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Lentor Modern Review

First and only integrated development in Lentor (from $1,880 psf)

19 Sep 2022 · 41 min read · by Faruq Senin

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Lentor Modern

location pin

Sale PSF Range

From $1,880 psf (indicative)

District

D26 - Mandai / Upper Thomson

Nearest MRT

Lentor MRT

No. of units

605

TOP date

2026

Tenure

99 Years

by GLL D Pte. Ltd. (GuocoLand)

View more project details

At a glance

Location

  • Directly linked to Lentor MRT station and a mixed-use development
  • Lentor Modern is the first new launch condo in the future Lentor Hills Estate

Unit Mix

Total: 605

  • 1-bedroom - 63
  • 2-bedroom - 231
  • 3-bedroom - 248
  • 4-bedroom - 63

Unit Layout

  • 2-bedroom units have an efficient layout
  • 2, 3 and 4-bedroom units come with a Flex Room to suit any purpose
  • 3-bedroom units have a wide variety of unit configurations to suit different lifestyles

Price

Starts from S$1,880 psf

  • 1-bedroom: from S$1.088 million
  • 2-bedroom: from S$1.388 million
  • 3-bedroom: from S$1.878 million
  • 4-bedroom: from S$2.918 million

Appreciation value

  • Lots of appreciation potential as it's the first and only integrated and mixed-use development in the Lentor area
  • Direct link to Lentor MRT will strengthen the value of Lentor Modern

Facilities

  • Facilities are part of an interesting landscape design concept based on the idea of a freshwater stream
  • There are four swimming pools to suit different demographics and a tennis court
  • Sky Club on level 14 allows residents to enjoy unblocked views of Lentor landed estate

19 September 2022 Update: Lentor Modern has sold 84% of its units (508 out of 605) during its launch weekend on 16 and 17 September 2022. Prices of units sold ranged from S$1,856 psf to S$2,538 psf. All 63 1-bedroom units and 231 2-bedroom units have been fully sold. More than 73% of its 3-bedroom units and more than 50% of its 4-bedroom units have also been snapped up.

According to GuocoLand, 92% of total buyers were Singaporeans, while the remaining 8% were foreigners and PRs. Buyers were mainly owner-occupiers, and a bulk of them were upgraders.

___

Lentor Modern is a new launch condominium in the Lentor neighbourhood which launched for sales bookings on 16 September 2022. Set to TOP in 2026, Lentor Modern is estimated to have 605 units across 1 to 4-bedroom apartments. 

The project’s developer is GuocoLand which won the tender for the 99-year leasehold Lentor Central GLS site with a land price of S$784.1 million (S$1,204 psf per plot ratio). Lentor Modern will be a mixed-use development and integrated with Lentor MRT on the Thomson-East Coast line (TEL). It will comprise three 25-storey towers. 

lentor modern facade artist's impression

Image source: GuocoLand

Lentor Modern's starting prices are from S$1,880 psf. In terms of quantum, 1-bedroom units start from S$1.088 million; 2-bedroom units start from S$1.388 million; 3-bedroom units start from S$1.878 million and 4-bedroom units start from S$2.918 million.

GuocoLand is a premier regional developer, with operations in Singapore, Malaysia, China and Vietnam. Lentor Modern is the latest of GuocoLand's "Modern" series which includes Midtown Modern and Martin Modern, launched in 2021 and 2017 respectively. According to the developer, the "Modern" series is characterised by its timeless and classic architecture as well as an emphasis on accessibility to nature. Its layouts are also known to be efficient and adaptable and support living, working and entertaining at home.

With Lentor Modern, GuocoLand hopes to leverage its expertise in mixed-use developments at Guoco Tower and Guoco Midtown to transform the Lentor neighbourhood into an "upscale and attractive residential and lifestyle destination." This is boosted by its connectivity to Lentor MRT station on the Thomson-East Coast Line (TEL) and the convenience of having an integrated mall.

As Lentor is currently a very quiet neighbourhood, GuocoLand's vision is certainly very exciting and we are looking forward to see how Lentor Modern will play a part in this transformation.

If you’re interested in living in the Ang Mo Kio and Lentor neighbourhoods, read on for our review of Lentor Modern. We’ll be analysing its unit layouts, stack analysis and facilities, location, amenities nearby and prices as well as looking at its appreciation potential. 

P.S. Lentor Modern's showflat is still open. Click “Enquire Now” to find out more about the project and view the showflat.

Quick facts about Lentor Modern

1. The first new launch condo in the Lentor area under the government land sale (GLS)

Lentor Modern is the first new launch condominium in the Lentor neighbourhood under the GLS programme. Its land site, the Lentor Central GLS, was sold to GuocoLand in July 2021. Lentor Modern will also be the first private condominium launch in the Lentor neighbourhood in more than two decades.

There will be five more new launch condos in the Lentor neighbourhood. Lentor Hills Residences was awarded to GuocoLand, Intrepid Investments and TID Residential in January 2022. 

Another site at Lentor Central and a site at Lentor Hills Road (Parcel B) are open for tender, and applications will close on 13 September 2022. The other two sites are Lentor Gardens and a third Lentor Central site, which are on the H2 2022 confirmed list and reserved list, respectively. 

Altogether, the Lentor condos will collectively yield about 3,000 new units.

2. Lentor Modern will be the first and only integrated and mixed-use development in Lentor

Apart from its integration with Lentor MRT station, Lentor Modern’s residents can enjoy 96,000 sq ft of commercial, retail spaces and F&B options. There will be around 50 shops which include cafes, restaurants, clinics and more. For grocery shopping needs, there will be a 12,000 sq ft supermarket, and for those with young children, there will be a 10,000 sq ft childcare centre.

lentor modern mrt

According to GuocoLand, it will take less than one minute to head down to the Lentor Modern mall from their home. They term this the "One Lift Ride Lifestyle", where residents will be one lift ride away from everything. This includes direct connection to the MRT, F&B, retail, supermarket and other amenities.

lentor modern showflat model

Lentor Modern will join other integrated and mixed-use developments which have been launched in the past year, including Piccadilly Grand and Canninghill Piers. Other mixed-use developments that are coming up include Sky [email protected] and Sceneca Residence, both in the east.  

As the first and only integrated mixed-use development in the area, Lentor Modern will be at the forefront of Lentor's transformation from a quiet neighbourhood to a bustling spot.

3. Views of Lentor landed property enclave 

When completed, half of Lentor Modern will have unblocked views of the Lentor landed housing enclave towards the east. The other side will face the other new launch condos.

artist impression view from Lentor Modern

Artist's impression view of Lentor landed estate from Lentor Modern (Image source: GuocoLand)

The higher floors might also be able to enjoy views of the Lower Seletar Reservoir in neighbouring Yishun. 

4. Close proximity to reputable schools in the Ang Mo Kio estate

Lentor Modern is a great option for young families as it is near reputable schools in the Ang Mo Kio estate. This includes Anderson Primary within a 1km radius and CHIJ St. Nicholas Girls Primary, Mayflower Primary and Ang Mo Kio Primary within a 2km radius. 

Other reputable schools in the vicinity include Presbyterian High School, Serangoon Anderson Junior College and Anderson Secondary School.

Review of unit layouts and floor plans at Lentor Modern

Lentor Modern Showflat: 2-Bedroom + Flex - Type B2, 732 sq ft (68 sqm)

Total no. of units:

  • 147

Who is it suited for:

  • Smaller families
  • Young couples
  • Tenants

lentor modern 2 bedroom type B2 unit layout

Lentor Modern's 2-Bedroom + Flex (Type B2) floor plan (732 sq ft, 68 sqm)

2-bedroom units make up 38.2% of all units at Lentor Modern. The type B2 2-Bedroom + Flex is the larger of two 2-bedroom unit types at Lentor Modern. The type B1 2-Bedroom + Flex unit has a size of 678 sq ft (63 sqm) and one bathroom instead of two bathrooms. Both 2-bedroom unit types have an efficient dumbbell layout where the bedrooms are on opposite sides of the unit.

All 2, 3 and 4-bedroom units at Lentor Modern also come with a Flex Room which serves as a flexible space for a variety of uses. Residents are free to turn this room into anything they wish to. We'll elaborate more about the Flex Room below.

Living and dining area

lentor modern 2 bedroom living dining area

The living and dining area has a size of 205 sq ft (19 sqm) which is a standard size for a 2-Bedroom unit. The dumbbell layout is popular with buyers as there's no wasted space.

Besides being an efficient layout for families, this is also suitable for tenants as the rooms and bathrooms are on opposite sides. This way, they will have their own space on each side of the unit without encroaching into each other's personal space.

lentor modern living area

The living area can sit up to a four-seater sofa. There's also a 2.8m width which is the average for new launches, so it's a comfortable length between the sofa and the TV.

What we appreciate here is that the ID didn't place any mirrors in the showflat so it's easier for you to get a sense of the actual size of the unit without any distractions.

One bonus provision in Lentor Modern is the curtain pelmet in every room. This makes it less of a hassle for residents to install their own curtains.

lentor modern 2 bedroom balcony

At 49.5 sq ft (4.6 sqm), the balcony is also a pretty standard size so you can possibly fit a two-seater small table for outdoor dining. In terms of views, there are several stacks of 2-bedroom units facing the Lentor landed housing estate and there are also stacks facing the upcoming Lentor Central GLS sites.

lentor modern 2 bedroom unit dining room

The dining area in the 2-bedroom unit can comfortably fit a four-seater table but one thing to note here is that the ID has installed built-in benches against the wall. If you choose this arrangement, there will definitely be more walkway space from the entrance of the unit to the living area. However, if you're going with the conventional chairs and dining table, you'll need to factor in more space between the wall and dining chairs.

There's also enough room if you prefer to have a six-seater table but of course, doing this will leave you less walkway space.

Kitchen

lentor modern 2 bedroom unit entrance

The kitchen is located to the left of the entrance, followed by the flex room after. Every unit comes with a storage space as you enter where you can keep your footwear and other items. The distribution board is also hidden in this storage space.

lentor modern 2 bedroom unit kitchen

With a size of 89 sq ft (8.3 sqm), the kitchen is decently-sized and has a U-shape which is very practical. This way, two people can be in the kitchen at the same time without disrupting each other's space - one cooking and the other at the washing area.

There's also plenty of space in the upper and lower kitchen cabinets. What's great is that lights and hot water supply are also included in the provisions which is very rare.

lentor modern 2 bedroom kitchen

Another thing we love about the kitchen is that there are small windows for natural ventilation which is uncommon for 2-bedroom units. The kitchen is also enclosable so it's perfect for families who intend to cook more often. However, as with most 2-bedroom units, an induction hob and cooker hood are given instead of a gas hob and cooker hood.

All kitchen appliances are by Italian brand Smeg, which are known for its high-quality products. These also include a built-in convection oven, fridge and a washer-dryer.

lentor modern 2 bedroom broom closet

Another thoughtful provision in the kitchen is a broom closet where residents can keep their cleaning equipment. 2-bedroom units usually don't have a household shelter, so this serves as a great storage space for residents.

Flex Room

The flex room is one of the highlights of Lentor Modern as it is designed to suit a variety of different needs. With a size of 36.6 sq ft (3.4 sqm), the flex room can fit a single bed. All of them also come with a window. You can turn it into an additional bedroom or a helper's room if you wish to.

lentor modern 2 bedroom unit flex room

In the 2-bedroom showflat, the ID has turned the flex room into a baking studio, which also feels like it's an extension of the kitchen. For residents who are more into cooking or baking, this could be an idea you might want to take up. Otherwise, the room can also be a nursery, playroom, a study room or anything else you envision it to be.

Having a flexi-room is a breath of fresh air as many new launches usually provide a study area instead. With changing habits since the pandemic, buyers might choose to spend more time at home and this gives them additional space and the freedom to do whatever they want with it.

This is also a trend we've seen in other new launches like Baywind Residences in Telok Kurau and enchanté in Newton.

Master bedroom

lentor modern 2 bedroom unit master bedroom

The combined space of the master bedroom and master bathroom is 174.4 sq ft (16.2 sqm), which is an adequate size. The room comfortably fits a queen-sized bed and side tables.

There are full-length windows too, which are standard provisions for new launches these days. This will definitely help in bringing more light into the bedroom, making it seem more spacious.

lentor modern 2 bedroom master bedroom

With a queen-sized bed, you'll get sufficient walkway space around the edges of the bed. You could also fit a king-sized bed if you wish to, but you might have to push the bed against the window to have more walkway space.

The wardrobes are floor-to-ceiling, so there's enough storage space for two. The built-in lights are also an added convenience as you won't need to switch on the main bedroom lights. In situations where you and your partner come home late or need to leave in the early mornings, you won't have to disrupt your partner's sleep.

lentor modern 2 bedroom unit master bathroom

The master bathroom itself has a size of 56 sq ft (5.2 sqm) which is slightly larger than average. We like that it's fitted with darker marble-like porcelain tiles and it's a luxurious look which we usually only see in larger units.

What's great is that there's plenty of storage cabinet behind the vanity mirrors, including the side mirrors. You can keep a clutter-free bathroom by storing your toiletries in the cabinets.

Other provisions are a rain shower and a hand bidet spray by Schell, which is a functional addition to the bathroom. Other sanitary wares are by European luxury brands, Roca and Hansgrohe.

Common bedroom

lentor modern 2 bedroom unit common bedroom

The common bedroom has a size of 93.6 sq ft (8.7 sqm) which is the standard size. The wardrobe here also comes with built-in lights which is comparable to the master bedroom. One thing to note is that the windows are only half-length as it's blocked by the A/C ledge.

In the showflat, the ID has installed a double-decker bed. For young families with two children, this could be an arrangement that you might find useful. With the flex room as an additional space, the 2-bedroom unit could also be comfortable for a family of four if the kids are still young.

lentor modern 2 bedroom unit shared bathroom

The shared bathroom is slightly smaller than the master bathroom but it's still adequately sized. What we like here is that there's a window for natural ventilation. Not many shared bathrooms have windows so this is certainly a luxury to have. Other provisions like the bidet, a wall-hung water closet and vanity mirrors are similar to the master bathroom except for the rain shower.

One thing to note is that the entrance to the shared bathroom is only via the dining area. What we'd love to have seen here is a jack-and-jill layout where the shared bathroom can be accessed via both the common bedroom and the communal areas. Having this layout would also make it more attractive for tenants.

Lentor Modern Showflat: 3-Bedroom + Flex - Type C4, 1,109 sq ft (103 sqm)

Total no. of units:

  • 61

Who is it suited for:

  • Families with two or three children
  • Mid-sized families (5-6 people)

lentor modern 3 bedroom unit floor plan

3-bedroom units are the predominant unit types at Lentor Modern as they make up 41% of all units.

There are six types of layouts for Lentor Modern's 3-bedroom units, with sizes ranging from 969 sq ft (90 sqm) to 1,130 sq ft (105 sqm). Type C4 is the second largest unit type. Types C4 to C6 come with a yard space and household shelter while types C1 to C3 don't have them.

Entrance and corridor

lentor modern 3 bedroom unit corridor

The 3-bedroom unit opens up to a sizeable corridor and you'll find a nicely-sized cabinet to the right of the entrance. Not all new launches provide such generous storage at the entrance so this is a plus point. There's also a display shelf for you to place your footwear so that you can air them before storing them in the cabinet.

lentor modern 3 bedroom unit corridor

If you need to add more storage, you can also consider placing more display shelves along the corridor to the kitchen and living/dining areas.

Kitchen

lentor modern 3 bedroom kitchen

The kitchen and yard area have a combined area of 107.6 sq ft (10 sqm) which is a comfortable size. As 3-bedroom units are meant for slightly larger families than 2-bedroom units, there's space for at least three family members to be in the kitchen doing various chores.

lentor modern 3 bedroom kitchen

Families in 3-bedroom units will most likely cook more frequently and thus, a gas hob and cooker hood is given, together with the built-in convection oven. All of these are by Italian brand, Smeg. Once again, the kitchen cabinets come with lights, so you won't need to worry about installing them.

lentor modern 3 bedroom unit broom closet

Like the 2-bedroom unit, there's also a broom closet here, complete with ample storage to keep your cleaning items.

lentor modern 3 bedroom unit yard area

What's great is that the yard has a window for natural ventilation especially if you intend to cook a lot. Since the kitchen is also enclosable, you won't have to worry about cooking smell throughout the unit.

Here's where you'd also find the washer-dryer (by Smeg) and a cabinet and shelves for even more storage.

The WC is located opposite the washer-dryer area.

lentor modern household shelter

Next, you have the household shelter which can be accessed from the kitchen. It has a standard size of 43 sq ft (4 sqm).

Living and dining areas

lentor modern 3 bedroom unit living room

The combined size of the living and dining areas is 327.2 sq ft (30.4 sqm). This is larger than the average 3-bedroom unit but more compact when compared to 3-bedroom premium units or those with a study room in other developments. However, it's still a comfortable communal area which doesn't feel too cramped.

lentor modern 3 bedroom unit living area

The living area has a width of 3m which is the same as other 3-bedroom units we've seen. However, the ID has managed to place an L-shaped sofa and even then, it doesn't affect the walkway space from the living area to the balcony. This might be because the TV is mounted on the wall and there's only a slim side shelf. Most other showflats would try to showcase a bulkier TV console.

lentor modern 3 bedroom unit living room

If you're planning to place a regular couch instead of an L-shaped one, the living area will feel a lot roomier. However, one thing to note is that the ID did not put any coffee table. So, if you're planning to have one, we suggest getting a small and low table so that the living area will still feel spacious.

lentor modern 3 bedroom unit balcony lentor modern 3 bedroom unit balcony

The balcony in the 3-bedroom unit has a size of 64.6 sq ft (6 sqm) which is just slightly larger than the one in the 2-bedroom unit. It's a sufficient size for a couple of outdoor seating, or you can also turn it into a small exercise area if you wish to.

lentor modern 3 bedroom unit dining area

The dining area is able to fit a six-seater table, which is more than enough for the number of people that are expected to live in the unit. The ID has pushed the table against the wall to give more room for the walkway to the kitchen. If you wish to place the dining table away from the wall, it will mean less walkway space.

lentor modern 3 bedroom corridor

As you'd notice in the showflat, the corridor to the bedrooms has the same timber flooring as the bedrooms. This way, you can enclose your whole bedroom area by adding a door at the entrance of the corridor. This is an option for all 3 and 4-bedroom units.

This is something we rarely see in other developments but it's great for buyers who value their privacy and prefer to separate the communal areas from their sleeping areas.

Master bedroom

lentor modern 3 bedroom unit master bedroom

The master bedroom and master bathroom have a combined size of 201.3 sq ft (18.7 sqm). The master bedroom alone is 146.4 sq ft (13.6 sqm) which is adequate enough to fit a king-sized bed and a dressing table beside it. Only a few new launches are able to do the latter, so it's certainly a refreshing sight.

lentor modern 3 bedroom unit master bedroom

However, if you're placing the dresser beside the bed as such, you'd have less space to move in front of the wardrobe. An alternative you might want to consider is placing the dressing table in front of the bed. If you're doing so, you'll need to find one that fits the space in front of the bed perfectly without blocking the walkway space in front of the bed too much.

lentor modern 3 bedroom master bathroom

The master bathroom has similar provisions to the one in the 2-bedroom unit such as a rain shower, vanity mirrors with cabinet storage and a bidet spray. But what we love about this one is that there's a window for natural ventilation.

Flex Room

Unlike the 2-bedroom unit where the flex room is located beside the kitchen, the flex room in the 3 and 4-bedroom units is located beside the master bedroom.

lentor modern flex room

Hence, the flex room can be an extension of the master bedroom. As shown in the floor plan above, you can choose to have the master bedroom door at the red line instead so that you'll have a supersized master bedroom.

lentor modern flex room

Artist's impression of the flex room as a nursery (Image source: GuocoLand)

This is beneficial for parents with babies/toddlers who want to use the flex room as a nursery. For others, the flex room could also be a walk-in wardrobe.

lentor modern 3 bedroom flex room

In the 3-bedroom showflat, the ID has turned the flex room into a study room. Although the size of the flex room is not that huge, the ID has shown that you can fit two study tables. What's more, there are full-length windows which help in brightening up the room.

Common bedrooms and bathroom

lentor modern bedroomslentor modern bedrooms

Both common bedrooms have a size of 93.6 sq ft (8.7 sq ft), are able to fit up to a queen-sized bed and have full-length windows.

The good thing is that the wardrobe in all of Lentor Modern's common bedrooms also come with built-in lights.

lentor modern shared bathroom

The shared bathroom is just slightly smaller than the master bathroom but the provisions are almost similar, except for the rain shower. What's great here is that there's a window which provides natural ventilation. We don't usually see shared bathrooms having such a wide window, so this is definitely an amazing provision.

Lentor Modern Showflat: 4-Bedroom + Flex - Type D1, 1,528 sq ft (142 sqm)

Total no. of units:

  • 63

Who is it suited for:

  • Larger families
  • Multi-generational families

lentor modern 4 bedroom floor plan

There's only one unit layout for Lentor Modern's 4-bedroom units. This is unsurprising as they only make up about 10.4% of all units. But that said, the 4-bedroom unit is on the larger side based on what we've seen in many new launches.

The 4-bedroom unit has a flex room, a dry and wet kitchen as well as a main master bedroom and a junior master bedroom. It's suited for the needs of larger families and multi-generational families.

Entrance and corridor

lentor modern 4 bedroom shoe cabinet

The unit walks in to a shoe cabinet with ample storage as well as a display shelf for more footwear. It's the same size as the cabinet in the 3-bedroom unit.

Dry and wet kitchen

lentor modern 4 bedroom unit dry kitchen

The entrance corridor will lead you to the dry kitchen first, which has a size of 135.6 sq ft (12.6 sqm). A dry kitchen is always good to have in larger units, especially for residents who love to entertain guests. For multi-generational families, the dry kitchen offers an alternative space to prepare food and drinks without overcrowding the kitchen.

lentor modern 4 bedroom unit dry kitchen

An idea is to add some display shelves to store drinks or even have a coffee machine here. When you have guests over, you can serve them drinks without having to disturb preparations in the kitchen.

It would have been more complete if the dry kitchen had more provisions like a sink or appliances like an additional oven and a wine chiller. However, since there's a power socket, you can consider having more appliances like a microwave oven or toaster so that you can prepare simple meals here. One great thing is that there's plenty of cabinet space below the countertop for storage.

lentor modern 4 bedroom unit wet kitchen

For the wet kitchen, you'll get the standard provisions like the gas hob and cooker hood, sink, cabinet lights and a built-in convection oven. What's different is that you'll get a two-door fridge instead of a single-door fridge that you see in the other units. This makes sense considering the larger household size that's expected to live in the 4-bedroom unit.

What we love here is the hanging dish rack, which is usually not a standard provision, especially in OCR new launches.

lentor modern 4 bedroom unit kitchen

Another thoughtful provision in the kitchen is a swivel basket in the lower cabinet. Due to the L-shaped layout of the wet kitchen, some parts of the cabinets are hard to reach. The swivel basket will make it easier for you to store your items.

lentor modern kitchen yard

The yard area in the 4-bedroom unit is quite a generous space and there's also a window so you get natural ventilation. The WC also has a small window as well as a shower facility.

lentor modern 4 bedroom broom closet lentor modern 4 bedroom washer dryer

As with the 3-bedroom units, there's a broom closet and a cabinet and shelves above the washer-dryer.

lentor modern 4 bedroom household shelter

For the household shelter, the ID has installed a pull-out bed to show that it could potentially be turned into a helper's room. It has a standard size of 43 sq ft (4 sqm).

Living and dining areas

lentor modern 4 bedroom dining area

The living and dining areas have a combined space of 324 sq ft (30.1 sqm). Though it's not the largest we've seen for a 4-bedroom unit, both areas are side by side which makes it seem more spacious.

Plus, the balcony spans the entire length of the living and dining areas, which means there's more natural light streaming in. Not to mention that the dry kitchen is adjacent to the dining area and hence, there's a sense of openness in the common areas.

lentor modern 4 bedroom dining area

The dining area can comfortably sit an eight-seater table, which is more than sufficient for the number of people expected to live in this unit. If you're planning to entertain more guests, you could probably fit a slightly longer table or add in a few more chairs.

lentor modern 4 bedroom living area

The living area can accommodate a four to five-seater sofa. But if you need more seating spaces, perhaps an L-shaped sofa would fit well too.

What's great is that there's generous space, so you have more choices when it comes to picking your furniture.

lentor modern 4 bedroom recess area

There's also this "recess area" in the living room which is an additional space. You can add more shelves for storage like what the ID has done, or you can also place a piano, a couch or anything you'd like.

lentor modern 4 bedroom unit balcony

With a size of 130.2 sq ft (12.1 sqm), the balcony is larger than average, so there are a lot of things that you can do with it. The ID has even managed to place a four-seater round table to show that you can enjoy some alfresco dining. You could probably even add a couch here, or turn it into a mini garden or an exercise area.

Junior Master Bedroom

lentor modern 4 bedroom unit junior master bedroom

The junior master bedroom, together with the junior master bathroom, has a combined size of 172 sq ft (16 sqm). For comparison, this is actually about the size of the master bedroom in the 2-bedroom unit. This means you'll get a decent-sized junior master bedroom, complete with full-length windows.

This is perfect for multi-generational families where there's more than one married couple living under one roof. As the junior master bedroom is located on the opposite side from the rest of the bedrooms, it also gives the couple living here some personal space.

lentor modern 4 bedroom junior master bedroom

There's also ample space for side tables and adequate walkway space around the edges of the bed. However, there's not enough space to place a dressing table in front of the bed. What you can do is install some display shelves to store your items and a mirror instead.

Do note that the ID has placed a queen-sized bed in the showflat. If you're planning to fit a king-sized bed instead, you'll have less space to move around the bedroom.

lentor modern junior master bedroom

The junior master bedroom has an ensuite bathroom, complete with a rain shower and all the provisions we've seen in the other units, such as vanity mirrors with a storage cabinet and a bidet spray. Do note that there isn't any window in this bathroom.

Main master bedroom

lentor modern 4 bedroom unit master bedroom

The main master bedroom and bathroom have a combined space of 202.4 sq ft (18.8 sqm) which is just slightly larger than the one in the 3-bedroom unit. Hence, it is also able to fit a king-sized bed as well as a dressing table.

lentor modern 4 bedroom unit master bedroom

There are a few spots which you might want to consider for the dressing table - in front of the bed, in between the wardrobe and the bed or beside the window. Alternatively, you can choose not to have a dressing table but install some display shelves (pictured above) instead. This way, you will free up more space in the master bedroom.

lentor modern 4 bedroom unit master bathroom

The master bathroom has a size of 54.9 sq ft (5.1 sqm), which is comparable to the one in the 3-bedroom unit. The provisions are also pretty standard such as the rain shower, window and bidet spray. We would have loved to have seen more from the 4-bedroom master bathroom though as it usually speaks to a more luxurious clientele. It would have been better if there were bonus provisions like his and her sinks or perhaps, a bathtub.

Flex Room

lentor modern 4 bedroom unit flex room

In the 4-bedroom unit showflat, the ID has turned the flex room into a walk-in wardrobe. As shared earlier, the flex room can be combined with the master bedroom, so this is a perfect example of how the flex room can be a part of the master bedroom.

Common bedrooms and bathroom

lentor modern bedroomslentor modern bedrooms

The other two common bedrooms are both decently-sized, at 93.6 sq ft (8.7 sqm). Depending on the needs and preferences of your family, you can choose to fit a single or queen-sized bed. If you're placing a single bed, there'll still be room for a study desk. Both bedrooms have full-length windows and built-in lights in their wardrobes, which are good enough for common bedrooms.

lentor modern shared bathroom

As the junior master bedroom already has its own ensuite bathroom, the common bathroom will only be shared between the two common bedrooms. Once again, the window in the common bathroom is an added provision that helps with natural ventilation.

lentor modern jack and jill bathroomlentor modern common bathroom

Another great feature here is the jack-and-jill bathroom layout where the bathroom can be accessed through the common corridor and Bedroom 4. It feels as though Bedroom 4 has its own ensuite bathroom. This is especially useful if there's an elderly living in Bedroom 4 and they need to use the bathroom more frequently.

Stack analysis and facilities review of Lentor Modern

Lentor Modern has 29 stacks spread across three towers - Tower 3 has 10 stacks while towers 5 and 7 have nine stacks each. All the towers are 25-storeys tall, with residential units taking up levels 4 to 13 and levels 15 to 25. For stacks 28 and 29, residential units only start from level 6 onwards. Level 14 is the Sky Club.

Each tower has three lifts serving the residential units. As there are many units in each tower, we'd expect some waiting especially during festive seasons like Chinese New Year.

What's great is that the lifts will bring you straight down to the commercial floors so you won't have to go through the hassle of switching lifts. There are also separate lift lobbies for residents and visitors, so you won't have to worry about not having any privacy.

Lentor Modern Stack Analysis - Views from the stacks

lentor modern stack views

In terms of the views, stacks 1, 2, 9 to 12, 18 to 22, 28 and 29 face the Lentor landed housing estate. The higher floors can even enjoy views of Lower Seletar Reservoir.

artist impression lentor modern

Artist's impression of Lentor Modern (Image source: GuocoLand)

As these are mostly freehold landed houses, we'd expect the area to remain low-lying for many years to come. If you're staying in these stacks, you can expect unblocked views.

On the flip side, stacks 3 to 8, 13 to 17 and 23 to 27 will face the upcoming Lentor Hills Residences and two GLS projects along Lentor Central. Lentor Hills Residences is also a project by GuocoLand, together with Intrepid Investments and TID Residential which was awarded in January 2022. One site at Lentor Central is currently open for tender (closing on 13 Sep 2022) while the other Lentor Central site is under the H2 Reserved List.

As of now, there's no news on the TOP date for Lentor Hills Residences or the Lentor Central sites. But we foresee that when residents of Lentor Modern move into their homes, they will have to deal with the construction noise and dust from the other Lentor new launch condos.

lentor gls sites ura masterplan

From the URA Masterplan above, you'll also notice that Lentor Modern has a higher plot ratio of 3.5 as compared to Lentor Central and Lentor Hills Residences. This means that once the other condos are completed, the higher floors at Lentor Modern might be able to get some view of the future Lentor Hillock Park and the Teachers' Housing Estate. That's because for both Lentor Hills Residences and Lentor Central, the maximum height allowed is 23 storeys. However, whether or not these projects will build up to 23 storeys will be up to their developers.

Sun analysis

lentor modern sun analysis

Slightly more than half of the stacks at Lentor Modern are north-east facing, so they won't be getting any afternoon sun. These are also the stacks that are facing the Lentor landed housing estate.

The other stacks which are facing the Lentor GLS sites are south-west facing and these stacks will get indirect afternoon sun from September to March when the sun is in the south-west direction. In January, these stacks might also get direct afternoon sun.

Facilities at Lentor Modern

Site Plan

lentor modern site plan

The facilities at Lentor Modern are mostly at level 4 while the Sky Club is at level 14 of each tower. Here's what levels 1 to 3 and the basement level consist of:

lentor modern floors

Stream-inspired landscape and facilities at Lentor Modern

What's most interesting about Lentor Modern's facilities is that its architecture and landscape design is inspired by a freshwater stream that used to run through the Lentor Forest.

lentor modern artist impression

Artist's impression of Lentor Modern's stream-inspired facilities (Image source: GuocoLand)

The developer wanted to replicate the idea of the stream by having a series of interconnected water bodies which spans a total of 243m. Along this "stream" are various pools, gardens, pavilions and other amenities. There are also 150 species of trees and plants around the development.

In line with the nature-inspired theme, there's also an allotment garden where residents can cultivate their own produce and have their own "farm-to-table" experience at the Harvest Pavilion. With the pandemic sparking an interest in growing your own plants, we've noticed that many new launches have also jumped on the bandwagon.

lentor modern 50m pool

Among the water bodies are Lentor Modern's four pools - a 50m pool, a 25m pool, a leisure pool and a spa pool. As there are 605 units at Lentor Modern, it's great that the developer has built different pools for different purposes, to prevent overcrowding as much as possible. The 50m pool is targeted at avid swimmers while the 25m pool and leisure pool might be more for families as there isn't a dedicated kids' pool. The spa pool, along with a jacuzzi alcove, is more suited for residents to unwind.

view from lentor modern

Artist's impression of the view from Lentor Modern (Image source: GuocoLand)

As the pools are on level 4, residents can enjoy the incredible views of the Lentor landed estate and nature areas as they will be at a vantage point.

Family-friendly facilities

lentor modern glamping

As Lentor Modern is targeted at young families, there are several family-friendly facilities too. The glamping terrace is one of the most unique facilities for those with kids. Residents can actually book these tents overnight and sleep under the stars by the pool. It is definitely an exciting activity that your kids can do with their friends. We reckon that these will be very popular during the weekends, public holidays and school holidays.

lentor modern play garden

There's also a play garden where kids can play to their heart's content. Other facilities that are perfect for some quality bonding time with your family are the play lawn and the grand lawn.

lentor modern grand clubhouse

Artist's impression of the Grand Clubhouse (Image source: GuocoLand)

If you're planning a family gathering or a function with friends, there are two dining lounges at the Grand Clubhouse that you can book.

lentor modern dining lounge

The dining lounges are for more formal events like cocktail parties, work functions or hosting soirees.

lentor modern games room and dance studio

For more fun events like your kids' birthday parties, you can book the games room and dance studio. If you have a large event, you can also choose to combine both rooms.

lentor modern business lounge

Artist's impression of Lentor Modern's Business Lounge (Image source: GuocoLand)

The Grand Clubhouse also has other facilities like a Business Lounge where you can "work-from-home" or invite your business associates for a meeting. There's also an Arrival Lounge where guests can wait for you, including concierge services for residents.

Sports facilities

lentor modern tennis court

Avid tennis players will be happy to know that there's a tennis court on site too. As many new launches these days have limited space, it's very rare for the facilities to include a tennis court. This is definitely a plus point for residents.

Other sporting facilities include an indoor and outdoor gym and a mini golf station. The indoor gym is over 2,000 sq ft (185.8 sqm) and we're hoping for it to have a full range of gymming equipment.

Level 14 Sky Club

lentor modern level 14 site plan

Each tower will have a Sky Club on level 14 with the same facilities. Among these is a work corner where residents who need a change of environment from working from home can work privately or attend online meetings. There are three dining areas here where residents can have their meals and enjoy stunning views. There are also other spaces for residents to unwind like the wellness terrace, serene garden and swing garden.

Given Lentor Modern's vantage point over the Lentor landed housing estate, we like the fact that the developer has created such a space on level 14 so that residents can enjoy the views.

Carpark lots and bicycle lots

Lentor Modern has 547 carpark lots for residents, of which 542 are carpark lots and 5 are accessible carpark lots located at level 2 and 3 of the development. Although there are only parking lots for 90% of units, not all residents will drive. Those in the 1-bedroom units might be tenants or expats who might take public transport. Considering that Lentor Modern is conveniently integrated with Lentor MRT station, some residents might also not choose to drive.

The good thing is that there's a separate commercial carpark at the basement level for visitors to Lentor Modern. These include 103 carpark lots, three of which are accessible carpark lots.

In line with Singapore's green efforts, Lentor Modern is also providing 152 bicycle parking for residential units and 50 commercial bicycle parking lots. Both are located on the basement level.

Location review and amenities near Lentor Modern

Lentor Modern is situated in the new Lentor Hills Estate, which is part of the Ang Mo Kio planning area. Currently, not much is in the area except for the Lentor landed housing estate and Thomson Grove condominium, which was completed in 1984. 

Artist’s impression of future Hillock Park and the new launch condos (Image source: URA)

However, in future, the neighbourhood is set to be a lively town. It will consist of the mixed-use development at Lentor Modern, the five other new launch condos, proposed cycling and walking paths as well as the upcoming Lentor Hillock Park. 

map of future lentor hills estate

Map of future Lentor Hills estate (Image source: URA)

The cycling and walking paths will also lead to a Linear Park which connects residents to the Central Catchment Nature Reserve and Lower Seletar Reservoir. 

One disadvantage we foresee here is that since Lentor Modern is the first condo to be built in the area, residents will most likely have to deal with construction noises and dust from the other new launches. This will probably last for a good one to two years when you first move into the neighbourhood, depending on when the other new launches TOP.

Connectivity 

With the Lentor MRT linked to Lentor Modern, residents can enjoy easy connectivity via Thomson-East Coast Line (TEL). It will take about 30 minutes to travel to Orchard. What’s great is that the TEL is linked to all other MRT lines. Just two stops away, you can change to the future Cross-Island Line at Bright Hill MRT. 

The TEL also conveniently brings residents to Orchard, the CBD, Marina Bay and all the way to East Coast Park.

lentor mrt station

Image source: ZKang123,CC BY-SA 4.0, via Wikimedia Commons

You’ll also be only four stops away from Woodlands North MRT, which will be the interchange station for the Johor Bahru-Singapore Rapid Transit System. 

For those who drive, you can conveniently access the SLE or CTE in under 7 minutes via Yio Chu Kang Road and Upper Thomson Road. 

lentor modern location map

Lentor Modern location map (Image source: GuocoLand)

Amenities 

If you’re looking for more F&B spots apart from the mall at Lentor Modern, the 628 Ang Mo Kio Market & Food Centre is about a 12-minute walk from the development. There are also a number of coffee shops in the vicinity such as Seng Hup Heng, AMK 631 Coffee Shop, De Tian and NTUC Foodfare. Mr Teh Tarik coffee shop at Blk 608 is a 12-minute walk away. 

Alternatively, you can take the train to Mayflower Market and Food Centre, which is just one stop away. Or you can take the train and alight at Springleaf MRT for a variety of cuisines like Springleaf Prata, Beng Cheng Hakka Ampang Yong Tau Fu, Thai Hao Chi Mookata and more. 

For more F&B options and hangout spots near home, Lentor Modern will also be within walking distance of eateries along Tagore Road and Tagore Lane like Yahava Koffee Works, MBK Thai Express and Happy Kampong Seafood. There are also shophouses at Kalidasa Ave in the Teacher’s Housing Estate, which has F&B options. Lentor Modern’s residents can also take a short 4-minute drive to the famous Casuarina Curry as well as other eateries along the same stretch. 

In terms of sporting facilities, residents can drive for about 5 minutes to the Yio Chu Kang ActiveSG gym, swimming pool and sports hall. 

Even though Lentor Hills might be a new estate, residents can easily head to nearby amenities and F&B spots in Ang Mo Kio, Upper Thomson or Yio Chu Kang.

Price Analysis of Lentor Modern and comparisons

19 September 2022 Update: Lentor Modern has sold 84% of its units (508 out of 605) during its launch weekend on 16 and 17 September 2022. Prices of units sold ranged from S$1,856 psf to S$2,538 psf. All 63 1-bedroom units and 231 2-bedroom units have been fully sold. More than 73% of its 3-bedroom units and more than 50% of its 4-bedroom units have also been snapped up.

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The indicative pricing for Lentor Modern is as follows:

lentor modern price guide

Data source: Lentor Modern's media release

Although the starting psf price for Lentor Modern is S$1,880, we're expecting its average psf price to easily go over S$2,000. This is unsurprising as Lentor Modern’s land price during the GLS was S$1,204 psf per plot ratio. This was considered a record price for a GLS in the OCR at that time.

It was also more than AMO Residence’s GLS price, which was S$1,118 psf per plot ratio, and Lentor Hills Residences which was S$1,060 psf per plot ratio. However, this is understandable as Lentor Modern is an integrated mixed-use development while the other two are purely residential developments. 

Since the average psf prices for AMO Residence is S$2,113, we can expect Lentor Modern’s average psf prices to be even higher. 

P.S. Lentor Modern's showflat is still open. Click on the “Enquire Now” button to find out more about its prices and view the showflat.

Average prices of condos near Lentor Modern and new launches in neighbouring districts in the past year 

Since there have been no new launches in District 26 in recent years, we’ll be looking at resale condos in the area as well as new launches in neighbouring districts 20, 27 and 28. 

Project

Average Price PSF (S$)

District

TOP

Tenure

Lentor Modern

From 1,880

26

2026

99 years

Thomson Grove

1,528

26

1984

Freehold

The Calrose

1,401

26

2008

Freehold

[email protected]

1,371

26

2012

Freehold

Bullion Park

1,316

26

1993

Freehold

Far Horizon Garden

948

20

1987

99 years

Seasons Park

981

26

1997

99 years

Castle Green

1,008

26

1997

99 years

AMO Residence

2,113

20

2026

99 years

JadeScape

1,826

20

2023

99 years

Lattice One

1,884

20

2022

Freehold

The Panorama

1,690

20

2019

99 years

Parc Botannia

1,506

28

2022

99 years

The Watergardens at Canberra

1,446

27

2026

99 years

The Commodore

1,508

27

2024

99 years

Data source: URA, Realis, 99.co

Within 1km of Lentor Modern, the last condos to be completed were [email protected] and The Calrose in 2012 and 2008 respectively. However, the average psf prices for The Calrose are higher. 

price trend of calrose vs meadows at peirce

The Calrose has also seen better appreciation than [email protected] in the last 15 years. This could be due to its close proximity to Lentor MRT, which has kept its prices growing upwards.

It’s also noteworthy that Thomson Grove and Bullion Park have managed to reach prices of over S$1,300 despite being over 20 to 30 years old. 

prices of resale condos around lentor mrt

Their prices are around at least 30% higher than other projects in the vicinity, which are around the same age as Far Horizon Garden, Seasons Park and Castle Green. This could be due to their freehold status. Although Thomson Grove only saw one transaction in the past year, the price for that was S$1,528 psf. This could be due to the fact that it’s currently the closest condo to Lentor MRT station. 

As for the new launches or newly completed condos in neighbouring districts 20, 27 and 28, the average psf prices in District 20 are generally higher than in the other two districts. This is because it is geographically closer to the city centre. It’s also interesting to note that the prices of the new launches in District 27, The Watergardens and The Commodore, are pretty close to the prices of some resale condos around Lentor Modern

Effect of AMO Residence? 

AMO Residence is the newest OCR launch in 2022, and it sold 98% of its units on launch day. This was considered one of the best performances for a new launch condo in Singapore. Based on records of URA’s private residential property transactions, AMO Residence’s average psf price is S$2,113. This was a new benchmark for residential projects in the OCR. 

This was mainly because it is the first new launch condo in Ang Mo Kio in over 8 years, near multiple popular schools like Ai Tong School and is just minutes away from Mayflower MRT station. 

2-bedroom unit at AMO residence

AMO Residence showflat

It seems that AMO Residence’s performance and price have influenced the prices of upcoming new launches in the OCR. Recently, Sky [email protected] opened for previews with indicative prices starting from S$1,937 psf while Lentor Modern is also starting from S$1,880 psf. But based on our analysis, both projects will most likely have their average psf prices over S$2,000. Plus, Sky [email protected] is a mixed-use development while Lentor Modern is an integrated and mixed-use development.

Lentor Modern and AMO Residence also have some things in common. Both projects are relatively near each other in the Ang Mo Kio neighbourhood. In terms of buyers, both projects are also targeting the same group of audience which are young families and young couples who are looking to stay near their parents in the vicinity. These could also include HDB upgraders from the Ang Mo Kio HDBs. Both AMO Residence and Lentor Modern are also near MRT stations on the TEL, but Lentor Modern has an edge as it's directly connected to Lentor MRT station and a mall.

We're certain that there will be a "spillover effect" from buyers who could not get a unit at AMO Residence.

Average prices of OCR condos which launched in 2021-2022

Here are the current average prices for new private condominium launches in the OCR in 2021 and 2022:

Now, let’s look at their land acquisition prices and average prices when they launched:

  • The Commodore - S$644 psf per plot ratio, average launch price = S$1,513 psf (135% difference)
  • The Watergardens - S$650 psf per plot ratio, average launch price = S$1,455 psf (124% difference)
  • Pasir Ris 8 - S$648.48 psf per plot ratio, average launch price = S$1,611 psf (148% difference)
  • AMO Residence - S$1,118 psf per plot ratio, average launch price = S$2,113 psf (89% difference)

Let’s just say we’re basing Lentor Modern’s average prices on the difference between AMO Residence’s land price and the average launch price. This would hypothetically put its average price at around S$2,275 psf. However, this is a very simplified calculation as there are many factors at play in determining the price. This includes construction costs, development charges, agency commissions, developer margins and other costs. 

Lentor Modern’s developer will also need to consider the fact that there are five other new launch condos that will be in the neighbourhood. Not all buyers will immediately jump at getting a unit in Lentor Modern as they have more choices. After all, Lentor Hills Residences’ land price was S$1,060, which is 13.6% lower than Lentor Modern. Hence, we feel that Lentor Modern will be competitively priced. 

Of course, Lentor Modern has the upper hand as it is the only integrated and mixed-use development. However, Lentor Hills Residences is still a short walk to Lentor MRT station, and residents can still enjoy the conveniences of the Lentor Modern shopping mall.  

Appreciation Value Analysis 

1. The first and only integrated mixed-use development in the Lentor Hills estate

lentor modern ura masterplan

Based on the URA Masterplan, Lentor Modern will be the only integrated and mixed-use development in the Lentor Hills estate. It has the potential to appreciate as buyers who are looking for convenience will see the value of paying a premium for integrated development.

Do note that there is a land plot between Lentor Hills Road and Yio Chu Kang Road that’s “subject to detailed planning” and we don’t know if that will be purely residential or another mixed-use development. 

The table below shows the difference in price premiums between integrated developments and residential developments in the same neighbourhoods across Singapore:

Neighbourhood

Integrated mixed-used

Residential-only

Price difference

Punggol 

Watertown

A Treasure Trove

22%

Potong Pasir

The Poiz Residences

Sennett Residence

8%

Sengkang

Sengkang Grand Residences

Jewel @ Buangkok

26%

Woodleigh 

The Woodleigh Residences

Park Colonial

9.4%

Bukit Panjang

Hillion Residences

The Tennery

31%

Data source: URA, Realis, 99.co

Hence, this shows that there’s a substantial price difference between integrated mixed-use developments and purely residential developments which are nearby. Based on OrangeTee & Tie Research & Analytics Market Watcher series report, buyers are willing to pay up to 27% for integrated properties. This suggests that Lentor Modern will most likely have a good appreciation value. 

2. Effect of the Thomson-East Coast line

Once the Thomson-East Coast line is fully completed, it will bring more convenience to residents living near an MRT station along the line. Conveniently, it will cut travel time from the north to the city centre. For instance, the travelling time from Woodlands South to Orchard will be 35 minutes as compared to 50 minutes now. For properties near the TEL MRT stations, they will most likely enjoy a healthy price appreciation. 

price trend of properties near mrt stations along thomson east coast line

This graph shows the price chart of properties around four TEL MRT stations over the past 10 years - Lentor, Mayflower, Bright Hill and Woodlands South. Since the TEL opened in 2020, the average psf prices of condos near these stations have increased. 

properties near lentor mrt station

For the three condos nearest to Lentor MRT station, Thomson Grove, The Calrose and Far Horizon Garden, their average psf prices have also increased since 2020. As Lentor Modern is integrated with Lentor MRT station, we can expect it to follow a similar trend. 

Summary

As the first new launch condo in Lentor Hills Estate under the GLS scheme, Lentor Modern will set the standard for the other Lentor projects. Its status as the only integrated and mixed-use development in the area will inject some vibrancy and liveliness into an otherwise, quiet neighbourhood. 

For families, Lentor Modern has conveniences like a childcare centre on-site, and the project is within a 2km radius of popular schools like CHIJ St. Nicholas Girls’ and Anderson Primary. If you’re looking to raise your children near nature spots, it’s also perfect as the upcoming Lentor Hillock Park will have walking and cycling paths that will link you to Lower Seletar Reservoir and the Central Catchment Area. Young couples and families who prefer being in a new estate will also love what Lentor Modern has to offer. 

For investors, Lentor Modern’s proximity to Lentor MRT station and its mixed-use status will ensure that prices are kept competitive in years to come. With the availability of 1-bedroom units, the project is also great for rental prospects. 

Overall, Lentor Modern is an exciting project that will change the face of Lentor.

Lentor Modern launched for sales bookings on 16 September 2022 and its showflat is still open. Click on the “Enquire Now” button to find out Lentor Modern’s prices, unit layouts and facilities. 

Book a showflat viewing now and get the latest information



Frequently Asked Questions

What is Lentor Modern's price?

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Lentor Modern's prices are from S$1,880 psf. 1-bedroom units start from S$1.088 million; 2-bedroom units start from S$1.388 million; 3-bedroom units start from S$1.878 million and 4-bedroom units start from S$2.918 million.

Where is Lentor Modern's showflat and how can I book a viewing?

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Lentor Modern's showflat is located along Lentor Hills Road. Book a showflat viewing by clicking on "Enquire Now".

Is Lentor Modern a good investment?

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Lentor Modern is a good investment for buyers who like living in an integrated and mixed-use development. It is directly linked to Lentor MRT station and hence, will be great for investors looking for rental prospects. There's also potential for price appreciation as it is the only integrated development in the neighbourhood, which typically has a higher premium than residential developments. Lentor Modern is also a good investment for families as it has 1 to 4-bedroom units and is near popular schools like CHIJ St. Nicholas Girls, Anderson Primary and Ang Mo Kio Primary.


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