Lentor Modern

Originally published at: https://joioy.com/lentor-modern/

Lentor Modern Public Plaza at Lentor Central
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LENTOR MODERN CONDOMINIUM

The Lentor Modern Logo


Integrated Convenience at Lentor MRT Station
Residences · Childcare · F&B · Supermarket · MRT
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Lentor Modern is an upcoming integrated development at Lentor Central, right beside and joined to Lentor MRT station. It forms the heart of a brand new township in a private landed enclave.

It will comprise a commercial component that includes a supermarket, a childcare centre, F&B outlets and shops, with a residential component, the Lentor Modern condo. The developer is GuocoLand Limited, one of Singapore’s top real estate developers, known for quality projects.

Lentor Central, and Lentor Modern, sit within the new Lentor Hills Estate. This will be part of a peaceful neighbourhood of predominantly low to mid rise condominiums, and landed homes.

It is also close by to parks, reservoirs, and nature reserves. Hence residents will get unblocked open views over the landed enclave, as well as of greenery in the surrounding.

View Looking North-North-East to Lower Seletar Reservoir Park

View Looking North-North-East to Lower Seletar Reservoir Park

In fact the layout of the site capitalises on this. The three residential towers are strung out in a row and spaced apart, such that none of them overlook each other. And the units are orientated to maximise the landed views north-north-east to Lower Seletar Reservoir Park.

Lentor Modern Condo Location . Neighbourhood

Lentor Modern Condo Location . Neighbourhood

Lentor Modern Condominium . Surrounding Nature Reserves & Parks

Lentor Modern Condominium . Surrounding Nature Reserves & Parks

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Lentor Modern Mixed Development . The Vision

GuocoLand will bring its signature expertise in mixed developments from city-centre projects like Wallich Residence, Midtown Bay, and Midtown Modern, to spearhead the transformation of the Lentor Hills area.

Mr Cheng Hsing Yao, GuocoLand Group’s Chief Executive Officer has set out their vision: “We are known to transform neighbourhoods, as can be seen in Tanjong Pagar and the upcoming Midtown area at Bugis-Beach Road. We see immense potential for this project to redefine the Lentor Hills area as an exciting residential and lifestyle destination.”

Artist's Impression . Lentor Modern by GuocoLand

Artist’s Impression . Lentor Modern by GuocoLand

They will build a mixed-use development here, of three 25-storey towers, with a double-volume sky terrace in each tower. These will house 605 residential units of 1- to 4-bedroom apartments. 50% of the homes will face the unblocked landed view.

Below that will be two levels of retail space, spanning as much as 96,000 square feet.

Artist's Impression . Supermarket and Dropoff

Artist’s Impression . Lentor Modern Supermarket and Dropoff

As such, residents will enjoy the convenience of not just a 10,000 square feet childcare facility at their doorstep, but also a variety of shops and F&B options, including services, clinics, eateries, and a 12,000 square feet supermarket.

Artist's Impression . Indoor Mall & Connection to MRT Station

Artist’s Impression . Indoor Mall and Connection to MRT Station

The whole development will link seamlessly with Lentor MRT station at the eastern corner of the site. In fact connectivity to public transport is a strong point here.

URA envisions this area as a pedestrian-friendly neighbourhood amidst lush greenery. The layout of the estate will incorporate new parks and green spaces, with safe access for cyclists & pedestrians.

Lentor Modern Location Map . Nature Reserves & Expressways

Lentor Modern Location Map . Nature Reserves & Expressways . Click to Enlarge

A network of arterial roads and expressways serve this area. Such as the Central (CTE) and Seletar Expressways (SLE), along with the upcoming North-South Corridor or NSC.

It is also within reach of various recreational venues. Like the future Hillock and Linear parks within the estate. Or the Yio Chu Kang Stadium & Sports Complex, the Lower Peirce Reservoir and Park, and Thomson Nature Park nearby.

Artist's Impression . View from Linear Park towards Hillock Park

Artist’s Impression . View from Linear Park towards Hillock Park

GuocoLand is targeting to launch the Lentor Modern condo for sale in 2022. Analysts expect the response to be fairly good, given the attributes of the site and its sheer convenience, and lack of new housing supply in the neighbourhood.

Artist's Impression . Lentor Modern Grand Clubhouse and Bridge

Artist’s Impression . Lentor Modern Grand Clubhouse and Bridge

The last new launch in the vicinity, that of The Calrose, was well over 15 years ago. There have been no new projects since The Calrose launched in 2005.

So there should be quite a bit of pent up demand from buyers. Some of this could come from the property owners of the surrounding landed housing estates, or their grown-up children. Or from HDB upgraders nearby, especially in the face of diminishing supply in the OCR (Outside Central Region) zone.

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    Lentor Modern Condo . The Design

    The Lentor Modern condominium will sit above commercial retail space at the ground level, that is directly linked to Lentor MRT station on the Thomson-East Coast Line (TEL). This station just went operational in 2021.

    Its location right beside this public transport node will allow residents seamless connectivity to major business centres. Such as Woodlands Regional Centre to the north, and the CBD (Central Business District) and Marina Bay Financial District to the south.

    Lentor Modern Public Plaza at Lentor Central

    Lentor Modern Public Plaza at Lentor Central

    The commercial space will house a supermarket, and an Early Childhood Development Centre. The rest of the space will likely be used for F&B outlets and restaurants, as well as retail shops, to cater to the daily needs of residents.

    This development occupies the first, and the most strategically located, of the new land parcels here. It is envisioned as a gateway to the Lentor Hills Estate, and Hillock Park.

    Hence the design will include a public plaza as well, meant to generate a sense of arrival and welcome to the estate and to Hillock Park. It will also ease access to and from public transport nodes such as bus stops, and the Lentor MRT station.

    Lentor Modern Location Plan . Schematic of Neighbourhood

    Lentor Modern Location Plan . Schematic of Neighbourhood

    This site was once secondary forest, with a fresh water stream weaving through it. This “forest + stream” imagery has inspired the organic landscape design of Lentor Modern.

    Lush tree groves will be planted at ground level around the site, to preserve the memory of the original forest. The 4th storey landscape deck will also be lushly planted, and will feature a 200 metre long stretch of water.

    Lentor Modern Condo Harvest Pavilion

    Lentor Modern Condo Harvest Pavilion

    Garden pavilions, pool alcoves, and terraces will be positioned alongside the water features, as therapeutic greenery. These encourage residents to tap on nature for relaxation and enjoyment – in keeping with the theme here of “wellness with nature”. They offer respites for exercising or strolling, reading or yoga, glamping or gardening, or social interaction, whatever appeals.

    Lentor Modern Design Concept Schematic

    Lentor Modern Design Concept Schematic

    Set amidst the gardens and landscaping at the 4th level, will be three residential towers. Each comes with a sky terrace at the 14th floor, high up away from the noise and bustle below.

    These will house the “quieter” areas, like little alcoves and corners for small group interactions, and even for work. They are also ideal for enjoying the views of the surrounding reservoirs and nature reserves.

    The Lentor Modern Location Map . Aerial View

    The Lentor Modern Location Map . Aerial View

    The façades of the towers will be designed with contrasting earth tones and provide sun-shading to the units. Screens on these façades will draw pixelated light into living spaces and balconies, evocative of sunlight filtering through forest canopies.

    Artist's Impression . Lentor Modern Dance Studio and Games Room

    Artist’s Impression . Lentor Modern Dance Studio and Games Room

    Lentor Modern Singapore . Amenities & Profile . Click to Open / Close

    Amenities for Lentor Modern Condo

    In addition to the residential apartments, there will be commercial and retail space. These will provide the following amenities to residents.

    1. Early Childhood Development Centre covering over 10,000 square feet of space.

    2. A supermarket occupying about 12,000 square feet of floor area.

    3. Shops offering various goods and services totalling about 74,000 square feet. While the exact retail mix has not been finalised yet, allowable uses include for restaurants or cafes, commercial schools or tuition centres, medical and dental clinics, laundromat, fitness centres. Some of these will front the public spaces and covered walkways along Lentor Hills Road and Lentor Drive, and add to the vibrancy at street level.

      But anything that could cause disturbance to residents and the neighbourhood, such as pubs, bars, massage parlours, night clubs, or karaoke lounges, are not allowed.

    The design of the whole project will comprise a low-rise zone fronting Lentor Drive, and three 25-storey high-rise blocks.

    URA has mandated that the whole commercial component, including its common areas, covered linkways, and pedestrian walkways, must be held under a single strata lot. This is important as a single owner is in a position to ensure the whole place is well-maintained, and there is a good balance of retail offerings.

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      Project FactSheet

      Name Lentor Modern
      Developer GLL D Pte Ltd (Unit of GuocoLand Limited)
      Status Residential with Commercial at 1st Storey
      (No restrictions on ownership)
      Address 1 Lentor Drive, Singapore 789361
      District 26
      Site Area 17,279.9 m² (186,000 sq ft)
      Floor Area 60,479.65 m² (651,003 sq ft)
      Plot Ratio 3.5
      Tenure 99 years from 26 October 2021
      T.O.P. Date Estimated 4th Quarter 2025
      No. of Blocks 3
      No. of Storeys 25
      Units per Floor Tower 3 . 10 units per floor
      Tower 5 . 9 units per floor
      Tower 7 . 10 units per floor
      No. of Units 605
      Description Integrated development comprising three blocks of 25-storey residential towers with swimming pool, clubhouse, playground, communal facilities and carpark. The podium block at ground level will offer over 96,000 sq ft of retail shops and F&B outlets, approx. 12,000 sq ft of supermarket space, and approx. 10,000 sq ft of childcare centre space, all linked to Lentor MRT station.
      Architect ADDP Architects LLP
      C&S Consultant KCL Consultants Pte Ltd
      MEP Consultant Belmacs Pte Ltd
      Project ID ADDP Architects LLP
      Landscape Architect Ortus Design Pte Ltd
      Greenmark Consultant DP Sustainable Design Pte Ltd
      Summary of Features . Key Attributes

      Summary of Features . Key Attributes


      Lentor Modern Floor Plan

      Below are the floor plans for the showflat layouts.

      Please drop your contact details in the Form below if you wish for the full set of Lentor Modern floor plans to be sent to you once available.

      The Lentor Modern Condominium . Draft of Site Orientations

      The Lentor Modern Condominium . Draft of Site Orientations

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      Lentor Modern Floor Plan . 2 Bedroom + Flex Showflat Layout

      Lentor Modern Floor Plan . 2 Bedroom + Flex Showflat Layout

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      Lentor Modern Floor Plans . 3 Bedroom + Flex for Showflat Layout

      Lentor Modern Floor Plans . 3 Bedroom + Flex for Showflat Layout

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      Lentor Modern Showflat Layout . 4 Bedroom + Flex Floor Plan

      Lentor Modern Showflat Layout . 4 Bedroom + Flex Floor Plan

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      Key Unit Design Features

      All Master Bedrooms
      ✤ Can fit a king-sized bed
      ✤ About 2.8m wide

      All Common Bedrooms
      ✤ Can fit a queen-sized bed
      ✤ 2.6m wide

      Jumbo Sized Master Bedrooms for Selected Units (A1S, C4, C5, C6, D1)
      ✤ Approx 4m x 2.8m

      All 2-Bedroom Units
      ✤ Efficient Dumbbell Design

      Flex Rooms
      ✤ In all 2 to 4 bedroom units
      ✤ All flex rooms can accommodate a single bed

      Specially Designed Vertical Storage At Kitchen (for most units)

      Typical ceiling height (except kitchens, corridors, bathrooms, balconies) is 2.845 metres.


      Lentor Modern Condo Site Plan

      The site for this project is a roughly rectangular, longish parcel of land that is tilted in a north-west / south-east direction.

      It is bounded by Lentor Drive on its north-east boundary, Lentor Hills Road to its south-east, and Lentor Central on its other two sides.

      Across Lentor Drive, one of its longer sides, is the fairly large Lentor Estate comprising low-rise landed housing. This freehold estate has been around for quite a while, and is not going away anytime soon. So units facing this side will get unblocked open views.

      Lentor Modern Site Location . URA Plan for Lentor Hills Estate

      Lentor Modern Site Location . URA Plan for Lentor Hills Estate

      On the other long side across Lentor Central to the south-west, and north-west too, is forested land at the moment. The future Hillock Park will be built here, but several new developments will surround the park.

      Hence while the view on this side is currently unblocked, it will eventually be built up.

      360° Drone Views from Site

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      Site Plans . Commercial + Residential Facilities & Sky Terraces

      Lentor Modern Site Plans . Level 1 (Commercial) & Level 4 (Residential E-Deck)

      Lentor Modern Site Plans . Level 1 (Commercial) & Level 4 (Residential E-Deck)

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      Lentor Modern Site Plan . Level 14

      Lentor Modern Site Plan . Level 14 . Facilities at Sky Terraces


      Lentor Modern Showflat · Viewing

      The Lentor Modern showflat is not open for viewing yet. Please drop your contact details in the Form below if you wish to register for a viewing slot when it is ready.

      Showflat by GuocoLand for Midtown Modern

      Showflat by GuocoLand for Midtown Modern


      Lentor Modern Prices · Unit Types

      Lentor Modern Singapore Prices . Unit Types & Sizes . Click to Open / Close

      UNIT TYPES . SIZES

      Unit Description Type No. of
      Units
      Strata Area
      (sq m)
      Strata Area
      (sq ft)
      1 Bedroom A1S 63 ~ 46 ~ 500
      2 Bedroom B1, B2 231 ~ 65 ~ 700
      3 Bedroom C1 – C6 248 ~ 93 ~ 1000
      4 Bedroom D1 63 ~ 139 ~ 1500
      Total Number of Units 605

      Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

      The Lentor Modern Condo Prices . Click to Open / Close

      LENTOR MODERN PRICE RANGES

      The Lentor Modern condo prices have not been finalised yet. Please let us know via the Contact Form if you wish to be kept updated on the pricing when available.

      Computations for Lentor Modern Pricing . Click to Open / Close
      LENTOR MODERN PRICE BACKGROUND

      The GLS (Government Land Sale) tender for this Lentor Central site was well contested. It closed on 21 July 2021 with nine bids. Possibly due to developers’ dwindling stock of unsold units, and also because this is one of the most attractive sites to come on the market.

      As one industry expert said, “The response seen in this tender indicates developers’ strong confidence in the suburban residential market, which has been showing signs of pent-up demand amidst diminishing supply and lack of new launches in the OCR.”

      The site measures 186,000 square feet (sq ft). Given its plot ratio of 3.5, the permissible build up is around 651,000 sq ft gross floor area. Of that, about 86,110 sq ft will be used as commercial space.

      GuocoLand submitted the highest offer of SGD$784,113,000, just 4.5% higher than the 2nd highest bid.

      Overall, the bid price works out to a land rate of $1,204 PSF PPR (per square foot per plot ratio).

      After factoring in all the regulatory, financing, development and overhead costs, the break even works out to about $1,900 PSF. Unfortunately construction material and manpower costs have risen so much in recent years, that some skilled workers can cost three times what they used to.

      However despite the higher price tag, this project is still expected to do well at its launch. One reason according to Mark Yip, CEO of Huttons Asia is that, “It’s probably the best site in the 1H2021 GLS programme.”

      Another reason is that, “The buoyant HDB resale market means there will be more HDB upgraders looking for options in the market and there are not many new mass market condo launches in 2022.”


      About the Developer

      The Lentor Modern condo is being developed by GuocoLand Limited, a member of the Hong Leong Group, that ranks amongst Singapore’s most well-regarded brand-name developers.

      About GuocoLand Limited (“GuocoLand” or “The Group”)

      GuocoLand Limited is a public company headquartered in Singapore and listed on the SGX since 1978. Its primary business activities, along with its subsidiaries (“the Group”), are property management and investment, property development, and hotel operations.

      Martin Modern at River Valley by GuocoLand

      Martin Modern at River Valley by GuocoLand

      The Group operates in Singapore, Malaysia, and China, in the mixed / integrated development, residential, retail, commercial, and hospitality sectors.

      In 2018, it expanded into the UK and Australian markets as well, in partnership with Eco World International Berhad with Eco World Development Group Berhad.

      Within Singapore itself, the Group has completed more than 36 residential projects. These have contributed over 10,000 homes to the local housing stock.

      GuocoLand is well-known for Guoco Tower, its landmark $3.2 billion integrated development at Tanjong Pagar Centre. Built in 2016 and standing at over 280 m tall, this is the highest building in Singapore currently. A vertical city that houses the 5-star hotel Sofitel Singapore City Centre, luxury apartments at Wallich Residence, lifestyle retail and F&B space, Grade A offices, and a rooftop landscaped urban park.

      Tanjong Pagar Centre by GuocoLand . Developer for Lentor Modern Singapore

      Tanjong Pagar Centre by GuocoLand . Developer for Lentor Modern Singapore

      The Group has undertaken townships and various commercial and integrated developments in Malaysia too. It has also amassed a portfolio of properties in major Chinese cities like Shanghai, Beijing, Tianjin, and Nanjing.

      As at 31 December 2020, the GuocoLand Group held total assets worth around SGD$11 billion.

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      An Award-Winning Developer

      One of the Group’s top priorities is eco-friendliness and sustainability. As proof of that, some of its projects have won environmental sustainability awards like BCA’s Green Mark Award. These include Leedon Residence, Martin Modern, Wallich Residence, Goodwood Residence, Elliot at East Coast, Sophia Residence, The Waterline, and Sims Urban Oasis.

      Goodwood Residence by GuocoLand . Developer for the Lentor Modern Condo

      Goodwood Residence by GuocoLand . Developer for the Lentor Modern Condo

      GuocoLand has also won other accolades and awards, both locally and internationally, for the quality of their products. Such as BCI’s Asia Awards, FIABCI’s Property Awards, the South East Asia Property Awards, and International Property Awards.

      Martin Modern by GuocoLand . Sky Terrace

      Martin Modern by GuocoLand . Sky Terrace

      For more details on GuocoLand, see https://www.guocoland.com.sg/


      Lentor Modern Location · Features

      The Lentor Modern Location Plan

      Lentor Modern Location Plan . Source Google Maps

      Context of the Location

      Context of the Location . Click to Enlarge

      1. Location. The Lentor Modern condo location is at Lentor Central in the Thomson area, seen as a mostly landed housing neighbourhood. It is also known for its close proximity to nature reserves, reservoirs, and parks.

        Lentor Central is itself part of a new housing enclave, called Lentor Hills Estate. URA plans show that it will cover the currently forested ground between the landed homes of Teachers’ Estate and Lentor Estate. It will feature new roads like Lentor Hills Road and Lentor Gardens, and new parks like the Linear Park and Hillock Park.

      2. Nearest MRT Station. Lentor Modern is right on the doorstep, and directly integrated with Lentor MRT station on the Thomson East Coast Line (TEL). This section of the TEL recently started operations in 2021.

        As GuocoLand put it, this should allow residents convenient and “…immediate access to the Thomson-East Coast Line which takes people to Bukit Timah, Botanic Gardens, Orchard Road, Marina Bay all the way to East Coast.”

        Direct Access to MRT Station on Thomson East Coast Line

        Direct Access to Lentor MRT Station on Thomson East Coast Line

        In addition, the TEL connects to other major lines as well – the East-West line, North-South Line, North-East Line, Downtown Line, and Circle Line. Which covers over half the island.

      3. F&B, Supermarkets, Shops, Banks. The nearest shopping and retail space here is right at its own doorstep, within the Lentor Modern location itself. Besides a childcare centre, it will have a supermarket, various F&B outlets, and shops at the ground level.

        Other than that, residents can take a 10 minute walk to the wet market and neighbourhood shops of the HDB precinct down Ang Mo Kio Ave 4.

        More serious shopping is available at Thomson Plaza at Upper Thomson MRT station. This is three stations down the TEL. Since it has covered access to the station as well, it is a pretty convenient option too.

      4. Schools & Academic Institutions. One primary school within a 1 km radius of the Lentor Modern location is Anderson Primary School. CHIJ St Nicholas Girls’ School is just outside that, about 1.2km away.

        Other schools within fairly easy reach include Catholic High at Bishan, and Ai Tong School at Thomson along the same MRT line. As well as Presbyterian High School, Raffles Institution, Raffles Girls’ School, Anderson Serangoon Junior College, and Nanyang Polytechnic.

      5. Sports & Recreation Venues. This Lentor Central location is quite close to several nature reserves and parks. Such as Lower Peirce Reservoir Park, Lower Seletar Reservoir Park, Upper Seletar Reservoir Park, and the 50-hectare Thomson Nature Park.

        Closer at hand, residents will have Hillock Park and Linear Park in the immediate vicinity. There is also the Yio Chu Kang Stadium & Sports Complex at Ang Mo Kio Avenue 5, about 2 KM away. With the current growing interest in wellness and nature.

        With the current growing interest in wellness and nature, this proximity to our central water catchment area and such wide tracts of nature parks should appeal to buyers.

      6. Aerial View of Surrounding Greenery . Source Google Maps

        Aerial View of Surrounding Greenery . Source Google Maps

      7. Accessibility. This location is relatively accessible to the major expressway network. It is within 5 minutes drive to both the Central Expressway (CTE) via Yio Chu Kang Road, as well as the Seletar Expressway via Lentor Avenue.

        Once on the CTE, it should take roughly 30 to 35 minutes off-peak driving time to get to the CBD and Marina Bay. It is faster to Changi Airport – about a 20 minute drive.


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