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

Lentor Gardens Residences shows two numbers that seem to disagree. One month recorded 174 developer sales. The next month recorded only 14. The first number looks like a fast-selling launch. The second number, on its own, looks like a very quiet month. Both numbers come from the same project. The truth is that a launch month and the month right after it cannot be compared directly. So we looked at how sales spread out by month and by unit size. We also compared the pricing to nearby resales and to other launches in the same district.

Government records called URA Data Service track private home sales through documents called caveats. Lentor Gardens Residences is in District 26 and has a 99-year lease. Since July 2026, the project has recorded 188 developer sales. All 188 sales happened within the three months up to August 2026. The median price is S$2,367 per square foot. These 188 sales make up 37.7% of the project's 499 units. The median psf moved slightly, going up 0.2%, from S$2,367 psf in the first month to S$2,372 psf in August 2026. It is worth noting that every figure here is a median of recorded transactions. It is not a valuation of any single unit. Caveats are also filed with a delay, so the most recent month's numbers could still change as more records come in.

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

The month-by-month numbers are very uneven. July 2026, the first month of sales, recorded 174 caveats. August 2026 added 14 more, bringing the total to 188. This pattern is common when a launch weekend happens early in the month. It also happens when later caveats simply have not been filed yet. The data cannot tell us which explanation is correct. So we should not treat the 14 caveats in August as a fixed monthly pace. What we do know is that most of this project's recorded sales carry pricing from a single month.

The prices in the two months are almost the same. The median for the first month is S$2,367 psf. The median for August 2026 is S$2,372 psf. That is a change of just 0.2%. This small difference could simply come from a different mix of units being sold, not from any real price change. With only 14 caveats in the second month, the median is based on a very small number of sales. The bar chart below shows how concentrated the sales are in one month. This is also why the overall project median matches the first month's median so closely.

Below is the month-by-month breakdown, shown first as a table and then as a chart of the same numbers.

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

When we split the sales by unit size, two groups stand out. The 90 to 119 square metre band is the largest, with 76 caveats. Its median size is 1,012 square feet, its median price is S$2,403,850, and its median price per square foot is S$2,330 psf. Close behind, the 50 to 69 square metre band has 73 caveats. Its median size is 689 square feet, its median price is S$1,651,300, and its median psf is S$2,395. So the two busiest size groups sit at opposite ends of the size range. In between, the 70 to 89 square metre band has 29 caveats at S$2,360 psf.

The price per square foot does not simply rise as units get bigger. The lowest median psf belongs to the larger of the two busiest size bands. The highest median psf, S$2,400, belongs to the 120 square metre and above band. But that band has only 10 caveats, the smallest number in the table. With so few sales, differences in the building's stack, floor level, or direction the unit faces can shift the median on their own. The table does not record any of those details. A more reliable comparison is between the two bands that each have more than 70 caveats.

Below are the size bands, along with each one's median size, median price, and median price per square foot.

The launch median sits 30.4% above resales within a kilometre

To compare the launch price with the local market, we looked at resales of completed private projects within 1,000 metres of Lentor Gardens Residences. We covered the 24 months up to August 2026. This gave us 339 resales across 26 projects, at a median of S$1,815 psf. The launch median price is 30.4% higher than that figure. This gap is not a perfect comparison. The resale group includes both 99-year lease and freehold projects, of different ages and different unit mixes. New homes and resale homes are also not priced on the same basis.

Looking at individual projects, The Panorama had the most resales, 74 in total, at a median of S$2,029 psf, and it is 808 metres away. Sembawang Hills Estate, a freehold estate, is 860 metres away and had 59 resales at S$2,131 psf. At the lower end, Far Horizon Gardens had 14 resales at S$1,121 psf. Seasons Park had 19 resales at S$1,303 psf. The closest project in the table, The Calrose, is 376 metres away and had 20 resales at S$1,996 psf.

With such a wide spread of prices, the single overall area median hides a lot of detail. The table below only lists the projects with more transactions, not all 26 projects. The table also does not show each project's TOP date. So we cannot compare the projects by age here.

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

We also compared other launches in the same district, looking at developer sales over the 12 months up to August 2026. Springleaf Residence had the most sales, 45 caveats, at a median of S$2,228 psf. Lentoria, which is expected to reach TOP in 2027, had 21 caveats at S$2,391 psf, the highest median in the table. Hillock Green followed with 18 caveats at S$2,127 psf. Lentor Mansion had 3 caveats, and Lentor Central Residences had 1, at S$2,136 psf and S$1,914 psf. With so few sales, these medians describe individual units rather than the pricing of the whole project.

What stands out is the difference in pace. Together, all five of these projects sold fewer units than Lentor Gardens Residences did in its first month alone. But most of these projects are further along in their selling process, where monthly sales numbers are usually smaller anyway. This table only shows a 12-month snapshot. It does not show how each project sold when it first launched. So it tells us where new-sale activity has recently happened in the district, not how each project performed at launch.

Every project listed in this table has a 99-year lease. The full list appears 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 single launch number rarely tells the whole story on its own. An impressive first month shows when buyers bought, but not how the project's pricing compares to homes already standing nearby. The 30.4% gap to area resales tells us more about two different types of properties than about one project. The real value comes from looking at all these numbers together, and 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.