Property Management · Corridor Data 2026A '$2,382 PSF Average' Tells You Nothing If You're Shopping for a 3-Bedroom
Averages blend 1-bedroom investor units against 4-bedroom family layouts, and the two behave completely differently on both sale price and rent. Here's the room-type-level picture across the Lentor and Upper Thomson corridor.
Direct Answer
Across every development in the Lentor-Upper Thomson-Braddell View corridor, sale PSF stays fairly flat by room type -- typically a $50-$150 psf spread between a 1-bedroom and a 4-bedroom in the same building -- because larger units still carry a scarcity premium at the point of sale. Rental PSF moves the opposite way: it drops sharply as unit size increases, because the pool of tenants who can afford a large unit's absolute monthly rent is far smaller than the pool who can afford a compact one. The two metrics answer different questions and shouldn't be expected to track each other.
The Corridor at a Glance, by Room Type
| Development | 1BR rent PSF/mth | 4BR rent PSF/mth | 12-mo avg sale PSF |
|---|---|---|---|
| Lentor Modern | ~4.0 to 4.8% | ~3.0 to 3.5% yield | $2,389 |
| JadeScape | ~$5.3 to 6.6 | ~$5.4 to 7.0 | $2,327 |
| Thomson Three | n/a | n/a | $2,120 |
| Clover By The Park | n/a (no 1BR) | $4.01 to 4.13 (blended) | $1,920 |
| Springleaf Residence | $2,216 launch psf | n/a | $2,175 (launch avg) |
| Lentor Central Residences | $2,105 launch psf | $1,692 launch psf | $2,248 |
Sources: EdgeProp, PropertyGuru, 99.co, SRX Property, squarefoot.com.sg, newlauncher.com.sg, stackedhomes.com, 2026
The pattern holds across every project with published room-type data. JadeScape's 1-bedroom units rent at about $5.3 to $6.6 psf a month, while its bigger units sit towards the bottom of that band per square foot, even though their total rent is higher. On the sale side it's the reverse: Lentor Central Residences launched its 4-bedroom units at $1,692 psf against $2,105 psf for its 1-bedroom, because bigger units often price lower per square foot at launch.
A Note on What This Data Actually Is
Why a True 10-Year Room-Type Time Series Isn't Publicly Reconstructable
Six of the twelve developments in this corridor completed or launched within the last 1 to 4 years, so there's no decade of history for Lentor Modern, Lentor Hills Residences, Lentoria, Hillock Green, Lentor Mansion or Lentor Central Residences; they didn't exist ten years ago. For the older projects with a decade or more of history, JadeScape (launched 2018), Thomson Three (launched around 2013) and Clover By The Park (completed 2011/2012), a proper quarter-by-quarter series by room type needs paid URA REALIS or SRX/EdgeProp research data. That level of detail can't be rebuilt from public sources without using numbers that can't be sourced, so what's shown here is today's snapshot plus each project's path from launch to now, the honest, sourceable alternative.
A correction: Clover By The Park has no 2-bedroom units. It has only 3 and 4-bedroom units (1,216 to 1,765 sqft) plus 16 penthouses. Any "2BR" figure quoted for it elsewhere should be read as the project's overall psf range, not a separate unit type.
Why Sale and Rental PSF Move in Opposite Directions
Sale psf across most new launches in this corridor stays fairly flat by room type, because bigger units still carry a scarcity premium when sold, with developers pricing for a smaller, more committed pool of buyers. Rental psf drops sharply as units get bigger, because far fewer tenants can afford a large unit's total monthly rent than a compact one's. JadeScape shows it clearly: a 527 sqft 1-bedroom rents for $2,800 to $3,500 a month, while a 2,099 sqft 5-bedroom suite rents for $8,000 to $11,000, about 3 times the rent for 4 times the space, so the smaller unit earns much more per square foot.
Figures are drawn from published portal and research sources as cited. Several room-type breakdowns reflect thin transaction volumes and should be verified against current caveats before relying on them for a transaction decision.
Frequently Asked Questions
Why do smaller units rent for more per square foot than larger units?+
Because the tenant pool for a large unit's absolute monthly rent is much smaller than the pool for a compact unit's rent. A 1-bedroom at JadeScape rents for roughly $5.3-$6.6 psf/month, while larger units in the same building trend toward the lower end of that band on a per-square-foot basis, even though the total rent is higher.
Does sale PSF also drop for larger units the way rental PSF does?+
Not usually, and sometimes it moves the opposite way. Sale psf tends to stay fairly flat by room type -- typically a $50-$150 psf spread between a 1-bedroom and 4-bedroom in the same building -- because larger units still carry a scarcity premium at the point of purchase.
Does Clover By The Park have 2-bedroom units?+
No. Clover By The Park's 616 units are exclusively 3-bedroom and 4-bedroom (1,216-1,765 sqft), plus 16 penthouses. Any 2BR figure referenced for this project elsewhere should be read as the project's overall psf range, not a distinct unit type.
Can I get a true 10-year room-type rental history for these projects?+
Only through a paid URA REALIS subscription or an SRX X-Value/EdgeProp Research report filtered to the specific project and unit type -- that level of granularity isn't publicly reconstructable for most of these developments without risking unsourced numbers.
Which corridor development has the strongest rental yield for a small unit?+
Based on published data, Lentor Modern's smaller units trend toward the higher end of the yield range in this dataset at roughly 4.0-4.8%, though yields shift with purchase price and should be checked against current listings before any transaction decision.
Sources
- EdgeProp Singapore: condo transaction and rental data by project, 2026
- PropertyGuru Singapore: project pages and price lists, 2026
- 99.co: rental psf data, 2026
- SRX Property: condo transaction and rental listings, 2026
- URA REALIS: resale and rental transaction caveats
Your situation is different. Get it in writing.
I'll work through your budget, loan, options and exit in a free written Property Decision Review. No obligation.
Get my free Property Decision Review →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
Member discussion