Commentary on the opening of tender for land parcel at Lentor Central

Singapore, 8 December 2025 – The tender for the Government Land Sale (GLS) site at Lentor Central opened on 8 December 2025 and is scheduled to close on 3 March 2026.

The site, situated in the Ang Mo Kio planning area, covers approximately 15,926 sqm and has the potential to yield 560 private residential units. 

“Lentor Central is a highly accessible site with strong connectivity, established amenities, and increasing demand from upgraders in nearby towns. With successful launches already shaping the precinct, this plot will further reinforce the vision of Lentor as a connected, family-friendly neighbourhood,” said Marcus Chu, Chief Executive Officer, ERA Singapore.

Location Attributes

“With Lentor Central now up for bidding, this marks the seventh land parcel to be released in the neighbourhood. Like earlier Lentor plots, it benefits from the same strong locational advantages that have driven steady new-launch demand in the area. For instance, its proximity to Lentor MRT Station on the Thomson–East Coast Line (TEL) provides residents with direct access to key city destinations, such as Maxwell, Orchard, and Marina Bay, reinforcing the attractiveness of future homes on this site.”

Beyond its dedicated MRT station and upcoming integrated retail mall, Lentor’s appeal is further enhanced by its proximity to Ang Mo Kio. Residents benefit from easy access to key amenities such as Ang Mo Kio Bus Interchange, Ang Mo Kio Central Market & Food Centre, and Ang Mo Kio Polyclinic, as well as a wide array of everyday conveniences.

The future development at Lentor Central is also likely to be within a 1 km radius of Anderson Primary School, increasing its attractiveness for family-oriented buyers. From a lifestyle perspective, nature enthusiasts will value the precinct’s closeness to green spaces, such as Hillock Park and Thomson Nature Park, both offering accessible outdoor recreation facilities.

URA Master Plan 

“URA envisions the Lentor Hills estate as a sustainable, pedestrian-friendly neighbourhood amidst greenery. This precinct will feature new pedestrian and cycling pathways that enable residents to navigate smoothly around Lentor while remaining connected to nature.

With the upcoming mixed-use development at Lentor Modern, future residents can anticipate a variety of dining options, retail outlets, a supermarket, and childcare facilities. These additions will further improve daily convenience and boost the attractiveness of new homes in the neighbourhood.”

Buyer Demand 

“Demand for future development at Lentor Central is likely to originate from HDB upgraders living in Ang Mo Kio and nearby towns such as Bishan and Serangoon, a trend already seen in past Lentor launches. Moreover, with increasing HDB resale prices boosting upgrader purchasing power, Lentor’s close proximity and familiarity make it an appealing next step for families seeking a private home in a location they know well.

Ang Mo Kio, Bishan, and Serangoon have also seen a rise in million-dollar HDB flat transactions in recent years, adding to a larger pool of buyers with enough equity to upgrade to private property. Between 2023 and the first 10 months of 2025, million-dollar deals more than doubled in Ang Mo Kio (31 to 72 units), tripled in Serangoon (15 to 45 units), and increased significantly in Bishan (45 to 77 units).

Likewise, older residents in the surrounding landed estates may see the upcoming Lentor condominium launches as an opportunity to right-size. According to URA caveats (as of 4 December 2025), landed homes in Ang Mo Kio have sold for at least $2.58M this year, providing sellers with substantial capital to comfortably purchase a new private home in Lentor.”

Developers’ Interest

“Confidence in Singapore’s residential market continues to grow, supported by strong 2025 launch sales. Consequently, more developers may begin to replenish their land inventories.

Currently, excluding ECs, there are seven GLS sites open for tender (including the three sites launched today), with another seven private residential sites available on the 1H 2026 Confirmed List.

That said, the Lentor Central site may still attract a more measured level of interest, similar to the Lentor Hills tender earlier this year, which closed with two bids and was awarded at a land rate of $920 psf ppr, the lowest land rate among the Lentor parcels tendered so far. Although the outcome was more subdued than expected, it reflected developers’ disciplined approach amid rising costs and an expanding pipeline in the precinct. Interest was also likely limited by the availability of other attractive sites at the time, along with increased economic uncertainty following the U.S. tariff announcement in April. Demand for new homes in Lentor continues to be supported by the strong take-up at Lentor Central Residences and the limited unsold inventory in the estate.

With a fresh slate of competing sites from the 1H 2026 Confirmed List, we might see a moderate turnout of two to four bidders for Lentor Central. Expected land bids are likely to fall within the $950 psf ppr to $1,050 psf ppr range, similar to previous Lentor sites.”

For media enquiries, please contact:

Lisha Rodney

Public Relations Manager, ERA Singapore

Email: Lisha.Rodney@era.com.sg

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