2022 is turning out to be quite the year for the property scene here in Singapore. On one hand we’ve had record-high prices for resale HDB flats that crossed the million-dollar mark, and on the other, crazy multi-million dollar transactions in the Good Class Bungalow (GCB) market. And somewhere in between, quite the number of executive and private condominiums being launched.
In case you haven’t heard, the latest news is that Lentor Modern, a 99-year leasehold private condominium, has just opened for public preview this weekend. We crunch the information and numbers available, and provide our take on how attractive the newest condo launch is.
Lentor Modern at a glance
Set to be completed by 2026, Lentor Modern is a 99-year leasehold condominium launched by developer GuocoLand, who has a very impressive portfolio of residential developments such as Midtown Modern, Leedon Residence, and Goodwood Residence. They won the tender for the 17,279.9sqm site after submitting the highest bid of around S$781M, which translates to about S$1,204 psf ppr.
For reference, this is slightly higher than the S$1,118 psf ppr of AMO Residence, which was another private condominium that was launched this year, and actually not too far away from where Lentor Modern will be.
Image credit: Lentor Modern
One value prospect of Lentor Modern that will certainly make it very attractive is that it will have direct access to the Lentor MRT station, which is part of the new Thomson-East Coast Line.
Image credit: Lentor Modern
The estate is slated to be a mixed-use development, with commercial spaces on the ground floor and residential units above them. There aren’t too many similar mixed-use developments here in Singapore; a couple that come to mind are Poiz Residences in Potong Pasir, Hillion Residences in Bukit Panjang, and Watertown, which sits on top of Waterway Point in Punggol.
The entire site will comprise 3 25-storey towers, and will have about 605 homes up for sale.
Attractive location in a new estate
Lentor Modern will be situated in the new Lentor Hills estate, which will be progressively developed over the next few years. If you’re unfamiliar with where Lentor is, it’s somewhat near to Yio Chu Kang and Ang Mo Kio, and in-between Yishun and Thomson. It’s also home to quite a number of older condos and landed homes, making it a fairly affluent neighbourhood.
Location-wise, we have to say that this is quite an attractive location, especially if you’ve always been wanting to stay in the District 20 area around Ang Mo Kio, Thomson, or Bishan. These are all very established estates, and so long-term value appreciation won’t be a problem when you eventually sell your unit.
The exact road name that the condo sits on is Lentor Central, which is just off the main Lentor Hills road. This is also where the showflat is located, if you’re keen to pay a visit.
Image adapted from: Google Maps
If you visit the site right now, you’ll see that construction is already underway right next to one of the exits of the existing Lentor MRT station.
Image adapted from: Google Maps
While amenities like retail and dining outlets are sparse in the area right now, this won’t be too much of a problem in the future. From what we know of the estimated 96,000sqft of retail space that will be integrated with Lentor Modern, the lineup will include a supermarket, childcare centre and other small retail and dining outlets.
Being next to the Lentor MRT station would mean that residents will find it a breeze to travel out to other places along the Thomson-East Coast Line, such as Woodlands, Upper Thomson, or even the Orchard belt.
This means you can easily pop by shopping malls like Causeway Point or Thomson Plaza for things like meals or groceries, or venture further to the main Orchard Road area for more in-depth retail therapy. The best part? You don’t even have to cross the road when you eventually get back to Lentor MRT, because the station will have an underground link to the condo.
For families, there are also a couple of established schools not too far away, such as CHIJ St Nicholas Girls’ School, Presbyterian High School and Anderson Serangoon Junior College. There’s also a community hospital nearby, but if you’re looking for more medical care then you’ll have to head to Khoo Teck Puat Hospital in Yishun.
If you drive, then getting around should be convenient enough, with the major SLE, TPE and CTE highways just about a 5-10 minute drive away. You can also utilise the long Yio Chu Kang Road to get to places like Buangkok, Hougang or Serangoon, or Upper Thomson Road.
Image credit: TheSmartLocal
If you’re a nature lover, then you’ll like staying at Lentor Modern because popular nature parks like Lower Peirce Reservoir, Thomson Nature Park and the ever popular TreeTop Walk are but a short bus-ride away.
Condo site plan
Image credit: Lentor Modern
Within the condo itself, it will feature the usual facilities like a tennis court, swimming pools, BBQ pits, function rooms, a gym, and other frills. You’ll also notice that unmarked grey box just next to the tennis court on the site map; cross referencing that to our earlier Google Maps Street View of the condo, that will likely be one of the exits of the existing Lentor MRT station.
Image credit: Lentor Modern
According to reports, one interesting feature of Lentor Modern is that the 14th floor of each residential tower will feature an air-conditioned lounge that residents can hang out and relax ikn. It will also have a few private pavilions which people can use for things like work calls or hot-desking, which is great if you’re in a hybrid working arrangement.
Units for sale
Now comes the all important aspect that prospective buyers would be most concerned about: what units are available, and how much will they cost?
Image credit: Lentor Modern
Overall, the 605 units available for sale will range from simple quaint 1-bedders to spacious 4-bedroom units. The breakdown of the various unit types and their indicative floor spaces are as follows:
- 1-bedroom: 527sqft
- 2-bedroom: 678-732sqft
- 3-bedroom: 969-1,130sqft
- 4-bedroom: 1,529sqft
We also now know that the launch price for units at Lentor Modern are pegged at S$1,880psf. This will mean that the 1-bedders will start from around $1.1M, 2-bedders from $1.4M, 3-bedders from $1.9M and 4-bedders from $2.9M. Price-wise, this is fairly similar to AMO Residence, which was launched at upwards of S$1,890psf.
Image credit: Lentor Modern
From what we know, the majority of units in Lentor Modern will be 2- and 3-bedroom units. All units except for the 1-bedders will also come with a ‘flex’ room, which is essentially just an additional space that the homeowners can use for things like a guest room, small study, or general play area for young kids.
Lentor Modern condo review
On the whole, Lentor Modern is shaping up to be quite a popular buy, especially for those looking to stay in a popular location while securing for themselves a decent profit. Because the Lentor Hills estate is slated for future development, you can expect property values to go up in the long run, especially once more amenities and other residential developments are built.
However, Lentor Modern should be the star highlight of the area, not only because it is the first mixed-use development in the area, but also because it will be the only residential development directly linked to the MRT station. Coupled with the ease of accessibility and connectivity of the overall Lentor estate, it is indeed a fantastic location for central living.
With all that being said, If your interest is piqued and you’d like to find out more about Lentor Modern, be sure to head down to their showflat.
Read our other condo articles:
Cover image adapted from: Lentor Modern, Google Maps
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