A rare boutique 553-residence launch inside the mature Lentor Hills Estate in District 26, a short walk from Lentor MRT on the Thomson-East Coast Line, directly next to Lentor Modern mall, and the latest launch from the GuocoLand, Intrepid and TID partnership who have already delivered four earlier projects in the cluster. Positioned for a 5-to-10 year compounding hold.
Location
Winning Bid
Site Area
Development
Tenure
Hold Horizon
developer
Lentor Rise Residences is not a speculative play. It is a fresh launch inside a cluster that has already sold through four prior projects, at a moment when the enclave is proven on absorption, pricing and tenant demand.
01
Pillar 1
Multi-Segment Exit Liquidity
02
Pillar 2
A cluster-proven developer team
03
Pillar 3
A record land price resets the floor
Pillar 1
01
The most overlooked dimension of investment property analysis is who you will sell to in 5-to-10 years. A property with a single buyer profile is exposed to that segment’s cyclical preferences. A property with multiple structural buyer pools tends to maintain liquidity across cycles. The Lentor Rise exit profile is supported by three distinct segments:
1
HDB upgraders from the north
The surrounding Ang Mo Kio, Mayflower and Thomson HDB estates contain a large standing population of upgrader candidates. Households that have built equity in their flats and are looking for a private home in their existing neighbourhood tend to converge on cluster projects like this one.
2
Family own-stay buyers from outside the area
The Lentor Modern mall at the doorstep, the TEL access and the broader school catchment draw family buyers who specifically want to live in this precinct. A smaller but higher-conviction buyer segment that tends to pay full asking prices when the right unit appears.
3
Replacement investor demand
The same fundamentals that make Lentor Rise attractive today will continue to attract investor buyers in subsequent cycles. Properties in cluster-proven enclaves tend to find investor buyers even when broader sentiment is weak, because the scarcity argument does not go away.
Properties with broad exit liquidity command tighter bid-ask spreads at resale and produce more reliable holding-period returns than properties dependent on a single buyer segment.
Pillar 2
02
The GuocoLand, Intrepid and TID partnership opened the Lentor Hills Estate in 2022 with Lentor Modern, following with Lentor Hills Residences, Lentor Mansion and Lentor Central Residences. Each of these projects has sold strongly, with Lentor Central Residences reaching about ninety-three per cent take-up at launch.
Launch risk, which is usually the heaviest unknown at the start of a cluster cycle, is substantially lower here than at a greenfield site. The buyer pool is known. The resale comparables are already set. The developer team is on its fifth project in the same enclave. For an investor who weighs execution risk alongside pricing, this is a meaningfully de-risked entry.
Pillar 2
02
Bukit Panjang has not seen a new Executive Condominium launch since Blossom Residences in 2011 — a structural EC supply drought of over a decade in one of Singapore’s most established residential towns. Solano Grand EC is the first EC GLS site awarded in the area since, with City Developments Limited (CDL) winning the tender at S$252.9 million (S$771 psf ppr) on 5 August 2025. For long-term holders, this 15-year gap is not a marketing claim — it is a verifiable structural feature with direct implications for resale dynamics.
Why this matters: EC value at exit depends on the depth of the upgrader buyer pool relative to the competing EC supply at the same hold milestone. Over a 15-year drought, Bukit Panjang’s HDB estates have continued to generate upgrader households reaching MOP — but with no new EC supply absorbing that demand. By the time Solano Grand EC reaches its 5-year MOP secondary market window (around 2032) and its 10-year full-privatisation mark (around 2037), the competing EC inventory in the immediate Bukit Panjang area will be structurally limited.
The geographic dynamic compounds this. Upgraders from Bukit Panjang, Choa Chu Kang, and Hillview HDB estates strongly prefer to stay within familiar western catchments — schools, workplaces, family networks, and commute patterns built around the Downtown Line and the Bukit Panjang Integrated Transport Hub. An EC at Solano Grand is positioned within their natural upgrade radius, with no comparable nearby EC competition for over a decade behind it.
Pillar 3
03
Scarcity of New Supply
The Lentor Central parcel was secured in March 2026 at the highest land rate ever paid for a Lentor cluster site, roughly six per cent above the earlier parcel that became Lentor Central Residences. That earlier project launched from $1,981 per square foot and reached about ninety-three per cent take-up on launch weekend.
For an investor, the direct implication is twofold. First, Lentor Rise will launch above the four prior projects, since the land cost pushes the floor upward. Second, every resale transaction in the cluster from this point forward anchors to the new benchmark rather than the old one, which supports the resale case for earlier Lentor Hills units too.
Pillar 3
03
Executive Condominiums occupy a specific position in the Singapore property market: they enter the market at subsidised pricing structurally below comparable private condominiums in the same area, then progressively convert toward fully private status over a defined ten-year arc. For long-term holders, this conversion mechanic — not generic yield or appreciation — is the load-bearing value driver.
“The structural EC value mechanic isn’t yield or generic appreciation — it’s the conversion arc from subsidised entry to fully private status over a ten-year hold.”
The arc operates in three stages. At launch (year zero), the EC is priced meaningfully below comparable private condos in the area, with first-time-buyer eligibility, the CPF Enhanced Housing Grant available to qualifying households, and a five-year minimum occupation period. At year five (MOP), the unit becomes saleable to Singaporeans and Permanent Residents on the secondary market — capturing the first conversion premium as the EC begins trading more closely with private comparables. At year ten, the EC fully privatises: saleable to foreigners, treated as a fully private condominium, with no remaining EC-specific restrictions.
Solano Grand EC was awarded under the pre-8 May 2026 EC policy regime, meaning the current rules apply — five-year MOP, ten-year full privatisation, the existing Progressive Payment Scheme, and current first-timer priority. For buyers comparing across EC launches, this is a meaningful distinction: subsequent EC GLS sites will be subject to stricter rules including longer MOP requirements.
TAILORED FOR EVERY LIFESTYLE
Thoughtfully designed homes,
inside and out.
From efficient 1-bedroom residences to signature 5-bedroom suites in the tallest 27-storey tower, discover the anticipated layout options at Lentor Rise Residences. Detailed floor plans, sizing and pricing will be confirmed by the developer closer to the launch.
BEST FOR SINGLES
1-Bedroom
EARLY BIRD PRICE
Indicative Pricing Available
Upon Enquiry · Developer pricing at VVIP Preview
- A short walk to Lentor MRT: Entry-quantum home sized for the professional who commutes on the Thomson-East Coast Line and treats Lentor Modern as their daily kitchen and gym.
- Lentor Modern mall at the doorstep: Daily food, grocery, preschool, fitness and healthcare directly linked, with no need for a car.
- GuocoLand Lentor track record: Fifth project in the Lentor Hills Estate from the same partnership. Proven cluster execution across four prior sold-well launches.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- VVIP Preview Invitation
- Direct Developer Pricing
BEST FOR COUPLES
2-Bedroom
EARLY BIRD PRICE
Indicative Pricing Available
Upon Enquiry · Developer pricing at VVIP Preview
- Dual-TEL commuter pair: Dual-income couples commute across the Thomson-East Coast Line without a car. Orchard, Woodlands and Marina Bay all one line away.
- WFH-flexible second bedroom: Sized for the professional couple anchored to Novena, the CBD, or the Woodlands innovation corridor with WFH flexibility.
- Lentor Hills school catchment: Anderson Primary, CHIJ St Nicholas Girls' and Presbyterian High inside the wider Lentor education belt.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- VVIP Preview Invitation
- Direct Developer Pricing
BEST FOR FAMILIES
3-Bedroom
EARLY BIRD PRICE
Indicative Pricing Available
Upon Enquiry · Developer pricing at VVIP Preview
- Family sweet spot in a GuocoLand address: The family quantum tier in a cluster-pedigree development. Expected to anchor the mix as the most-asked-for layout.
- A short walk to Lentor MRT: Children walk to the Lentor MRT interchange. Parents commute without a car across the TEL to CBD, Orchard, Novena and Woodlands.
- D26 school catchment: Anderson Primary, CHIJ St Nicholas Girls' and Presbyterian High in the wider Lentor school catchment.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- VVIP Preview Invitation
- Direct Developer Pricing
BEST FOR LARGER FAMILIES
4-Bedroom
EARLY BIRD PRICE
Indicative Pricing Available
Upon Enquiry · Developer pricing at VVIP Preview
- Multi-generational footprint: Premium family sizing with capacity for grandparents, dedicated home office or long-stay relatives. Expected private-lift provision on the Premium configuration.
- A short walk to Lentor MRT: The whole household moves across the Thomson-East Coast Line effortlessly. Orchard, Marina Bay and the Woodlands corridor are all within reach.
- Lentor cluster at scale: Positioned inside the fifth partnership launch of the Lentor Hills Estate. The most mature cluster for Lentor Hills resale and rental comparables.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- VVIP Preview Invitation
- Direct Developer Pricing
BEST FOR LEGACY BUYERS
5-BEDROOM SIGNATURE
EARLY BIRD PRICE
Indicative Pricing Available
Upon Enquiry · Developer pricing at VVIP Preview
- Signature-scale luxury layout: The most exclusive tier at Lentor Rise. Anticipated top-floor positioning in the tallest 27-storey tower, suite-format for legacy family living.
- Reservoir-view potential: Elevated site with intended view corridors toward Lower Seletar and Lower Peirce Reservoirs. Final views confirmed per stack at the showflat.
- Position-and-scarcity segment: Very limited signature-scale inventory in D26 developments walking distance to a TEL interchange.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- VVIP Preview Invitation
- Direct Developer Pricing
Why Lentor Rise stands apart in the cluster
A side-by-side look at what Lentor Rise offers against the four earlier Lentor Hills launches.
recommended
Lentor Rise Residences
The fifth cluster project from the same partnership, launching into an estate already matured and proven on sales.
- A record land price for the Lentor cluster signalling a premium product tier
- A short walk to a now-mature Lentor MRT and Lentor Modern mall
- 171,424 square foot three-tower parcel on an elevated Lentor Hills site
- Fifth launch from the same partnership with cluster-proven execution
Prior Lentor Hills Launches
Four earlier cluster projects launched at lower land cost and before the TEL and Lentor Modern mall were fully operational.
- A record land price for the Lentor cluster signalling a premium product tier
- Launched before the TEL reached its full operating pattern
- Launched before Lentor Modern mall opened and matured
- Smaller parcels and single-developer execution
Why Bayshore Drive Residences
Stands Apart in the East Coast
A side-by-side look at Bayshore Drive Residences against other recent East Coast launches in Bayshore and Marina Bay.
Built by Frasers-led five-party JV — directly above Bedok South MRT with Temasek Primary within 1km.
- MRT beneath your building
- 1,280 homes · The only one of its kind
- Mall and bus interchange built in
Other
East Coast Launches
Further from Bedok South MRT, outside the elite school catchment radius.
- Walking distance to MRT (not integrated)
- Pure residential · No integrated retail
- Not the precinct town-centre anchor
For investors, stack and floor selection matter more than they do for own-stay buyers. Resale liquidity, rental premium and capital appreciation all vary meaningfully by stack quality: facing, floor level, layout efficiency, and view.
By the time a project’s public launch concludes, the best stacks are typically allocated. Preview registration provides priority selection across the full inventory before public launch pricing premiums apply.
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Project at a Glance
A quick look at
Lentor Rise Residences.
Location
Lentor Central
District 26, walking distance to Lentor MRT on the Thomson-East Coast Line
Developer
GuocoLand, Intrepid and TID
The partnership behind Lentor Modern, Lentor Hills Residences, Lentor Mansion and Lentor Central Residences
Unit Mix
1 to 5 Bedroom
Around 553 residences across three towers
Schools Nearby
Strong D26 education belt
Anderson Primary, CHIJ St Nicholas Girls', Presbyterian High
Lifestyle
Lentor Modern mall at the doorstep
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
H1 2027
Fifth Lentor Hills Estate project from the same partnership
Location
Lentor Central
District 26, walking distance to Lentor MRT on the Thomson-East Coast Line
Developer
GuocoLand, Intrepid and TID
The partnership behind Lentor Modern, Lentor Hills Residences, Lentor Mansion and Lentor Central Residences
Unit Mix
1 to 5 Bedroom
Around 553 residences across three towers
Schools Nearby
Strong D26 education belt
Anderson Primary, CHIJ St Nicholas Girls', Presbyterian High
Lifestyle
Lentor Modern mall at the doorstep
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
H1 2027
Fifth Lentor Hills Estate project from the same partnership
mature Lentor Hills Estate.
Lentor Rise Residences is supported by its position in the mature District 26 Lentor Hills cluster, Lentor MRT access on the Thomson-East Coast Line via a short walk, and a diversified exit profile across three distinct buyer pools. For investors evaluating Singapore residential exposure with a 5-to-10 year hold horizon, it warrants a place on the shortlist.
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Learn more about the project based on your profile.
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Residences
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Project Details
Developer: GuocoLand, Intrepid Investments and TID Residential
Tenure: 99-Year Leasehold
Status: VVIP Preview Registration Open · Launch Targeted H1 2027
Expected TOP: To be confirmed closer to launch
Location
Lentor Central, District 26 (Lentor Hills Estate)
Walking distance to Lentor MRT on the Thomson-East Coast Line
Nearby: Anderson Primary, CHIJ St Nicholas Girls’, Presbyterian High
553 residences · 3 towers · 171,424 sqft site
Disclaimer: While every reasonable care has been taken in preparing this website and in constructing the models and showflats, the developer and the marketing agent cannot be held responsible for any inaccuracies or omissions. Visual representations, models, showflat displays and illustrations, photographs, art renderings and other graphic representations and references are intended to portray only artistic impressions of the development and cannot be regarded as representation of fact. Floor areas are approximate measurements and subject to final survey. The property is subject to inspection by the relevant authorities to comply with the current codes of practice. All information, specifications, renderings, visual representations and plans are current at the time of publication and are subject to change as may be required by us and/or the competent authorities sand shall not be regarded as statements or representations of facts. All plans are subject to amendments as directed and/or approved by the building authorities. All areas are approximate measurements only and subject to final survey. The Sales and Purchase Agreement shall form the entire agreement between us, the Developer and the Purchaser and shall supersede all statements, representations or promises made prior to the signing of the Sale and Purchase Agreement and shall in no way be modified by any statements, representations or promises made by us or the Marketing Agent
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