grown used to for years.

Being the first new launch in the redeveloped Lentor estate gives Lentor Modern a significant advantage over others to come. It is a mixed development with the latest modern facility, and direct connectivity to an MRT Station is a bonus.

Which Facing May Be The Best?

Due to the layout of Lentor Modern, there are roads along the entire perimeter. Undoubtedly, it may generate some road noise with increased usage once the whole neighbourhood is developed. 

Units facing North (Lentor landed enclave) will likely enjoy the best view of the area and probably the view of Lower Seletar Reservoir for those on higher floors. Units to the south are likely facing the next parcel; hence there may be no advantage for high floor units. These units will likely be sold at lower pricing than units facing the North.

Lentor Modern will open the showflat around July/August 2022. With 605 units ranging from 1 bedroom to 4 bedrooms, it will be the 2nd largest condominium after Castle Green for now.

If you are keen to visit the showflat when it is open, be sure to leave your contacts in the form at the bottom of the page.

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