One Rule Change Split Seven Lentor Launches Into Two Eras

Lentor Corridor · GFA HarmonisationOne Rule Change Split Seven Lentor Launches Into Two Eras

Lentor Modern at $2,379 psf looks cheaper than Lentor Mansion at $2,215 psf. Adjust for what you can actually stand on, and Lentor Modern is $345 psf more expensive per usable square foot.

Direct Answer

URA's GFA harmonisation rule, which applies to GLS sites tendered from 1 September 2022, split the Lentor corridor's seven GLS launches into two eras. The older projects (Lentor Modern, Lentor Hills Residences, Hillock Green and Lentoria) count AC ledges, bay windows and voids in their quoted strata area, so buyers pay full psf for space they can't use. The newer ones (Lentor Mansion, Lentor Central Residences and Lentor Gardens Residences) quote liveable floor area only. In money terms, that's roughly $99,000 to $176,000 per unit at $2,200 psf, depending on unit type, for space an older-project buyer pays for but can never furnish.

What GFA Harmonisation Actually Means

Before September 2022, developers could count AC ledges, bay windows, planter boxes and voids in the quoted strata area. A 1,000 sqft unit might include 80 sqft you couldn't use, but you paid full psf on all 1,000. At $2,379 psf, that's $190,320 for space you can't live in. Since then, AC ledges have become common property and bay windows, planters and voids have been taken out of strata area, so the quoted size is liveable space. An older 3BR of 1,033 sqft and a newer 3BR of 915 sqft can have almost the same living space, but the older-project buyer pays full psf on an extra 75 to 120 sqft, a hidden $178,000 to $285,000 per unit at $2,379 psf that no headline psf comparison shows.

The Seven Lentor GLS Sites: A Corridor Split in Two

The Full Timeline, 2021 to 2026

Lentor Modern (GuocoLand, $1,204 psf ppr, July 2021 tender) launched in September 2022 at $1,856 to $2,538 psf under the old rules and now averages $2,379. Lentor Hills Residences (Hong Leong, GuocoLand and TID, $586.7M, January 2022 tender) launched in 2023, sold out, also under the old rules. Hillock Green (China Communications, Soilbuild and UE) and Lentoria (Hong Leong and Mitsui, $1,130 psf ppr), launched in 2023 and early 2024, were also built under the old rules. The harmonisation rule then split the corridor. Lentor Mansion (GuocoLand and Hong Leong, $984.84 psf ppr, 533 units) launched in March 2024 at $2,104 to $2,478 psf and sold 75% on launch weekend. It's widely cited as Singapore's first harmonised OCR condo and now averages $2,215 psf. Lentor Central Residences (Hong Leong, GuocoLand and CSC Land, 477 units) launched in March 2025 and sold 93% on day one, the best launch-day take-up in Lentor's history, averaging $2,200 psf. It's harmonised and now sold out. The newest site, awarded in early 2026 at a record $1,278 psf ppr, is expected to launch in 2027 or 2028 with a breakeven around $2,700 to $2,900 psf. It's harmonised too, and it supports prices for every project that came in at a lower land cost.

What the Numbers Actually Show

On headline psf, Lentor Modern ($2,379 psf) costs more than Lentor Mansion ($2,215 psf). Adjust for liveable area and Lentor Modern's effective psf is closer to $2,560, about $345 psf more per usable square foot than Lentor Mansion. That gap shows up in every room.

Same Corridor, Two 3BR Floor Plans, Two Eras

Lentor Modern 3BR, 1,033 sqft quoted (old rules): living and dining about 340 sqft, master bedroom about 155 sqft, bedrooms 2 and 3 about 90 and 120 sqft, kitchen about 75 sqft, bathrooms about 70 sqft, balcony about 65 sqft, plus an AC ledge of about 45 sqft, bay window about 20 sqft and void about 10 sqft, all paid for and unusable. Actual living space: about 958 sqft. Cost of the unusable space at $2,379 psf: roughly $178,000. Lentor Mansion 3BR, about 915 sqft quoted (new rules): living and dining about 360 sqft, master bedroom about 165 sqft, bedrooms 2 and 3 about 95 and 100 sqft, kitchen about 80 sqft, bathrooms about 75 sqft, balcony about 40 sqft, with AC ledge, bay window and void all left out of strata area as common property. Actual living space: all 915 sqft. Cost of unusable space: $0.

At $2,200 psf, the saving grows with unit size: about $99,000 for a 2-bedroom (about 45 sqft of unusable space), $154,000 for a 3-bedroom (about 70 sqft) and $176,000 for a 4-bedroom (about 80 sqft). The 3-bedroom, the most common comparison, shows the clearest gap. These are estimates of unusable sqft times psf; the real figure varies by unit and stack, so check the developer's floor plans.

Harmonised vs Pre-Harmonisation: The Honest Comparison

Buying a harmonised project (Lentor Mansion, Lentor Central Residences, Lentor Gardens Residences) means every quoted square foot is liveable, with no AC ledge, void or bay window hidden in the price, and layouts that feel bigger for the same quoted size. It helps at resale too. The next launch, New Lentor Central at about $2,700 psf, is also harmonised, which supports prices for harmonised projects bought at lower land costs. The $99,000 to $176,000 you save against an older project at the same headline psf is real money, not a marketing line.

Frequently Asked Questions

Which Lentor projects are GFA harmonised and which aren't?+

Old rules: Lentor Modern, Lentor Hills Residences, Hillock Green and Lentoria. New rules: Lentor Mansion (the first harmonised condo to launch), Lentor Central Residences, Lentor Gardens Residences and the upcoming New Lentor Central site.

How much does GFA harmonisation actually save a buyer in dollar terms?+

Roughly $99,000 for a 2-bedroom, $154,000 for a 3-bedroom, and $176,000 for a 4-bedroom at $2,200 psf, based on the non-liveable square footage (AC ledge, bay window, void) that a pre-harmonisation unit charges for but a harmonised unit doesn't.

Why does Lentor Modern's psf look cheaper than Lentor Mansion's if it's actually more expensive?+

Lentor Modern's $2,379 psf headline includes about 75 sqft of unusable AC ledge, bay window and void in a typical 3BR. Adjusted to liveable area only, its effective psf is closer to $2,560, about $345 psf more than Lentor Mansion's fully liveable $2,215 psf.

What does the record $1,278 psf ppr land bid mean for existing Lentor owners?+

It sets a breakeven launch price around $2,700 to $2,900 psf for the newest site, expected 2027 to 2028. That higher floor provides structural price support for every harmonised project already purchased below this land cost in the same corridor.

Is it worth paying more psf for a harmonised unit versus an older pre-harmonisation resale?+

Usually yes, once you adjust for liveable area. A harmonised unit's headline psf, even if it's similar to or higher than an older resale unit's, is all usable space. Compare liveable-adjusted psf, not headline psf, before deciding a resale unit is cheaper.

Sources

• URA GLS tender results, 2021 to 2026
• URA GFA Harmonisation Circular, September 2022
• EdgeProp: Lentor corridor transaction data
• PropNex Research: Lentor corridor pricing analysis, June 2026

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.

James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd