Lentor Mansion

The fifth plot at the Lentor transformation region that is about to be launched for sale very soon is Guocoland’s 533-unit Lentor Mansion. There has been considerable anticipation for this upcoming upscale development, given the solid track record the esteemed developer has for numerous projects including Martin Modern, Midtown Modern, Lentor Modern, Meyer Mansion and Leedon Residence that have seen healthy capital appreciation and beautiful landscaping, nice facilities, functional layouts and good quality finishings.

Located within 1km of St Nicholas Girls’ and Anderson Primary, this development, together with Lentoria, are the only 2 projects that are entirely within the coveted 1-km radius. Some blocks at Lentor Hills Residences are also within 1km of the popular girls’ school, but most of the units within the radius have already been sold save for those with bigger floor plates and hence, heftier price tags.

This development is also among the first to be built under the GFA (Gross Floor Area) Harmonisation Layout, which will exclude all void spaces and air-con ledges from the computation of the floor space to be sold. What this means is that while the floor areas may seem to be smaller on paper relative to their comparable counterparts, in effect, this is because the space now indicated is actual liveable space for a unit.

Facilities-wise, what sets Lentor Mansion apart are the vintage clubhouse and gymnasium buildings that are styled after colonial black-and-white bungalows, a very nice touch I must say from the conventional staid and cookie-cutter facades seen in other current developments. The bronzy exteriors of the 6-tower development also give off a luxe vibe, befitting of a Guocoland project that is typically known for its aesthetic appeal and tasteful architecture. Landscaping wise, the developer has ensured that there would be lots of greenery, on top of the green lungs of Hillock Park directly behind Blk 60, which would probably be the most popular tower and command a higher psf price on launch day. There is also a tennis court which is an important consideration differentiating this project from most of the rest in the vicinity. The side gate of the condominium development also leads to a sheltered walkway that is about 5-6 minutes’ walk away from Lentor MRT, bringing convenience to those who prefer a greener mode of transport.

In terms of layout, there are varying 2 to 5-bedroom types to cater to almost every budget. The starting price of a 657sqft 2-bedder is likely to be from $1.44M, the 3-bedder deluxe (861/904sqft) from $1.897M, and the 3-bedder premium (990/1012/1023 sqft) from $2.085M. This works out to $2100-2200psf for starting prices on average. These prices are comparable to current older developments such as The Panorama that TOP-ed in 2019, which is already selling at $2.025M for a 1012-sqft unit (works out to $2001psf), hence the brand-new Lentor Mansion is clearly priced affordably; the units’ price tags are safe entry prices set to appreciate upon TOP and after.

As for the bedroom types, the 657sqft Type 2B layout has a spacious 3-meter width in the living and dining area that creates a roomy feel. Though supposedly compact in size, my actual impression when I see the showflat is that it makes for a very functional living space, with the kitchen cleverly designed into an L-space, hidden from the eye when one steps in from the main entrance. All the room types also have additional cabinetry in the dining area for a coffee machine and extra storage space, and all the electrical appliances are from the reliable brand Smeg. Another nice touch from the developer is the ceiling cum light fan provided in the living area.

As for the 904sqft 3-bedder Type C4 layout, besides 3 bedrooms, the developer has deftly carved out space for a flex room, which can function as a study, a music room, a store room or whatever one may fancy. This is remarkable and quite rare for such a compact 3-bedder layout, and I think it is because the balcony space is not overly large, and there is also no yard space for this layout. For those who prefer having a yard, they would then need to consider bigger-sized units. As for the 4- and 5-bedder layouts, what caught my eye was the developer's thoughtful design of 2 sinks in the ensuite of the master bedroom. As these bigger units would have more people residing in them, the morning crunch time can be made less stressful with this provision.

Some have wondered if the Lentor area may have an over-supply of condominiums given that there have been 6 government land plots sold and 5 new developments launched in quite rapid succession. There is currently 1 more plot that is a reserve site, which has yet to be sold by the state. However, given that there is really not much vacant land in the estates of Bishan, Ang Mo Kio and Yio Chu Kang, the Lentor area would still be enticing to those who wish to stay in these districts that are suburban yet not too far away from town. These estates also have a good number of top schools that are popular, such as the Raffles cluster of schools, Ai Tong Primary, Catholic High and Eunoia Junior College, besides St Nicholas Girls’ (primary and secondary sections). Families that wish to stay in private housing would then consider these new launches if they want to move nearer to these schools. Also, Lentor Modern, the integrated development, was first launched 1.5 years ago, so the prices then would have been cheaper than the prices now, taking into account inflation, and increased land, labour and material costs. Furthermore, Lentor Modern is almost fully sold currently, and it is also not within 1km of St Nicholas. So there is no way to compare apple to apple, as they say, since both are essentially 2 different Guocoland products.

Estimated to be completed by the 2nd quarter of 2028, Lentor Mansion’s TOP is about 1-1.5 years later than Lentoria’s. Given the higher interest rates now, the progressive payments to be paid with each stage means substantial savings for the discerning buyer in servicing the loan, with the final loan amount to be disbursed by the bank roughly 1 year after completion. Lentor Mansion may thus be a more attractive buy than a resale condominium, as the full payment for the latter has to be made upon the transaction’s completion date. This development may prove to be a value buy, so it’s important to leverage on the first-mover advantage to maximise potential returns, and take action now. HDB-upgraders can really consider the development given its accessible price point.

Nava Grove

Lumina Grand EC