Here we introduce Belgravia Ace Cluster Houses, the largest and third phase of the Belgravia Collection. These are brand new freehold strata landed houses located at Belgravia Drive in the peaceful Seletar estate, near Ang Mo Kio Avenue 5.
Developed by Fairview Development Pte Ltd, a part of the Tong Eng Group, Belgravia Ace consists of 104 semi-detached houses and 3 terrace units. Each house includes 5 bedrooms, a study, a home shelter, and a home lift. Some houses also have a family area.
Large freehold cluster house developments like Belgravia Ace are rare, as most are small with limited land. However, Belgravia Ace offers spacious grounds with plenty of greenery, facilities, and landscaping. Residents enjoy the space of landed housing along with condominium amenities such as swimming pools, spas, a gym, fitness areas, and BBQ pits, all maintained by the development. It also provides a safe, gated environment where children can play freely.
Fairview Development aims to improve upon earlier phases with larger units and high-quality finishes and fittings.
Belgravia Ace cluster homes are accessible via Belgravia Drive, off Ang Mo Kio Avenue 5. It’s a 5-minute drive to the Central Expressway (CTE) and under 25 minutes from Orchard Road and the Raffles Place/Marina Bay CBD area during off-peak hours.
The project features modern contemporary architecture with plenty of landscaping and greenery. The design aims to create a peaceful, nature-inspired oasis, offering a serene and safe haven to return to.
This nature theme starts right at the main entrance, where a roundabout water fountain and the greenery of the Fire Garden welcome both residents and visitors.
The houses themselves have a sleek fin frame around their glass facades, combining modern and classic elements. The extensive glass frontage enhances the sense of space, making the most of the 6-meter width of the interiors. The 1st floor boasts a high ceiling of 4.95 meters, adding to the spacious feel and allowing for a furniture loft.
Most units also include a roof terrace, providing additional space for family gatherings or social activities.
If you are deciding between a Belgravia Ace cluster house and a landed home, there are pros and cons to consider for both options.
A landed home allows you to own the piece of land it sits on, giving you the freedom to rebuild or modify the house as you like, in any color or material you prefer.
In contrast, with cluster houses, you don’t have that freedom because a standard facade must be maintained. This has its benefits, too, as it ensures the neighborhood remains aesthetically pleasing and you won’t have unattractive neighboring houses.
You don’t own a specific piece of land; instead, you share ownership of the entire site with other residents.
This setup has its benefits. Since the houses are strata units like condominiums, the owners can choose to collectively sell the entire development to a developer in an en-bloc sale as it ages. After 20 years, only 80% of the owners need to agree to the sale, unlike landed property which requires 100% approval—a rare occurrence.
Over time, the value of the land will increase. Freehold land is becoming scarcer, and a large plot like this is especially valuable and always in demand by developers.
Another advantage of cluster houses is the reduced burden of maintenance. You don’t have to worry about maintaining the house exterior or the grounds yourself, which can be a major hassle for busy homeowners. The gardens and landscaping are taken care of, and the facades are painted every few years. While there is a monthly maintenance fee, pooling resources often makes it more affordable than what individual landed homeowners would spend on maintenance.
Another appealing aspect, especially for families with children, is that cluster house developments offer condominium-style facilities right at your doorstep. While there may not be as many amenities as in larger condos, they are located in a safe, gated environment, which is very important if you have young children.
The Belgravia Ace cluster housing project will be a mid-sized development. Such projects naturally foster a neighborly spirit among residents due to the smaller community size. Additionally, given the landed character, residents often celebrate events together, like the Mid-Autumn Festival.
Belgravia Ace will feature 107 freehold strata houses, including 104 semi-detached units (Types A, B, and C) and 3 terrace units (Type D), with the following details:
Type A Strata Semi-Detached Houses: 18 units, each with 3 storeys plus an attic. These houses have 5 bedrooms, a study, and a home shelter. They are joined at the rear to Type B, making them open on both sides and giving them the appearance of standalone bungalows from the front. The car porch is at ground level, enhancing the feel of a landed house. Living and dining areas, along with the kitchen, are on the 2nd floor, with bedrooms on the top floor.
Type B Strata Semi-Detached Houses: 18 units, each with 3 storeys, a basement, and a roof terrace. These houses have 5 bedrooms, a study, a home shelter, and a family area. Joined at the rear to Type A, they also appear as standalone bungalows from the front.
Type C Strata Semi-Detached Houses: 68 units, each with 3 storeys, a basement, and a roof terrace. These houses include 5 bedrooms, a study, and a home shelter.
Type D Strata Terrace Houses: 3 units, each with 3 storeys, a basement, and a roof terrace. These houses have 5 bedrooms, a study, and a home shelter.
All units come with a home lift and a private car porch that can accommodate at least two cars. They will also be equipped with a Smart Home System that integrates the home intercom, digital door lock, lights, air conditioner, and fire alarm system.
Green features of the development include:
Optimal window-to-wall ratio.
Low-emission glass to reduce harmful infrared and UV rays.
Electric vehicle charging points.
Water-efficient sanitary wares and fittings.
Appliances and air-conditioning systems with the highest energy efficiency ratings.
Air-conditioning systems with Plasma Quad technology to remove particles like bacteria, viruses, dust, allergens, and mold.
Use of eco-friendly cement and low-volatility organic compounds in construction materials, paints, sealants, and adhesives.
Belgravia Ace Site Plan
Access to Belgravia Ace is through Belgravia Drive, a new road off Ang Mo Kio Avenue 5. This development is the innermost phase of the Belgravia Collection, set back from the main road by Belgravia Green and Belgravia Villas, which are already separated from the road by a 100-meter wide park.
The main entrance features a tree-lined boulevard, creating a sense of elegance and grandeur on a homely scale.
Like the earlier phases, the houses in Belgravia Ace are oriented North-South to reduce heat from the afternoon sun and encourage breezes from the prevailing monsoon winds.
The grounds are divided into eight garden zones, each themed around a different natural element: earth, water, wood, air, fire, metal, light, and stone. Each zone features a special element such as a putting green, whispering pond with a waterfall, landform play area, hammock lawn, garden pavilions, and a courtyard.
A white-framed, 2-storey clubhouse houses the function room, entertainment area, and gym. The centerpiece of the landscaping is a 50-meter lap pool, complemented by a family pool, jacuzzi, and waterfall.
Residents will enjoy views of open spaces and lush landscaping. The facilities and gardens will enable residents to integrate outdoor activities into their daily routines. In addition to the pools and BBQ pavilion, there will be exercise areas and children’s activity zones. Below are artist’s impressions of some facilities.
Note: The floor areas stated include any voids, patios, balconies, terraces, and A/C ledges. These areas are estimations, and the final areas are subject to BP approval.
The land for the Belgravia Ace cluster houses has been owned by Tong Eng for quite some time. This land is part of the primarily freehold (999-year leasehold) Seletar Hills Estate, which dates back to Singapore’s early days.
Tong Eng acquired the land at prices much lower than today’s market rates. However, don’t expect the selling prices to reflect those early purchase costs. They are expected to make a significant profit from the sales of these strata houses.
The exact selling prices for Belgravia Ace units have not been disclosed yet. However, looking at the prices of the recently sold Belgravia Green units, which were semi-detached and sold for around SGD $3.9 million, can give us an idea. Since the Belgravia Ace semi-detached units are likely to be larger, we can expect their prices to be in the $4 million plus range.
Developer
Belgravia Ace homes are being developed by Fairview Developments, a subsidiary of the Tong Eng Group. Tong Eng has built several landed homes in the area, including Poets Villas, Stratton Park, 8 @ Stratton, Belgravia Park, Belgravia Villas, and Stratton Green. Their latest project, Belgravia Green, is currently under construction.
In 2018, Tong Eng received the BCI Asia Top 10 Developer Award. In 2017, Belgravia Villas won the PropertyGuru Best Housing Development Award.
The Tong Eng Group, formerly known as Tong Eng Brothers, started operations in the 1940s and diversified into property development in the 1950s. During the 1950s and 1960s, the Group built hundreds of houses and apartments in Tong Eng Heights (now Changi Heights) and Changi Grove to rent to British Armed Forces personnel. They also developed shophouses along Upper Paya Lebar Road, West Sea Garden in Pasir Panjang, and Tong Kong Garden in Upper Paya Lebar.
Today, Tong Eng continues to develop a wide range of properties, including landed homes, apartments, condominiums, offices, and retail malls. Some of their residential projects include Goodwood Grand, Prosper Gardens, Trendale Tower, Balcon East, Green Meadows, 3 Balmoral, Serenade Gardens, and Kew Cottages.
Over the past 60+ years, Tong Eng has developed nearly 200 acres of land, earning a solid reputation as a reliable property developer. Their aim is to create well-designed projects with high-quality finishes and meticulous attention to detail.
Location
Belgravia Ace is situated in the Seletar Hills landed housing area, between Ang Mo Kio and Yio Chu Kang. This private residential estate mainly features one to three-storey landed houses, with a few low-rise apartments and condominiums scattered throughout.
Belgravia Ace is located between Belgravia Villas and Belgravia Green to the south, and the landed houses along Stratton Drive to the north. To the west is Este Villas, a freehold cluster housing development that sold out within days of its launch about 10 years ago. Back then, each intermediate terrace was priced around $2 million, and they were sold within half a day. Nowadays, $2 million wouldn’t buy a new 99-year leasehold apartment half that size.
Amenities
As typical in landed housing estates, there are no large F&B outlets or shopping centers within easy walking distance. The nearest major ones are NEX at Serangoon Central, Compass One at Sengkang Central, and AMK Hub at Ang Mo Kio Town Centre, all about a 10-minute drive away. However, residents can walk to Greenwich V through a side gate leading to Stratton Road within Seletar Estate. It’s a small but cozy place to chill with F&B joints like The Coffee Bean & Tea Leaf, Toast Box, some bakeries, a Cold Storage supermarket, pharmacy, hair salon, and medical and dental clinics.
Popular food spots nearby include Jalan Kayu with its alfresco dining options, and Serangoon Gardens, home to the well-loved Chomp Chomp Food Centre.
Nearest MRT Station
Belgravia Ace is not within walking distance of an MRT station. The nearest stations are Ang Mo Kio and Yio Chu Kang, about 7 bus stops away. By car, it takes about 5 minutes off-peak to reach these stations, which are on the North-South MRT line that goes to Orchard Road, Raffles Place, and Marina Bay.
Schools
There are no primary schools within 1 km, but a few are within a 2 km radius. Notable among them is Rosyth Primary School, although even within 1 km, admission is highly competitive. Other primary schools in the vicinity include Jing Shan, Hougang, Fernvale, and Sengkang Green Primary, which are relatively new and well-equipped.
Accessibility
For drivers, Belgravia Ace is conveniently located about 5 minutes from the nearest Central Expressway (CTE) exit. Off-peak, it takes roughly 20 minutes to reach Orchard Road and about 25 minutes to get to the Raffles Place and Marina Bay financial districts.
Welcome to North Gaia EC, a new executive condominium in the north of Singapore, set to launch for sale in April 2022. This will be the first new EC in Yishun in six years, so there is expected to be high demand.
The North Gaia EC is developed by Sing Holdings Limited and is located at the corner of Yishun Avenue 9 and Avenue 8. It offers a great view of the 40-hectare Khatib Bongsu Nature Reserve, a beautiful mangrove area on Singapore’s northeastern coast.
Sing Holdings has developed several residential projects, from high-end developments like 38 Draycott Drive to their latest mass-market project, Parc Botannia.
The name North Gaia combines “Gaia,” the Greek Goddess of Earth, with its close proximity to nature and its location in the emerging North district of Singapore.
This new executive condo is located in Yishun township, which used to be considered quite far from the city. However, with growing interest in even more distant areas like Woodlands and Sembawang, and the successful launches of Provence and Parc Canberra ECs, that perception has changed.
This shift is partly due to the expansion of the expressway network and the increase in MRT lines across the island, which have significantly reduced travel times.
North Gaia EC is not within walking distance of an MRT station. It is located next to the Symphony Suites condo, which was completed three years ago, and is across Yishun Avenue 8 from a forested area.
The nearest MRT station is in Yishun town centre, about 1.6 kilometers down Yishun Avenue 9. This station is connected to Yishun’s main shopping area, including Northpoint City, Golden Village Yishun, and the Town Square. A network of feeder bus services helps with transportation in this mature estate.
Traveling from Yishun to Orchard Road by MRT takes about 26 minutes, covering 9 stations on the North-South line. To get to Raffles Place, it’s another 4 stations, totaling about 35 minutes (according to Transitlink). Adding 15 minutes for a feeder bus ride, the total journey to the city is comfortably within an hour.
Driving is faster, taking less than 25 minutes via the CTE (Central Expressway) during off-peak hours. This will be even quicker once the new North-South Expressway is completed in 2026, around the same time as the North Gaia EC. This new expressway will handle traffic from Sembawang and the northern region, ensuring smoother and faster drives on the CTE.
The development consists of 11 residential towers, each 14 storeys high, with a total of 616 units. It includes two levels of basement parking, two 50-meter swimming pools, a landscaped deck, a tennis court, a clubhouse, and many other communal facilities.
The project offers a mix of three to five-bedroom units, catering to young couples, families with kids, and extended or multi-generational families.
One highlight is the close proximity to the upcoming Khatib Bongsu Nature Park, a 40-hectare mangrove and mudflat habitat announced by the National Parks Board in March 2020 and slated for completion in 2024. Many higher-floor units will have unobstructed views of the nature park and water. Families can easily walk over to enjoy amenities like kayaking.
Additionally, a section of the Khatib Bongsu Park Connector runs right next to the site on its southeast side. This connector stretches from Yishun Pond along the canal to the park and the sea off Seletar Island (Pulau Seletar).
This is the only EC in Yishun where every block is within one kilometer of the popular Chongfu Primary School.
Yishun Avenue 8, the new road beside North Gaia EC, connects to Seletar West Link, providing an alternative route to the Tampines, Central, and Seletar expressways. It also leads directly to the Seletar Aerospace Hub, which is an employment center and a potential pool of tenants or buyers.
Yishun is a well-established HDB estate that offers a wide range of amenities for all ages, including food, shops, schools, banks, libraries, medical facilities, and nature parks.
It is seen as a family-oriented township with a thriving community. The area has recently been rejuvenated with new malls, cycling paths, hawker centers, healthcare facilities, and improved transport infrastructure.
The nearest neighborhood shopping center, Junction Nine, is just a 6-minute walk away and was completed in 2017. Northpoint City, an integrated development at the town center, also opened in 2017. It features the first Community Club in a shopping mall and is the largest mall in the north of Singapore, with over 500 dining and retail outlets. It connects directly to the Yishun MRT station via an underpass and integrates with the air-conditioned bus interchange and a town plaza.
Yishun is also known for its many parks and green spaces. Yishun Park, with Yishun Pond, and several small neighborhood parks are all connected by the park connector network. The North Gaia EC has its own section of the park connector next to it and a forested area opposite.
Lower Seletar Reservoir Park, which borders the tranquil waters of Lower Seletar Reservoir, adds to Yishun’s charm. Few estates in Singapore have such a large body of water nearby.
Yishun also has its own medical facilities, including Khoo Teck Puat Hospital and Yishun Community Hospital near the town center, providing peace of mind with medical help close by if needed.
Based on the recent launches of Provence Residence in Sembawang and Parc Greenwich in Sengkang, demand for executive condominiums remains strong, even though Parc Greenwich isn’t near an MRT station.
Interest in North Gaia EC is expected to be high as it is the first EC launch in Yishun in six years. Additionally, there are not many EC launches happening island-wide. The next ones, in Tengah and Tampines, are expected to launch at the end of 2022 at the earliest, by which time demand will have increased even more.
Furthermore, the land cost for the last two ECs was higher than for the current batch, although they are also not within walking distance of MRT stations. Despite this, these ECs are likely to attract interest from the “sandwiched class” because new EC stocks are limited and still more affordable than new private condos.
New executive condominiums (ECs) are developed by private developers but are typically sold at 15% to 20% less than new private condos nearby.
First-time applicants may be eligible for up to $30,000 in CPF housing grants. Potential buyers can also get up to a 75% housing loan, depending on their income, even if they have outstanding home loans. Additionally, no Additional Buyer’s Stamp Duty (ABSD) is payable.
However, the loan amount for ECs is calculated using the Mortgage Servicing Ratio (MSR) of 30%, which is half of the Total Debt Servicing Ratio (TDSR) allowed for private home loans. While this promotes financial prudence, it can make it harder to get a large enough loan, especially for bigger units. Ironically, with the same income, you could qualify for almost twice the loan amount for a private property.
The good news is that this loan restriction does not apply to resale ECs. Resale ECs are treated like any other private condo, where the higher TDSR limit of 60% applies. This means that after the Minimum Occupation Period (MOP), buyers of your EC can get a higher loan if needed, allowing them to pay a higher price.
Interestingly, the MSR has not significantly impacted sales at previous EC launches. The largest units, which you might think would struggle to secure enough loan under the MSR, have often sold quickly, likely to cash-rich buyers or those receiving financial support from their parents.
Value
Even though ECs are priced lower, they are usually comparable to suburban private condos in terms of finishes and fittings. They also often come with a similar range of facilities.
However, executive condos typically do not include one-bedroom units, and there are very few two-bedroom units. This is because ECs are aimed at families, as they must be owner-occupied for the first five years of the Minimum Occupation Period (MOP). As a result, the rooms tend to be more spacious, and there are more family-friendly features like larger kitchens and yards, which is ideal for those seeking family-oriented layouts.
Capital Appreciation
Due to their lower initial prices, ECs tend to have a higher Return on Investment (ROI). Over time, resale EC prices usually rise to close the gap with comparable private condos.
There is typically a price increase after the Minimum Occupation Period (MOP), when units can be sold to Singapore citizens or Permanent Residents. Another price jump often occurs after 10 years, when units can be sold to foreigners as well.
Historically, ECs bought new from developers have shown good capital gains compared to other property types. If you choose not to sell, you can rent out your unit after reaching the MOP. Unlike HDB flat owners, EC owners can de-couple to buy a second property without paying Additional Buyer’s Stamp Duty (ABSD).
The 15% to 20% lower pricing for ECs compared to similar private condos also provides a buffer against potential price drops, making them a safer investment.
Value growth in Singapore is closely tied to the URA Master Plan and the regional centers it envisions.
Yishun is located near the North Coast Innovation Corridor, which is one of these regional growth areas. Other hubs include the Jurong Lake District, Paya Lebar Regional Centre, and the Greater Southern Waterfront. While there are no ECs in these other areas, North Gaia executive condo benefits from being close to the North Coast Innovation Corridor.
What is the North Coast Innovation Corridor?
New Economic Zone: This is a new growth area in northern Singapore, stretching from Woodlands to Punggol.
Key Areas: It includes the Woodlands Regional Centre, Seletar Regional Centre (including the Aerospace Park), and the Punggol Creative Cluster.
Employment Hub: The corridor is designed to be a major employment hub for the northern and northeastern parts of the island, likely increasing the demand for housing.
Mixed-Use Development: It will feature residential, retail, educational, commercial, and lifestyle components, along with business parks.
Opportunities for Residents: Yishun residents can benefit from the employment opportunities provided by this new growth zone.
Project Information
Name: North Gaia
Developer: Sing Holding (Yishun) Pte Ltd
Status: Executive Condominium (Main applicant must be a Singapore citizen)
Address:
25 Yishun Close, Singapore 769341
27 Yishun Close, Singapore 769342
29 Yishun Close, Singapore 769343
31 Yishun Close, Singapore 769344
33 Yishun Close, Singapore 769345
35 Yishun Close, Singapore 769299
37 Yishun Close, Singapore 769300
39 Yishun Close, Singapore 769301
41 Yishun Close, Singapore 769302
43 Yishun Close, Singapore 769303
45 Yishun Close, Singapore 769294
District: 27
Site Area: 21,514 m² (231,576 sq ft)
Total GFA: 60,239.2 m² (648,414 sq ft)
Plot Ratio: 2.8
Tenure: 99-Year Leasehold
Expected NOVP (TOP): 30 June 2027
No. of Blocks: 11
No. of Storeys: 14
No. of Units: 616
No. of Car Spaces: 616 Car Spaces + 11 Accessible Spaces + 103 Bicycle Spaces
Description: Executive condominium development featuring eleven 14-storey high apartment blocks with 2 levels of basement parking, landscape deck, swimming pools, clubhouse, tennis court, and other communal facilities located at Lot 3974L MK 19 at Yishun Close (Yishun Planning Area).
The site is an irregular, almost rhomboid shape, covering just over 230,000 square feet of land. It is located at the corner of Yishun Avenue 9 and Yishun Avenue 8.
To the immediate southwest is the private condominium, Symphony Suites. The other three sides, bounded by roads, are relatively open.
To the northeast, across Yishun Avenue 8, is a large patch of greenery stretching to the sea and Seletar Island, facing Johor Straits. This area is currently a reserve site, with 40 hectares designated for the Khatib Bongsu mangrove reserve.
No development plans have been announced for this reserve site, so for now, higher floor units on this side will enjoy unblocked views.
The southeast side of the site borders a canal flowing from Yishun Pond to the sea and faces a park connector running alongside the canal. Vehicular access to the site is via Yishun Close, a quieter cul-de-sac away from the main roads.
All the blocks are angled at 22.5 degrees to achieve a near north-south orientation, which maximizes cross-ventilation and minimizes heat from the afternoon sun. This tilt also maximizes spacing between blocks, reduces direct overlooking, and avoids directly facing neighboring buildings.
This orientation allows for the creation of two main strips of landscaped spaces between the tower blocks, serving as visual corridors.
The development’s facilities are seamlessly integrated into the landscape, featuring pools and various garden experiences. This design creates a resort-like effect with cascading waterfalls and dynamic vistas, offering spatial surprises as one moves through the area.
North Gaia prices for the 23 April 2022 launch start from around $1.14M for a 3-bedroom unit, $1.6xM for a 4-bedroom unit, and $1.9xM for a 5-bedroom unit.
The bids for this Yishun EC site exceeded analysts’ expectations, with seven bidders vying for it. Sing Holdings won with a top bid of SGD $373.5 million.
Their winning bid was one of the highest for an executive condominium site at that time, translating to a land cost of $576 per square foot per plot ratio (PSF PPR).
However, this bid has since been surpassed by subsequent bids at Tengah and Tampines, which came in at $603 and $659 PSF PPR, respectively. This increase is likely due to a shrinking land bank among developers and a generally rising market.
For the Yishun site, after accounting for regulatory costs, development financing, and marketing fees, the estimated breakeven is around $1,000 to $1,050 PSF. Thus, the likely launch price is expected to be above $1,100 PSF.
Developer
The North Gaia executive condo is being developed by Sing Holdings Limited, a local property development and investment group.
Sing Holdings Limited
Founded in Singapore in 1964, Sing Holdings Limited is listed on the Mainboard of the Singapore Exchange along with its subsidiaries (the “Group”).
Sing Holdings has a long and established history in real estate development, spanning various property types such as commercial and industrial buildings, condominiums, and landed houses.
Some of its notable projects include the EastGate building on East Coast Road and the BizTech Centre on Aljunied Road. The Group also developed Ocean Towers in Shanghai, an award-winning Grade-A office building in China. Additionally, it owns a 291-room service hotel in Melbourne, the Travelodge Docklands.
In the residential sector, Sing Holdings has developed properties like The Laurels at Cairnhill Road, Parc Botannia in Sengkang, Waterwoods in Punggol, and Robin Residences at Robin Drive.
Sing Holdings is committed to delivering high-quality projects to its clients. The company pays meticulous attention to every detail, from design and conceptualization to site and floor layouts, selecting finishes and fittings, construction, and final touches upon completion.
This dedication to quality has earned Sing Holdings several prestigious awards, including the FIABCI Singapore Property Award for The Laurels and the BCA Green Mark Award (Gold Plus) for Parc Botannia and Waterwoods.
Looking ahead, Sing Holdings aims to continue focusing on its core property investment and development business. It plans to leverage its real estate expertise and experience to create quality homes for its customers.
Location
The North Gaia is located at the intersection of Yishun Avenue 8 and Avenue 9, at the northeast corner of the Yishun estate.
Yishun is a well-established HDB estate with several other executive and private condos, all of which have been sold out and completed for some time.
MRT Station
North Gaia is about 1.6 km or roughly a 20-minute walk from the nearest MRT station at Yishun town centre. While this isn’t a very comfortable walking distance, there are feeder buses nearby that go to the town centre.
From Yishun station, it takes about 26 minutes by train to Orchard Road, and about 35 minutes to Raffles Place and Marina Bay.
Shopping, F&B, Supermarkets, Banks, Childcare
Being in a mature estate, North Gaia is well-provided with healthcare centres, retail shops, eating houses, neighbourhood malls, and childcare facilities.
One nearby neighbourhood centre, Junction Nine, is a 5 to 6-minute walk down Yishun Avenue 9 and offers a food court, supermarket, and various shops.
Northpoint City, a mega mall at the town centre, provides one-stop shopping with over 500 shops, including F&B outlets, retail stores, services, supermarkets, and child enrichment centres. It also houses a regional library, community club, and town plaza.
Schools & Educational Institutions
North Gaia is within a 1 km radius of several primary schools, including Huamin, Xishan, North View, and Chongfu. Chongfu is particularly notable, being one of the most sought-after schools, ranked 30th in popularity last year.
Gems World Academy, an international school about 2 km away, caters to students aged two to 18, offering the IB diploma program and achieving good results.
Leisure & Sports Amenities
Yishun offers recreational options such as exercise and fitness corners, cycling paths, and several parks linked to scenic waterways. North Gaia is next to the Khatib Bongsu Park Connector and across Yishun Avenue 8 from the nature park. A 15-minute walk along the park connector leads to Yishun Park and Yishun Pond.
Lower Seletar Reservoir and its surrounding park, redeveloped a few years ago, offer a multi-purpose stage, bioswale rain garden, water play area, and fishing jetty. The park is popular with joggers, strollers, and those interested in dragon boating and kayaking at the Lower Seletar Water Sports Centre.
Accessibility
For drivers, North Gaia offers an alternate and faster route to town. Instead of following the usual traffic via Yishun Avenue 2 and Lentor Avenue to the Seletar Expressway, residents can take the new Yishun Avenue 8 to Seletar West Link, then exit to the Seletar Expressway and CTE, or the Tampines Expressway.
Using this route, it takes about 21 minutes off-peak to reach Raffles Place and about 20 minutes to Changi Airport.
Lentor Modern is a new development at Lentor Central, right next to and connected to Lentor MRT station. It will be the center of a new township in a private landed area.
This development will include a supermarket, childcare center, food and beverage outlets, and various shops, along with the Lentor Modern condo. The project is by GuocoLand Limited, a top real estate developer in Singapore known for high-quality projects.
Located in the new Lentor Hills Estate, Lentor Modern will be part of a quiet neighborhood with mostly low to mid-rise condominiums and landed homes.
The area is close to parks, reservoirs, and nature reserves, offering residents open views of the surrounding greenery. The three residential towers are spaced out in a row to ensure privacy and maximize views towards the Lower Seletar Reservoir Park.
GuocoLand will use its expertise from city projects like Wallich Residence, Midtown Bay, and Midtown Modern to transform the Lentor Hills area.
The company’s CEO, Mr. Cheng Hsing Yao, expressed their vision: “We are known for transforming neighborhoods, like Tanjong Pagar and the upcoming Midtown area at Bugis-Beach Road. We believe this project can make Lentor Hills an exciting residential and lifestyle destination.”
The development will feature three 25-storey towers with a sky terrace in each. There will be 605 residential units ranging from 1- to 4-bedroom apartments, with 50% of the units offering unblocked views.
Below the residential towers, there will be two levels of retail space, totaling 96,000 square feet. This includes a 10,000 square feet childcare facility, various shops, food and beverage options, clinics, and a 12,000 square feet supermarket.
The development will be directly connected to Lentor MRT station. The area is planned to be pedestrian-friendly, with new parks and green spaces providing safe access for cyclists and pedestrians.
The area is well-connected by major roads and expressways like the Central Expressway (CTE), Seletar Expressway (SLE), and the upcoming North-South Corridor (NSC).
Residents will have easy access to recreational venues such as the future Hillock and Linear parks, Yio Chu Kang Stadium & Sports Complex, Lower Peirce Reservoir and Park, and Thomson Nature Park.
GuocoLand plans to launch Lentor Modern condo for sale in 2022. Analysts expect a strong response due to the site’s attributes, convenience, and the lack of new housing supply in the area. The last new project in the vicinity was The Calrose, launched over 15 years ago in 2005.
There is expected to be significant demand from buyers, including property owners in the surrounding landed estates, their adult children, and HDB upgraders nearby, given the diminishing supply in the OCR (Outside Central Region) zone.
The Lentor Modern condominium will be built above commercial retail space on the ground floor, directly connected to Lentor MRT station on the Thomson-East Coast Line (TEL), which opened in 2021.
This prime location provides residents with easy access to major business hubs like Woodlands Regional Centre to the north and the Central Business District (CBD) and Marina Bay Financial District to the south.
The commercial area will include a supermarket and an Early Childhood Development Centre. Other spaces will likely feature restaurants, food and beverage outlets, and retail shops to meet residents’ daily needs.
This development is the first and most strategically located parcel in the new Lentor Hills Estate, envisioned as a gateway to the area and Hillock Park. The design includes a public plaza to create a welcoming entrance and improve access to public transport, such as bus stops and Lentor MRT station.
Previously, this site was a secondary forest with a freshwater stream. Inspired by this, the Lentor Modern design features organic landscaping with lush tree groves at ground level to preserve the memory of the original forest. The fourth-floor landscape deck will be richly planted and include a 200-meter long water feature.
Garden pavilions, pool alcoves, and terraces will be placed along the water features, offering residents a natural and relaxing environment. These areas are perfect for exercising, strolling, reading, yoga, glamping, gardening, or socializing, aligning with the theme of “wellness with nature.”
At the fourth level, amidst gardens and landscaping, three residential towers will rise, each with a sky terrace on the 14th floor, providing quiet spaces for small group interactions, work, and enjoying views of the surrounding reservoirs and nature reserves.
The towers’ facades will have contrasting earth tones and sun-shading features. Screens on the facades will allow pixelated light into living spaces and balconies, mimicking sunlight filtering through forest canopies.
In addition to the residential apartments, Lentor Modern will include commercial and retail spaces, providing the following amenities for residents:
Early Childhood Development Centre: Spanning over 10,000 square feet.
Supermarket: Occupying approximately 12,000 square feet of floor space.
Shops and Services: Offering a variety of goods and services totaling around 74,000 square feet. The retail mix will include restaurants, cafes, commercial schools, tuition centers, medical and dental clinics, laundromats, and fitness centers. Some of these shops will face public spaces and covered walkways along Lentor Hills Road and Lentor Drive, adding vibrancy to the street level.
However, establishments that might disturb residents and the neighborhood, such as pubs, bars, massage parlors, nightclubs, or karaoke lounges, will not be allowed.
The project design features a low-rise zone facing Lentor Drive and three high-rise blocks of 25 storeys.
The Urban Redevelopment Authority (URA) requires that the entire commercial component, including common areas, covered linkways, and pedestrian walkways, be managed as a single strata lot. This ensures that a single owner can maintain the property well and provide a balanced mix of retail offerings.
Project Information
Name: Lentor Modern Developer: GLL D Pte Ltd (a unit of GuocoLand Limited) Status: Residential with Commercial on the 1st Storey (No restrictions on ownership) Address: 3 Lentor Central, Singapore 788888; 5 Lentor Central, Singapore 788889; 7 Lentor Central, Singapore 788890 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 on OTP: 30 June 2028 Expected T.O.P. Date: Estimated 1st Half 2026 Number of Blocks: 3 Number of Storeys: 25 Units per Floor: Tower 3: 10 units per floor; Tower 5: 9 units per floor; Tower 7: 10 units per floor Total Number of Units: 605 Description: Integrated development with three 25-storey residential towers, including swimming pool, clubhouse, playground, communal facilities, and carpark. The ground-level podium block will feature over 96,000 sq ft of retail shops and F&B outlets, approximately 12,000 sq ft of supermarket space, and approximately 10,000 sq ft of childcare centre space, all connected 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
Typical ceiling height is 2.845 meters (except in kitchens, corridors, bathrooms, and balconies)
Lentor Modern Site Plan
The project site is a roughly rectangular piece of land, oriented in a north-west to south-east direction.
It is bordered by Lentor Drive to the north-east, Lentor Hills Road to the south-east, and Lentor Central on the other two sides.
Across Lentor Drive, on one of its longer sides, lies the Lentor Estate, which consists of low-rise landed houses. This well-established freehold estate offers unblocked open views to the units facing this direction.
On the other long side, across Lentor Central to the south-west and north-west, there is currently forested land. The future Hillock Park will be built here, along with several new developments, which means the currently unblocked view on this side will eventually change.
The prices for Lentor Modern condo units at the VIP Preview launch start from $1.088M for one-bedroom units, $1.388M for two-bedroom + flex units, and $1.878M for three-bedroom + flex units.
Unit Description
Strata Area (sq ft)
Preview Pricing
Share Value
Estimated Monthly Maintenance
1 Bedroom
527
$1.088M Up
8
$352 + GST
2 Bedroom + Flex
678 / 732
$1.388M Up
9
$396 + GST
3 Bedroom + Flex
969 – 1,130
$1.878M Up
9 / 11
$396 / $484 + GST
4 Bedroom + Flex
1,528
$2.918M Up
11
$484 + GST
Feel free to reach out for more detailed pricing information as it becomes available.
The Government Land Sale (GLS) tender for the Lentor Central site was highly competitive, closing on 21 July 2021 with nine bids. This strong interest was likely due to the decreasing stock of unsold units among developers and the attractiveness of the site.
An industry expert noted, “The strong response to this tender shows developers’ confidence in the suburban residential market, which is experiencing pent-up demand and a lack of new launches in the Outside Central Region (OCR).”
The site covers 186,000 square feet. With a plot ratio of 3.5, the allowed build-up is approximately 651,000 square feet of gross floor area, including about 86,110 square feet for commercial space.
GuocoLand submitted the highest bid at SGD $784,113,000, which was 4.5% higher than the second-highest bid. This bid price translates to a land rate of $1,204 per square foot per plot ratio (PSF PPR).
Considering all regulatory, financing, development, and overhead costs, the break-even price is about $1,900 PSF. Construction material and labor costs have significantly increased in recent years, with some skilled workers now costing three times as much as before.
Despite the higher costs, the project is expected to perform well at launch. Mark Yip, CEO of Huttons Asia, said it’s likely the best site in the 1H2021 GLS program. Additionally, the strong HDB resale market means more HDB upgraders will be looking for new options, and there are few new mass market condo launches in 2022.
Developer
The Lentor Modern condo is being developed by GuocoLand Limited, a part of the Hong Leong Group, known as one of Singapore’s top developers.
GuocoLand Limited
GuocoLand Limited is a public company based in Singapore, listed on the Singapore Exchange (SGX) since 1978. The Group’s main activities include property development, property management and investment, and hotel operations.
GuocoLand operates in Singapore, Malaysia, and China, focusing on mixed-use developments, residential properties, retail spaces, commercial properties, and hotels. In 2018, the Group expanded into the UK and Australian markets in collaboration with Eco World International Berhad and Eco World Development Group Berhad.
In Singapore, GuocoLand has completed over 36 residential projects, adding more than 10,000 homes to the local market.
The Group is renowned for Guoco Tower, a landmark $3.2 billion integrated development at Tanjong Pagar Centre. Completed in 2016, it stands over 280 meters tall, making it the tallest building in Singapore. This vertical city includes the 5-star Sofitel Singapore City Centre hotel, luxury apartments at Wallich Residence, lifestyle retail and dining spaces, Grade A offices, and a rooftop urban park.
GuocoLand has also developed townships and various commercial and integrated projects in Malaysia. Additionally, it owns a portfolio of properties in major Chinese cities like Shanghai, Beijing, Tianjin, and Nanjing.
As of 31 December 2020, GuocoLand Group’s total assets were valued at around SGD$11 billion.
One of GuocoLand’s main priorities is eco-friendliness and sustainability. Several of its projects, including Leedon Residence, Martin Modern, Wallich Residence, Goodwood Residence, Elliot at East Coast, Sophia Residence, The Waterline, and Sims Urban Oasis, have won environmental sustainability awards like the BCA’s Green Mark Award.
GuocoLand has also received numerous other awards, both locally and internationally, for the quality of its developments. These include the BCI Asia Awards, FIABCI Property Awards, the South East Asia Property Awards, and the International Property Awards.
Location
The Lentor Modern condo is situated at Lentor Central in the Thomson area, known for its predominantly landed housing and close proximity to nature reserves, reservoirs, and parks.
Lentor Central is part of the new Lentor Hills Estate, a planned housing enclave. This area, currently forested, will be developed with new roads like Lentor Hills Road and Lentor Gardens, as well as new parks like Linear Park and Hillock Park. It lies between the established landed homes of Teachers’ Estate and Lentor Estate.
Nearest MRT Station
Lentor Modern is directly connected to Lentor MRT station on the Thomson-East Coast Line (TEL), which began operations in 2021. According to GuocoLand, this provides residents with easy access to key destinations like Bukit Timah, Botanic Gardens, Orchard Road, and Marina Bay, extending all the way to East Coast.
The TEL also connects to other major MRT lines, including the East-West Line, North-South Line, North-East Line, Downtown Line, and Circle Line, covering over half the island.
F&B, Supermarkets, Shops, Banks
Residents will find shopping and retail options right at their doorstep, with Lentor Modern’s ground level offering a supermarket, various F&B outlets, shops, and a childcare centre. Additionally, a 10-minute walk will take residents to the wet market and neighborhood shops along Ang Mo Kio Ave 4.
For more extensive shopping, Thomson Plaza at Upper Thomson MRT station is three stations away on the TEL, providing a convenient option with covered access to the station.
Schools & Academic Institutions
Within a 1 km radius of Lentor Modern is Anderson Primary School, and CHIJ St Nicholas Girls’ School is about 1.2 km away. Other schools within easy reach include Catholic High at Bishan, Ai Tong School at Thomson, Presbyterian High School, Raffles Institution, Raffles Girls’ School, Anderson Serangoon Junior College, and Nanyang Polytechnic.
Sports & Recreation Venues
Lentor Modern’s location offers easy access to several nature reserves and parks, including Lower Peirce Reservoir Park, Lower Seletar Reservoir Park, Upper Seletar Reservoir Park, and the 50-hectare Thomson Nature Park. Closer to home, residents will have Hillock Park and Linear Park nearby, as well as the Yio Chu Kang Stadium & Sports Complex at Ang Mo Kio Avenue 5, about 2 km away.
This proximity to central water catchment areas and extensive nature parks is likely to appeal to those interested in wellness and nature.
Accessibility
The location is accessible via major expressways. It is a 7-minute drive to the Central Expressway (CTE) via Yio Chu Kang Road and the Seletar Expressway (SLE) via Lentor Avenue. Off-peak, it takes about 30 to 35 minutes to drive to the CBD and Marina Bay, and roughly 20 minutes to Changi Airport.
Welcome to the launch of Lentor Hills Residences, a new condominium in the Lentor Hills Estate. This area is mostly private housing, with many landed homes and low to mid-rise condominiums, making it a peaceful neighborhood.
Lentor Hills Residences is in a prime location, right next to Lentor Central and across from Lentor MRT station and Lentor Modern.
Lentor Modern is a mixed-use development currently being built. It will include a new neighborhood mall with a childcare center, shops, eateries, and a large supermarket, serving residents of the estate and nearby areas.
Lentor Hills Residences will have a covered walkway connecting it to both the MRT station and Lentor Modern mall through the Garden Gate. From this entrance, an internal garden path leads residents to their respective towers. This path is surrounded by lush greenery, making the walk home pleasant.
The developers of Lentor Hills Residences are GuocoLand (also developing Lentor Modern), Hong Leong Holdings, and TID. These are all top developers in Singapore known for their high-quality projects.
The location of Lentor Hills Residences is special because it is one of only five sites around Hillock Park. Hillock Park is the highest point in the area, and the five sites slope up towards it.
This area was originally secondary forest, and Hillock Park was planned to keep a part of that forest for future generations.
The five sites are separated by green corridors that connect to the surrounding area and the MRT station. This means that Lentor Hills condo will have some space from its immediate neighbors, especially on the side facing Hillock Park.
The layout of the new estate emphasizes green spaces and safe access for pedestrians and cyclists. The URA masterplan envisions it as a pedestrian-friendly neighborhood surrounded by lush greenery.
The neighborhood includes about 157 hectares of nature reserves, parks, and reservoirs, offering many recreational spots. Within the estate, there are Hillock and Linear Parks, and to the north, we have the Lower Seletar Reservoir and Park.
To the east, you’ll find Thomson Nature Park and Lower Peirce Reservoir and Park, part of the Central Water Catchment Area. This provides a lot of green space for fresh air and cooling.
For young families, a practical advantage is that Anderson Primary School is within 1 KM. Some parts of the condo may also be within 1 KM of St. Nicholas Girls’ Primary School.
For transportation, residents have access to the Thomson-East Coast MRT Line, as well as a network of expressways and main roads. One key route is the new North-South Corridor (NSC), just a 5-minute drive away.
This new expressway will connect the North Region of Singapore directly to the City Centre. It’s not just for drivers; with dedicated bus lanes, bus commuters can save 10 to 15 minutes on their travel time.
Additionally, the NSC will have a cycling route that connects with the Park Connector Network and local cycling paths. This will make it easier and safer for cyclists and active mobility users to get around.
The developers, with their extensive experience in residential and mixed developments, aim to transform Lentor Hills.
GuocoLand Group’s CEO, Mr. Cheng Hsing Yao, shared their vision for Lentor Modern, saying, “We are known for transforming neighborhoods, as seen in Tanjong Pagar and the upcoming Midtown area at Bugis-Beach Road. We see great potential for this project to redefine Lentor Hills as an exciting residential and lifestyle destination.”
Lentor Hills Residences will benefit from the growth of Lentor Hills as a lifestyle destination. Hong Leong and GuocoLand plan to enhance the unique character of the site and its surroundings.
They will blend the development with the greenery of Hillock Park and the green corridors extending from it. The area will be lushly landscaped, maintaining the overall greenery. The goal is to create a beautiful environment that encourages an active lifestyle amidst nature.
The new development will use building styles that fit well with the neighborhood, including the nearby landed homes, parks, and the Lentor Modern mixed development across Lentor Central.
The site will have access points aligned with the public plaza at Lentor Modern, which serves as the main entrance to the estate from the MRT station. This station on the Thomson-East Coast MRT Line (TEL) will take residents directly to major business hubs like the CBD and Marina Bay Financial District, as well as Woodlands Regional Centre.
Residents can also reach Orchard Road easily. It takes 22 minutes to travel from Lentor station to Orchard station, which is up to 5 minutes faster than traveling from Holland Village to Orchard station. Plus, the entire journey from Lentor Hills condo is sheltered.
The response to the Lentor Hills condominium launch is expected to be good, considering the convenience of the location, the reputation of the developers, and the limited supply of new housing in recent years. This is especially true for 4 and 5-bedroom private apartments, which are very scarce within a 1KM radius.
This development may attract long-time residents in the area who want to downsize or young married couples looking to live near their parents in the nearby estates.
The condominium is also close to various recreational venues, such as the future Hillock and Linear parks within the estate, Yio Chu Kang Stadium & Sports Complex, Lower Peirce Reservoir and Park, and Thomson Nature Park.
The Lentor Hills Condo site is designated for residential development, featuring a condominium with full communal facilities. Additionally, a minimum of 5,380 square feet is reserved for an infant and childcare center, which will accommodate up to 100 children, including infants. This is in addition to the 10,000 square feet Early Childhood Development Centre at Lentor Modern next door.
The site slopes uphill towards Hillock Park at the back, offering opportunities for unique landscaping and architectural features.
The design of Lentor Hills Residences is tailored to the natural topography of the site and its surroundings.
The site is divided into three zones:
A low-rise zone up to 8 storeys high, facing Lentor Hills Road.
A mid-rise zone up to 16 storeys, including a sky terrace, facing the south-west green corridor.
A high-rise zone up to 23 storeys, including a sky terrace, facing the north-eastern green corridor and Hillock Park.
These different building heights help capture and channel wind flows, cooling the development.
The building façade incorporates tropical design strategies to suit Singapore’s climate, ensuring residents’ comfort. It features a good balance of windows and walls for visual openness.
Elements of tropical architecture, such as window ledges, balconies, and vertical green walls, help reduce heat. The double-volume sky terraces in the taller blocks also promote wind flows, further cooling the development.
Project Information
Name: Lentor Hills Residences
Developer: Lentor Hills Development Pte Ltd (Joint Venture of Hong Leong Holdings, GuocoLand, and TID)
Status: Private Condominium (No ownership restrictions)
Overall GFA: 55,280.27 m² (595,036 sq ft) including Bonus GFA and IRS
Plot Ratio: 3
Tenure: 99 Years Leasehold
Official TOP Date: 1 December 2028
Target TOP Date: 1 December 2026 (subject to change)
Number of Units: 598
Car Park Spaces: 606
Architect: P&T Consultants Pte Ltd
Design Architect: Benoy Limited
Interior Designer: Index Designs Pte Ltd
M&E Consultant: United Project Consultants Pte Ltd
C&S Consultant: TW-Asia Consultants Pte Ltd
Quantity Surveyor: Arcadis Singapore Pte Ltd
Landscape Designer: COEN Design International Pte Ltd
Main Contractor: Lian Beng Construction (1988) Pte Ltd
Floor Plans
Lentor Hills Residences Site Plan
This project site is one of five land parcels around Hillock Park, located next to Lentor Central and Lentor MRT station. It is roughly triangular and lies to the southeast of the park.
It borders Hillock Park on its northwest side, with extensions of the park on its north and southwest sides. Its only road frontage is on the southeast, along the small estate road, Lentor Hills Road.
This ensures a quiet location, free from heavy traffic noise.
The land around the site used to be forested, and Hillock Park preserves a part of that. Currently, most sides offer unblocked views towards the Lower Seletar and Peirce reservoirs. However, as nearby land parcels are developed, these views will become obstructed.
There might still be some partial views in the future, thanks to the low-rise landed properties in the surrounding area.
Showflat
The Lentor Hills showflat is open for viewing by appointment. If you would like to visit, please provide your contact details in the form below.
Showflat Unit Types
2 Bedroom + Study: Type (2+1)d – 70 sq m / 753 sq ft
The Government Land Sale (GLS) tender for this site closed on 18 January 2022 with four bids. The highest bid, SGD$586.6 million, came from a joint venture of Hong Leong Holdings, GuocoLand, and TID.
With a site area of 184,462 square feet, this results in a land rate of $1,060 per square foot per plot ratio (PSF PPR).
Considering all development costs, overheads, financing, and marketing fees, the break-even price could be around $1,700 PSF. Analysts estimate that sale prices might be over $2,000 PSF.
However, the final prices will largely depend on the response to the launch of Lentor Modern. If it achieves sellout figures similar to AMO Residence, the prices here could be even higher.
DEVELOPER
Lentor Hills Residences is being developed by a consortium of two major property players in Singapore.
Intrepid Investments, a unit of Hong Leong Holdings, partnered with TID (a joint venture between Hong Leong and Mitsui Fudosan) and sister company GuocoLand for this project. They submitted the top bid of SGD$586.6 million to acquire the GLS site, likely because GuocoLand is already developing Lentor Modern next door.
Hong Leong Holdings expressed their enthusiasm in a press release, stating, “We are pleased to achieve the highest bid for Lentor Hills Road Parcel A.” They also mentioned their plan to build a 600-unit residential development where residents will enjoy nearby amenities.
The presence of Lentor MRT station across the road will further enhance the site’s appeal to buyers.
Hong Leong Holdings (“Hong Leong” or the “Group”) owns Intrepid Investments, a subsidiary of Hong Leong Holdings Limited. Hong Leong entered the real estate business in the late 1960s, consolidating its property investments under Hong Leong Holdings.
Today, it is one of Singapore’s largest and most trusted residential developers, known for efficient layouts and high-quality products. The Group also manages over 8 million square feet of office, industrial, retail, and residential space.
Over the past 60 years, Hong Leong has significantly shaped the Singapore skyline, developing over 100 mixed-use and commercial projects and more than 130 residential developments.
Some of Hong Leong Holdings’ notable past developments include Grange Heights, Sage, and One Balmoral near Orchard Road; The Tate Residences; One Shenton; The Residences at W Singapore; Atria; Aalto at Meyer Road; and Watermark at Robertson Quay.
Currently, Hong Leong, in partnership with GuocoLand, is working on Avenir at River Valley and Midtown Modern at Bugis, as well as Amber Park and Midwood.
TID Pte Ltd is a joint venture between Hong Leong Group and Mitsui Fudosan Co Ltd, a top real estate company in Japan. Established in 1972, TID combines Japanese management expertise with Hong Leong’s extensive experience.
This partnership focuses on delivering better solutions by blending architectural excellence with quality and creativity in its projects.
Over the past 50 years in Singapore, TID has developed more than 35 residential and several commercial projects. Notable residential projects include Oceanfront Sentosa Cove, Nathan Suites, Forest Woods, Goodwood Gardens, and more recently, The Jovell and Piermont Grand. Currently, TID is also developing One-North Eden in Buona Vista.
TID has also collaborated on numerous projects with CDL, another sister company of Hong Leong. These projects include the St. Regis Singapore Hotel & Residences, Parc Emily, The Scala, MeyeRise at Meyer Road, and Bartley Ridge. The St. Regis Hotel received the 2009 “FIABCI Prix d’Excellence” award in the hotel category.
GuocoLand is a public company listed on the SGX since 1978, headquartered in Singapore. The Group, along with its subsidiaries, focuses on property development, investment, management, and hotel management. They handle a variety of commercial, retail, residential, mixed developments, and hospitality projects.
Beyond Singapore, GuocoLand operates in China and Malaysia, and collaborates with partners in Australia and the UK. In Malaysia, they are involved in commercial and integrated developments, as well as townships.
In Singapore, GuocoLand has completed over 36 residential developments, contributing more than 10,000 homes to the market. The company is known for its focus on premium properties and prime locations.
What might be less known is GuocoLand’s growing expertise in mixed-use or integrated developments. Guoco Tower, a landmark $3.2 billion development at Tanjong Pagar Centre, is a prime example. At over 280 meters, it is the tallest building in Singapore, featuring Grade A offices, lifestyle F&B and retail spaces, the 5-star Sofitel Singapore City Centre hotel, and luxury apartments at Wallich Residence.
Additionally, GuocoLand is developing new projects like Guoco Midtown, Midtown Bay, and Lentor Modern, located next to Lentor Hills Residences.
GuocoLand has built a portfolio of properties in major Chinese cities such as Beijing, Nanjing, Shanghai, and Tianjin. As of 31 December 2021, GuocoLand Group’s total assets were approximately $11.3 billion.
GuocoLand prioritizes sustainability and eco-friendliness, with several of its projects earning the Building and Construction Authority (BCA) Green Mark Awards. Notable projects include Martin Modern, Goodwood Residence, Wallich Residence, Paterson Residence, Leedon Residence, Sophia Residence, Elliot at East Coast, and the upcoming Midtown Modern and Midtown Bay.
The Group has earned numerous awards and accolades, both globally and locally, for their high-quality work. These include the BCI Asia Awards, FIABCI Property Awards, International Property Awards, and South East Asia Property Awards.
Location
Lentor Hills Residences is located along Lentor Hills Road in the Thomson area, a neighborhood known for its private housing, mostly consisting of landed homes. It’s valued for its proximity to various nature parks, reservoirs, and nature reserves.
Lentor Hills Road is part of the new Lentor Hills Estate. According to the URA’s masterplan, this estate will be developed on land that was once forested, situated between Lentor Estate and Teachers’ Estate. The estate will feature new parks, such as Hillock Park and Linear Park, and new roads like Lentor Central and Lentor Gardens.
Nearest MRT Station
Lentor Hills Residences is just across from Lentor MRT station on the Thomson-East Coast Line (TEL). Currently, only part of the TEL is operational, but the entire line will be running by the time the project is completed.
As GuocoLand highlights, this will provide residents with convenient and immediate access to the TEL, connecting them to Bukit Timah, Botanic Gardens, Orchard Road, Marina Bay, and the East Coast.
Residents will have fully sheltered access to Lentor station via a covered walkway leading to the Lentor Modern plaza.
Lentor station is three stops from Woodlands Regional Centre, where URA has designated 100 hectares for development into a commercial hub for industry, research, learning, and innovation.
The TEL also directly connects to other MRT lines, including the Circle Line, Downtown Line, North-East Line, North-South Line, and East-West Line, making travel to over half the island easy and convenient.
F&B, Supermarkets, Shops, Banks
The nearest shopping center is Lentor Modern, right next door. This mixed-use development will offer at least 96,000 square feet of retail space, including a 12,000 sq ft supermarket, a childcare center, over 50 shops, and various eateries.
Additionally, there are HDB neighborhood shops and a wet market within a 10-minute walk at Ang Mo Kio Ave 4.
Thomson Plaza, located at Upper Thomson MRT station, is another nearby shopping option. It’s three stations up the TEL and offers sheltered access to the station, making it a convenient choice in any weather.
Schools & Academic Institutions
Anderson Primary School is within a 1 km radius of Lentor Hills Residences. Some blocks might also be within 1 km of CHIJ St Nicholas Girls’ School.
Other primary schools along the TEL line are also easily accessible, such as Ai Tong School at Thomson and Catholic High at Bishan. Nearby secondary and tertiary schools include Raffles Girls’ School, Raffles Institution, Presbyterian High School, Nanyang Polytechnic, and Anderson Serangoon Junior College.
Sports, Nature & Recreation Venues
Lentor Hills is close to the central water catchment area, offering a wealth of nature reserves, parks, and reservoirs. It is situated between Lower Seletar Reservoir & Park to the northeast and the 50-hectare Thomson Nature Park and Lower Peirce Reservoir & Park to the west.
Residents will also enjoy their own greenery with Hillock Park nearby, one of five sites clustered at the highest point in the area. Hillock Park connects to Linear Park to the northwest. For sports enthusiasts, Yio Chu Kang Stadium & Sports Complex is just 2 km away at Ang Mo Kio Avenue 5.
With the growing appreciation for nature and wellness, the abundance of parks and greenery should attract many buyers.
Accessibility
Lentor Hills Residences is easily accessible from the expressway network. It is about a 7-minute drive from both the Seletar Expressway via Lentor Avenue and the Central Expressway (CTE) via Yio Chu Kang Road. In the future, it will be just a 2-minute drive from the upcoming North-South Corridor, a new expressway under construction.
From the CTE, it takes about 30 to 35 minutes during off-peak hours to reach Raffles Place and Marina Bay financial districts. Changi Airport is also conveniently reachable in about 20 minutes via the Seletar and Tampines expressways.
