Lentoria Review — Lentor · D26
PI Score: 78/100 — Solid Choice!
Is Lentoria a good buy?
PI Score rates Lentoria 78/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2028
- Units: 267
- Developer: TID (Hong Leong × Mitsui)
- Avg PSF: ~$2,121 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,260 psf
What works in its favour
- Both anchors locked in: 945m to CHIJ ST. NICHOLAS GIRLS' SCHOOL [SAP·Autonomous·IP] and 351m (~4-min walk) to Lentor MRT (Exit 5). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — CHIJ ST. NICHOLAS GIRLS' SCHOOL: CHIJ ST. NICHOLAS GIRLS' SCHOOL is SAP · Autonomous · IP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Sensible price gap: Launch PSF only +7% above local resale benchmark. Headroom for capital appreciation intact.
- Estimated gross yield: 5.5%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
What to watch out for
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 0/100 — only 0.0% annual turnover (0 resales/12mo). Thin secondary-market activity; exits can be slow.
- 5 new launches competing in D26 · Upper Thomson / Springleaf: 5 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Lentoria suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Boutique project alert! Equity trap risk — your future buyer pool damn narrow leh.
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