Insights · District 20 / District 26Both Sit on the Same MRT Line. They Are Not the Same Bet.
Upper Thomson has decades of proven character. Lentor has six sold-out launches in a row at rising prices. Both are legitimate, but which one works depends on what you're buying for.
Direct Answer
Upper Thomson and Lentor both price in the same OCR band, roughly $2,100-$2,300 psf for typical units, on similar land costs ($905 psf ppr for Springleaf vs $920 for Lentor Gardens). Upper Thomson wins on proven track record: mature nature access to MacRitchie Reservoir, a stronger school catchment (CHIJ St Nicholas, Ai Tong), and JadeScape resale already validating a $1,898-$3,737 psf ceiling over a five-year hold. Lentor wins on growth trajectory: six consecutive launches at a 94% aggregate sell-through rate, a fresher lease, and a lower entry quantum for HDB upgraders from Ang Mo Kio, Bishan, or Yishun.
The Numbers, Side by Side
| Upper Thomson (Springleaf) | Lentor (Gardens Residences) | |
|---|---|---|
| Land cost (psf ppr) | $905 | $920 |
| Launch avg psf | $2,175 | Est. above $2,150 |
| Units in project | 941 | ~499 |
| Precinct sell-through | Established | 94% across 6 launches |
| Highest precinct psf | JadeScape resale: $1,898 to $3,737 | Lentor Mansion: $2,257 avg |
| TOP | H2 2029 | Q1 2029 |
| Nature access | Immediate (MacRitchie, Lower Peirce) | Planned (Hillock Park, connectors) |
Sources: GuocoLand, Kingsford Development, PropNex, EdgeProp, 99.co, URA, March 2026
Where Upper Thomson Wins Decisively
For families with children under 12, school catchment settles it. CHIJ St Nicholas Girls' School, Ai Tong School and Marymount Convent draw families who plan their purchase around the 1km priority band, often years before Primary 1, and that demand holds up in soft markets. Lentor Gardens sits near Anderson Primary, CHIJ St Nicholas, Mayflower Primary and Ang Mo Kio Primary, a solid line-up, but Upper Thomson's catchment runs deeper. On greenery, Upper Thomson borders the Central Catchment Nature Reserve, with MacRitchie Reservoir and Thomson Nature Park already there. Lentor's greenery, Hillock Park and its connectors, is planned and funded but still arriving. In five years the story will be complete; today it takes some imagination.
Where Lentor Wins Decisively
Six Launches, One Consistent Story
Lentor is no longer a promise. It's a proven precinct. Lentor Hills Residences has only a handful of units left. Lentor Mansion sold 75% on launch weekend and is now 98.5% sold, at the highest average price of any Lentor Hills project, $2,257 psf. Across all eight residential parcels in the estate, about 4,014 units, 94% of launched units had sold by April 2025. That's not hype. It's six launches in a row in the same precinct, each absorbing demand and setting a higher floor for the next. The question isn't whether Lentor holds value, because it already has. It's how much higher the ceiling goes as the last parcels sell.
One caution: ERA CEO Marcus Chu noted that the Upper Thomson Road Parcel B site brings new housing within 2km to 4,390 units, which could dilute demand from the shared pool of upgraders across Ang Mo Kio, Yio Chu Kang and Yishun. That's worth weighing if you plan to sell in 5 to 7 years.
Who Should Buy Where
Choose Upper Thomson if you have children under 10 and want Singapore's strongest school catchment in the north, value a mature lifestyle with genuine neighbourhood character already in place, want capital preservation with a track record through multiple market cycles, and are prepared to pay a slight premium for what's already delivered rather than wait for it to arrive.
Choose Lentor if you're an HDB upgrader from Ang Mo Kio, Bishan, or Yishun wanting to stay in familiar territory with a fresh private address, want a more accessible entry quantum with a 10-year horizon to ride the precinct's full maturation, believe the growth story still has room (six consecutive sold-out launches suggest it does), or want a newer lease at a comparable psf with planned greenery still to compound into the resale story.
The Honest Conclusion
Upper Thomson is where you buy when you know exactly what you need: the schools, the character and the track record are already there, and you're paying for something proven. Lentor is where you buy when you trust the data more than the feeling: 94% sold across six launches isn't luck, it's a precinct that has repeatedly absorbed buyers at rising prices. Neither is wrong. They suit different buyers, and the Thomson-East Coast Line made both. The question is which stop suits where you're heading next.
Figures reflect general market data as at March 2026 and do not constitute investment advice.
Frequently Asked Questions
Is Upper Thomson or Lentor the better investment for 2026?+
Neither is universally better -- they serve different buyer profiles. Upper Thomson offers a proven track record, stronger school catchment, and mature nature access, while Lentor offers a fresher lease, lower entry quantum, and a growth trajectory backed by six consecutive sold-out launches at rising prices.
How do school catchments compare between Upper Thomson and Lentor?+
Upper Thomson has the edge for families prioritising school access, with CHIJ St Nicholas Girls' School, Ai Tong School, and Marymount Convent all within the sought-after 1km priority registration radius. Lentor Gardens sits near Anderson Primary, CHIJ St Nicholas, Mayflower Primary, and Ang Mo Kio Primary -- a solid but slightly less concentrated line-up.
Why has Lentor sold out so consistently across multiple launches?+
Six consecutive launches across the Lentor Hills estate achieved a 94% aggregate sell-through rate as of April 2025, driven by HDB upgraders from Ang Mo Kio, Bishan, and nearby estates seeking a fresh private address at accessible entry pricing in familiar territory.
Does Upper Thomson or Lentor have better long-term nature access?+
Upper Thomson's is immediate -- it borders the Central Catchment Nature Reserve directly, with MacRitchie Reservoir and Thomson Nature Park already established. Lentor's nature access via Hillock Park and park connectors is funded and planned but still under development.
Is there a risk of oversupply diluting demand in the Lentor or Upper Thomson corridor?+
Yes, worth watching for Lentor specifically -- the Upper Thomson Road Parcel B site brings total new housing stock to 4,390 units within a 2km radius, which could dilute demand from the shared pool of HDB upgraders across Ang Mo Kio, Yio Chu Kang, and Yishun over a 5-7 year resale horizon.
Sources
- GuocoLand: Springleaf Residence Sales Data, 2025-2026
- Kingsford Development: Lentor Gardens Residences Project Data, 2026
- PropNex Research: Lentor Precinct Sell-Through Data, April 2025
- EdgeProp: Upper Thomson Road GLS and Corridor Supply Analysis, 2026
- URA: Master Plan and Transaction Data
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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
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