Lentor Gardens Residences Sold 188 Units At A Median Of S$2,367 Psf — But 174 Of Them Landed In A Single Month

Two numbers at Lentor Gardens Residences pull in slightly different directions. One month shows 174 recorded developer sales; the next shows 14. Read the first and you have a launch that moved quickly; read the second on its own and you have a very quiet month. Both are the same project, and the honest answer is that a launch month and the month after it are not really comparable things. So we looked at how the sales are distributed by month and by unit size, and how the pricing sits against resales in the immediate area and against the other launches in the same district.

According to URA Data Service caveat data for private homes, Lentor Gardens Residences (District 26, 99-year leasehold) has recorded 188 developer sales since July 2026, all 188 of them within the three months to August 2026, at an overall median of S$2,367 psf. That works out to 37.7% of the project's 499 units. The median psf moved +0.2% from the first month, at S$2,367 psf, to August 2026, at S$2,372 psf. One thing worth saying at the outset: every figure here is a median of recorded transactions, not a valuation of any particular unit, and caveats are lodged with a lag, so the most recent month can still fill in.

Almost all of the recorded selling happened in the launch month itself

The monthly table is about as lopsided as a launch table gets. July 2026, the first month of sales, accounts for 174 caveats. August 2026 adds 14, taking the cumulative count to 188. That shape is common for a launch weekend that falls early in a month, and it is also the shape you get when the later month's caveats have not all been lodged yet. The data cannot separate those two explanations, so we would not read the 14 as a settled monthly run rate. What the table does establish is that the bulk of this project's recorded transactions carry a single month's pricing.

On price, the two months are close to identical. The median for the first month is S$2,367 psf and the median for August 2026 is S$2,372 psf, a change of +0.2%. That is within the range you would expect from a change in the mix of units transacted rather than any shift in pricing, and with only 14 caveats in the second month the median is drawn from a thin sample. The bar chart below makes the concentration plain, and it is the reason the overall project median and the first-month median sit at the same figure.

Here is the month-by-month breakdown, followed by the same counts as a chart.

The most popular size band is also the one with the lowest median psf

Split by size, the project's sales sit in two clusters. The 90 to 119 sqm band is the largest at 76 caveats, with a median area of 1,012 sqft, a median price of S$2,403,850 and a median of S$2,330 psf. Just behind it, the 50 to 69 sqm band records 73 caveats at a median area of 689 sqft, a median price of S$1,651,300 and a median of S$2,395 psf. So the two busiest bands sit at opposite ends of the size range, with the middle band of 70 to 89 sqm recording 29 caveats at S$2,360 psf.

The psf pattern does not fall neatly as units get larger. The lowest median psf in the table belongs to the largest of the two big bands, while the highest, S$2,400 psf, belongs to the 120 sqm and above band — which has only 10 caveats behind it, the smallest count in the table. With a sample that size, stack, floor and facing differences can move a median on their own, and the table does not record any of those attributes. The more reliable read is the gap between the two bands with 70-plus caveats each.

The size bands, with median area, median price and median psf, are below.

The launch median sits 30.4% above resales within a kilometre

To give the launch pricing a local reference point, we pulled resales of completed private projects within 1,000 m over the 24 months to August 2026. That comes to 339 resales across 26 projects, at a median of S$1,815 psf. The launch median is +30.4% against that figure. It is a gap, not a like-for-like comparison: the resale pool mixes 99-year and freehold projects of different ages and unit mixes, and new-sale pricing and resale pricing are not measured on the same product.

The project-level table shows how wide that pool is. The Panorama contributes the most resales at 74, at a median of S$2,029 psf from 808 m away, and Sembawang Hills Estate, a freehold estate 860 m out, records 59 resales at S$2,131 psf. At the other end, Far Horizon Gardens sits at S$1,121 psf across 14 resales and Seasons Park at S$1,303 psf across 19. The nearest project in the table, The Calrose at 376 m, records 20 resales at S$1,996 psf.

With that spread, the single area median does a lot of averaging, and the table below only lists the projects with the larger transaction counts rather than all 26. The TOP column is blank in this pack, so age is not something we can hold constant here.

Among the other District 26 launches, Springleaf Residence sold the most units and Lentoria recorded the highest median

The district comparison covers developer sales over the 12 months to August 2026. Springleaf Residence leads on volume with 45 caveats at a median of S$2,228 psf. Lentoria, with an expected TOP in 2027, records 21 caveats at S$2,391 psf — the highest median psf in the table. Hillock Green follows with 18 caveats at S$2,127 psf. Lentor Mansion shows 3 caveats and Lentor Central Residences 1, at S$2,136 psf and S$1,914 psf respectively; at those counts the medians describe individual units rather than a project's pricing.

What stands out to us is the contrast in cadence. All five of these projects together sit well below the volume Lentor Gardens Residences recorded in its first month alone, but most of them are further into their selling cycles, where monthly caveat counts are usually thinner. The table is a snapshot of a 12-month window, not a record of how each project sold at launch, so it tells you where the district's remaining new-sale activity has been rather than how each launch first performed.

Every project in this table is 99-year leasehold. The full list is below.

What the figures leave open is mostly a matter of time. With 174 of the 188 caveats concentrated in one month, and 14 in the next, there is not yet enough of a series to say whether the +0.2% median move reflects pricing or simply a different mix of units changing hands. The same applies to the 120 sqm and above band, where 10 caveats carry the highest median psf in the project. The next quarter's URA Data Service caveats will show whether the monthly counts settle into a steadier pattern, how the remaining share of the 499 units is absorbed, and whether the psf gap against nearby resales narrows or holds as more of both sides of that comparison gets recorded.

A launch number on its own rarely settles much. An eye-catching first month tells you when buyers transacted, not how the project prices against what is already standing around it, and a 30.4% gap to area resales tells you about two different products more than it tells you about one. The interest is in reading them together, and then watching whether the next few months of data keep pointing in the same direction.

Method: URA caveats for developer sales ('new sale') at the project, dated to the month; size bands by the caveated floor area; the nearby comparison is resale caveats in completed projects within one kilometre over 24 months, unadjusted for size, age or floor. Units sold is the caveat count, which lags option exercises by weeks. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named; sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.