More private homes in the lush Lentor Hills neighbourhood

By Wong Siew Ying

The new Lentor Hills estate is taking shape with another residential site awarded in the up-and-coming neighbourhood. Lentor Gardens, a 2.18-hectare plot which can potentially yield 530 residential units is the latest site that would-be home buyers can watch for.

In a government land tender that closed in April 2023, the site attracted one bid of $468.8 million from the joint venture comprising GuocoLand and Intrepid Investments (a subsidiary of Hong Leong group). The top bid translates to a land rate of $985 per square foot per plot ratio (psf ppr). Both firms are also jointly developing Lentor Modern and Lentor Hills Residences (Lentor Hills Parcel A). The former had achieved an impressive take-up rate of over 84% during its launch weekend in September 2022, meanwhile the latter is to be launched in Q2 2023.

Although the land rate for the Lentor Gardens plot is lower than that of other sites nearby, PropNex does not expect that selling prices will come down. That is because the new standardised definitions of floor area – announced by the Urban Redevelopment Authority in a circular in September 2022 – will likely eat into the developer’s saleable area for the project. Under the new definition, all strata areas (including private aircon ledges, for example) will have to be included as gross floor area (GFA), which is guided by the Master Plan plot ratio for the plot. This could lead to a reduction of total saleable area for the condo project and impact the developer’s breakeven cost.This is the first GLS plot that is affected by the new changes on the harmonisation of floor area.

The Lentor Gardens plot has a dual frontage to Lentor Gardens and Lentor Hills Road. Future residents can potentially get an unblocked view towards Thomson Nature Park, in view of the low-rise development to the south-west of the site.

Thriving new community
To cater to rising housing demand, more homes are being built, including in brand-new residential areas – Lentor being one of them. Moving to a new neighbourhood is exciting - presenting residents with plenty of opportunities to interact and get to know one another as well as to foster a sense of community. Being a new housing area, there may be more young families, further adding buzz to the estate.

The new private housing enclave in Lentor will be anchored by a mall at the upcoming Lentor Modern and the Lentor MRT station, both of which are within walking distance from the Lentor Gardens site. While Lentor Modern offers a range of retail and F&B options, future residents can also shop for their daily necessities at the Ang Mo Kio 628 Market and Mayflower Market, or visit eateries in the Tagore industrial estate, Teachers’ Estate, and along Upper Thomson Road. More commercial offerings are also a short drive away in Ang Mo Kio Central and AMK Hub.

Rest and relax
Going by the plans laid out by the Urban Redevelopment Authority for Lentor Hills, the new estate looks set to be nestled amid lush greenery and landscaping. The developments in Lentor Hills are linked by ‘green finger’ extending from the future Hillock Park.

Greenery in the living environment is said to be beneficial for health and well-being, as well as having a positive impact on one’s mood. In addition, greenery can also help to mitigate the urban heat island effect and improve air quality. The Linear Park along Tagore Road, meanwhile, will enable residents to cycle or jog to Lower Seletar Reservoir and the Central Catchment Nature Reserve, the largest nature reserve in Singapore. Avid park-goers can also head to the Bishan-Ang Mo Kio Park, which is about a 10-minute drive from the Lentor estate.

Never far from amenities
The Lentor Gardens project is less than 400m from the Lentor MRT station on the Thomson-East Coast Line (TEL), which is being opened in phases. Currently, the stretch from Woodlands North to Gardens by the Bay on the TEL is operational, with more stations in the East due to open over the next couple of years.

With the TEL, residents will enjoy a seamless commute via the MRT to commercial centres in Woodlands, Shenton Way and Marina Bay, as well as attractions such as Orchard Road, Gardens by the Bay, and the future Founders’ Memorial. The Lentor MRT station is also just four stops from the Caldecott MRT interchange station, which connects commuters to the Circle Line – which provides easy access to Bishan, Holland Village, and one-north.

Families with school-going children may be drawn to homes in Lentor Gardens as there are several schools in the vicinity. They include Anderson Primary, CHIJ St. Nicholas Girls’ School, Mayflower Primary, Presbyterian High School, Yio Chu Kang Secondary, Anderson Serangoon Junior College, ITE College Central, and Nanyang Polytechnic.

Decentralisation bring jobs closer to home
With the government’s push for greater decentralisation, residents may not have to venture far from home for work. The plans to develop the Northern Gateway – including the Seletar Aerospace Park and the Punggol Digital District – will bring more firms to the north-east region. These may include leading aerospace companies, technology firms and start-ups, as well as business in the digital and cybersecurity industries.

The growth of these commercial hubs could potentially have a positive spill-over effect on residential properties nearby, in terms of boosting rental demand and supporting rental prices. Those who wish to live closer to their workplace may also seek resale properties in the area.

Intrepid Investments is a subsidiary firm of Hong Leong Holdings. Hong Leong Holdings was formed in 1968 as Hong Leong Group's privately held property investment and property holding vehicle. It has since established itself as a major player in the property market, making it one of the most sought-after providers of a comfortable home. To date, it manages eight commercial projects and has developed close to 100 residential properties, including a range of mid to high-end residential projects in some of the country's most coveted neighbourhoods; the projects included Penrose, Midwood, The Avenir, Sage, and The Tate Residences.