ALL Lentor New Launches & GLS sites

[De SantaClaus]

Consolidated Thread to discuss all the Lentor sites since there are so many

Land Sold to developer - 2471 units

1) Lentor Modern by Guocoland - 605 units - Land cost 1204 psf ppr, Mixed development.
2) Lentor Hills (Parcel A) by HL/Guocoland/TID - 598 units - Land cost 1060 psf ppr
3) Lentor Hills (Parcel B) by TID - 265 Units - Land cost 1152 psf ppr
4) Lentor Central by China Comm Construction/Soilbuild/Yanlord - 470 units - Land cost 1108 psf ppr
5) Lentor Gardens by Guocoland/Intrepid - 533 units - Land cost 985 psf ppr

Pending GLS Tender - 975 units

1) Lentor Central - Confirmed List - 475 units
2) Lentor Gardens - Reserve List - 500 units

Future GLS (not yet announced) - Potentially 900 units
1) Lentor Central plot with plot ratio 2.8 - Approx 550 units
2) Lentor Gardens plot with plot ratio 1.4 - Approx 300 units
3) Lentor Gardens plot with plot ratio 1.4 - Approx 250 units

We are seeing a potential supply of 4300 units, with most developments completed between 2026 to 2028. This is unprecedented in recent years.

Will this mean we may get a few 'cheaper launches' as developers need to sell all units within 5 years ? How will such a huge supply impact near term capital gains potential ? Will nearby new launches such as Amo face a lot more competition in the future ?

Feel free to discuss & share your views !

 

[Rxgn]

i see liao also blur, dont know which project is at where.

TOO MANY

indeed its interesting and exciting to see how LENTOR pans out.

 

[ktyandkyc]

Depend on whether soilbuild can sabo Hong Leong or not, they are quite stuck can't price high. For the rest, at the mercy of Hong Leong but no one knows for resale markets

 

[moneyspinner]

Consolidated Thread to discuss all the Lentor sites since there are so many

Land Sold to developer - 2471 units

1) Lentor Modern by Guocoland - 605 units - Land cost 1204 psf ppr, Mixed development.
2) Lentor Hills (Parcel A) by HL/Guocoland/TID - 598 units - Land cost 1060 psf ppr
3) Lentor Hills (Parcel B) by TID - 265 Units - Land cost 1152 psf ppr
4) Lentor Central by China Comm Construction/Soilbuild/Yanlord - 470 units - Land cost 1108 psf ppr
5) Lentor Gardens by Guocoland/Intrepid - 533 units - Land cost 985 psf ppr

Pending GLS Tender - 975 units

1) Lentor Central - Confirmed List - 475 units
2) Lentor Gardens - Reserve List - 500 units

Future GLS (not yet announced) - Potentially 900 units
1) Lentor Central plot with plot ratio 2.8 - Approx 550 units
2) Lentor Gardens plot with plot ratio 1.4 - Approx 300 units
3) Lentor Gardens plot with plot ratio 1.4 - Approx 250 units

We are seeing a potential supply of 4300 units, with most developments completed between 2026 to 2028. This is unprecedented in recent years.

Will this mean we may get a few 'cheaper launches' as developers need to sell all units within 5 years ? How will such a huge supply impact near term capital gains potential ? Will nearby new launches such as Amo face a lot more competition in the future ?

Feel free to discuss & share your views !

Can forget about Lentor for now. Simply too much supply for such an ulu location!

 

[ktyandkyc]

Can forget about Lentor for now. Simply too much supply for such an ulu location!

The Lentor modern quite jialat..too much supply is not an issue if land price is increasing.... But apparently not sigh

 

[RobertoCarrot]

The Lentor modern quite jialat..too much supply is not an issue if land price is increasing.... But apparently not sigh

Those who bought LM last year should have anticipated this and shouldn’t come as a surprise to them. Plus It was a seller’s market last year, supply shortage year. Thus, LM translating to 75% sales on first day may not project an accurate picture of high demand there last year. The real stress test for the future demand and sustainability of the upcoming price there is just starting from this year onwards.

 

[ktyandkyc]

Those who bought LM last year should have anticipated this and shouldn’t come as a surprise to them. Plus It was a seller’s market last year, supply shortage year. Thus, LM translating to 75% sales on first day may not project an accurate picture of high demand there last year. The real stress test for the future demand and sustainability of the upcoming price there is just starting from this year onwards.

Today Tembusu manage not bad result still. The issue with LM is they not only faced huge supply, they are not one km to St Nic but the vast majority of other Lentor are.

 

[RobertoCarrot]

Today Tembusu manage not bad result still. The issue with LM is they not only faced huge supply, they are not one km to St Nic but the vast majority of other Lentor are.

D15 is always quite sought after by many, esp projects with decent land size. When tembusu grand left units that hit 2.5kpsf, I decided it is not worth clinging on it. There’s still continuum and Dunman grand to ssrr.

 

[ktyandkyc]

D15 is always quite sought after by many, esp projects with decent land size. When tembusu grand left units that hit 2.5kpsf, I decided it is not worth clinging on it. There’s still continuum and Dunman grand to ssrr.

Though ought to be discussed at Tembusu thread, which are the ones hitting 2.5k psf? I only see 3BR and I think the higher floors stack 6 and 11 (east most side of the project) probably hit 2.5K, lower floor still 23xd but livable ones 24xx

 

[ktyandkyc]

D15 is always quite sought after by many, esp projects with decent land size. When tembusu grand left units that hit 2.5kpsf, I decided it is not worth clinging on it. There’s still continuum and Dunman grand to ssrr.

Anyway did u ballot?

 

[De SantaClaus]

Panorama (TOP 2019) is only 1km away from Lentor Hills. In the past year, there were:

4 Transactions above 2,000psf
8 Transactions above 1,900psf

Prices above includes a mix 1,2,3 and 4 bedders. Panorama would be 8 years old when Lentor Hills is completed.

Panorama would have been a perfect resale benchmark, except for the fact that ALL the Lentor new launches & Amo would be using Panorama as the resale benchmark.

With all these new launches completing in the next 3 to 5 years, it is possible that Panorama prices may not be sustainable. It is also possible that Panorama prices is currently 'inflated' because it is the only <5y condo in the whole of AMK & Lentor.

I also question that effectiveness of the 1km to St Nic as a selling point. WIth so many units competing for limited St Nic slots, the 'value' of this within 1km is diminished since there would be so many ppl competing for so few slots. Plus theres no guarantee that the 1km balloting category would remain in the long term.

Let's see how buyers respond

 

[ktyandkyc]

Panorama (TOP 2019) is only 1km away from Lentor Hills. In the past year, there were:

4 Transactions above 2,000psf
8 Transactions above 1,900psf

Prices above includes a mix 1,2,3 and 4 bedders. Panorama would be 8 years old when Lentor Hills is completed.

Panorama would have been a perfect resale benchmark, except for the fact that ALL the Lentor new launches & Amo would be using Panorama as the resale benchmark.

With all these new launches completing in the next 3 to 5 years, it is possible that Panorama prices may not be sustainable. It is also possible that Panorama prices is currently 'inflated' because it is the only <5y condo in the whole of AMK & Lentor.

I also question that effectiveness of the 1km to St Nic as a selling point. WIth so many units competing for limited St Nic slots, the 'value' of this within 1km is diminished since there would be so many ppl competing for so few slots. Plus theres no guarantee that the 1km balloting category would remain in the long term.

Let's see how buyers respond

Rly envy the paranorma buyers they prob laugh until stomach pain to the bank given the market now... from Lentor, the backup is Anderson Pri, mildly oversub but must understand if they do try St Nic, the chance of Anderson is effectively gone. The remaining pri schs are no point

 

[De SantaClaus]

Rly envy the paranorma buyers they prob laugh until stomach pain to the bank given the market now... from Lentor, the backup is Anderson Pri, mildly oversub but must understand if they do try St Nic, the chance of Anderson is effectively gone. The remaining pri schs are no point

Panorama struggled to move units at launch. Many lamented the lack of amenities and accessibility back then, compared to Centro. Some even said - “Why buy Panorama when Centro is at similar price ?”

Congrats to those who defied popular opinion back then and they totally deserve the capital gains ! And outperformed Centro

 

[ThinkCarefully]

The Lentor modern quite jialat..too much supply is not an issue if land price is increasing.... But apparently not sigh

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the Lentor oversupply will be very obvious. They are going to launch no 2 and no 3 soon.
There are still 2 gls plots ( let’s call plot 6 and 7) . Plot 5 is already about 20% cheaper than LM land bid.

buyers are expecting subsequent launches in Lentor to be lower prices than LM, let’s see… think will be interesting since one plot was bought by soilbuild

if they can drop prices by 10-20% as compared to LM, there may be those who may bite…

(imagine LM buyers see their neighbours buying newer and cheaper new launch as time goes by…)

Still remember LM being the butt of jokes…
That Lentor Ulu wants to set the benchmark as the most expensive OCR in Singapore…2xxx psf

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[ThinkCarefully]

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https://www.edgeprop.sg/amp/propert...te-launched-sale-lentor-gardens-site-released
2 more Lentor sites just released.
Think other developers should come in and bid 9xx psf… think quite a safe price if sell 17xx to 18xx psf to be able to sell out.

Of course people who paid above 2xxx psf (one even paid 25xx psf) for Lentor project need to wait long long long to see the light of day given the influx

Eric say gua gua gua

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[gonewiththesmart]

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2 more Lentor sites released.
Think other developers should come in and bid 9xx psf… think quite a safe price if sell 17xx to 18xx psf to be able to sell out.

Of course people who paid above 2xxx psf (one even paid 25xx psf) for Lentor project need to wait long long long to see the light of day given the influx

Eric say gua gua gua

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Already included in TS data.

 

[wanker88]

With 5 sites sold and another to be sold in September, the whole area is going to be super crammed in 5 years when all 6 projects are done. 3000 units translates to about 10,000 residents and probably about 1500 cars driving in and out that area.... it's going to be crazy.

 

[ktyandkyc]

That could have a knock on effect on other ocr, and by extension the remaining market. Rmb Lentor was heavily compared to Bedok when Sky Eden was launched and honestly thought Lentor was overvalued already.

 

[moneyspinner]

The government is going to flood Lentor with private condo.. Its an area in Singapore which has yet to be devloped. So there's a lot of empty land there. Those who bought LM earlier on jialat!

 

[RobertoCarrot]

That could have a knock on effect on other ocr, and by extension the remaining market. Rmb Lentor was heavily compared to Bedok when Sky Eden was launched and honestly thought Lentor was overvalued already.

Exciting year this year for sure. The upcoming land bid price for other OCR will be a good indicator. I want to see whether the other OCR still can launch at 2kpsf or not