Lentor Hills Estate: A Haven of Modern Comfort

New Lentor Hills Estate 

Lentor Hills Estate is a new and tranquil residential area located in District 26 of Singapore. This peaceful neighborhood is surrounded by predominantly landed houses, low to mid-rise condominiums, and natural habitats. It falls under the Ang Mo Kio Planning Area, part of the URA North-East Region rejuvenation plan. The estate is adjacent to the Central Water Catchment area, where you can explore various parks and nature reserves and, including Lower and Upper Pierce Reservoir Park, Lower and Upper Seletar Reservoir Park, MacRitchie Reservoir, Thomson Nature Park and Ang Mo Kio-Bishan Park. Nature enthusiasts often visit this area for outdoor activities and to escape the hustle and bustle of the city. It is bordered by Teacher’s Housing Estate to the south and Sindo Industrial Estate to the west.

In the past, the quiet site of Ang Mo Kio received little attention, but it was already a self-sufficient township with Yio Chu Kang MRT, established bus services, Ang Mo Kio 628 Market & Food Centre, and nearby coffee shops supporting the community for decades. To create a successful new neighborhood estate, two crucial factors must be considered: transportation for easy accessibility and the availability of livable spaces with amenities.

In 2014, the Thomson-East Coast Line (TEL) was introduced, with 32 stations planned to be operational in various phases. This new rail line merges the initial concepts of the Thomson Line (TSL) and Eastern Regional Line (ERL) and will connect commuters from the North region (Woodlands) to the East Region (Sungei Bedok) within Singapore. Additionally, the RTS Link (Johor Bahru-Singapore Rapid Transit Link) is set to connect to the same development at Woodlands North station, creating an International transboundary Rapid Transit system. There are also future plans to extend the rail line from Sungei Bedok station to the upcoming Changi Airport Terminal 5.


Lentor Hill Estate - TEL
Lentor Hills Estate – TEL


URA Plans for Lentor Hills Estate

Back in 1997, the URA Planning Decision records included a proposal and approval to subdivide this large area of land. The Government, with careful planning, officially incorporated this into the 2014 Master Plan, dividing it into 11 Government Land Sales (GLS) plots meant for future residential development. As part of this, they’re planning to add a mixed-use site to one of the plots, create new roads, adjust land plot ratios to preserve the natural beauty of Lentor Hills and the nearby residential areas. They’ve also laid out plans for new parks and expanded green spaces to make the whole area greener and more livable as outlined in the 2019 URA Master Plan.


Lentor Hills Estate


In April 2021, the first plot of land in the Lentor Hills estate was made available for sale, and it was the only one designated for mixed-use development. Guocoland successfully acquired this plot in July 2021. Drawing on their extensive experience and successful projects, this renowned developer aims to unlock the potential of the Lentor Hills neighborhood and transform it into an exciting residential and lifestyle hub within the Outside Central Region (OCR) of Singapore. This mixed-use project will include residential units, a new shopping mall, commercial spaces, a supermarket, and a childcare center. These additions are expected to offer more amenities to the growing population in the Lentor Hills Estate. As the first bidder for one of the 11 plots in Lentor Hills, the developer is expected to adhere to the land development guidelines, with special consideration for existing landed housing developments, the future Hillock Park, and the Lentor MRT Station.


Control Plan and Requirement for Future Lentor Hills New Developments

The upcoming developments in the new Lentor Hills estate will ensure convenient walking and cycling paths, connecting to future parks, nearby amenities, and transportation hubs like the MRT and covered bus stops. There are plans for two new bus stops along Lentor Drive and Lentor Central. The developers are also required to maintain a minimum distance between buildings to improve ventilation and airflow. The facilities in the new Lentor Hills Estate developments are designed to be future-proof, with adequate electrical power in the consumer switch room and substation. This allows for the addition of more Electric Vehicle (EV) charging points as demand grows, starting with both active and passive EV charging options.


Expectations from Lentor Hills Estate

Lentor Hills Estate properties are about to become more attractive to homebuyers and investors due to exciting new developments on the horizon. With 11 plots set to launch, you can expect competitive prices in the Outside Central Region (OCR) due to limited supply and high land costs in other parts of Singapore. Accessibility will improve as new roads and bus routes are established with these developments. Moreover, Lentor Hills Estate is part of the well-established Ang Mo Kio town, offering existing amenities like eateries, schools, and public transport options. For instance, Yio Chu Kang MRT (North-South Line) is just 1km away, and the recently opened Lentor MRT Station (Thomson-East Coast Line) has enhanced connectivity. As the Thomson-East Coast MRT Line continues to expand, connecting to major business districts and the eastern part of Singapore, the demand for living in Lentor is set to rise.


Performance of the Existing Private Residential Developments

The Lentor Hills estate is mostly made up of spacious houses and lush greenery, making it a low-density area with only a few private residential developments within 1km of Lentor MRT. The nearest one is Thomson Grove, which was completed in 1984. This freehold condo, has experienced substantial capital growth, with prices increasing from an average of $3xx per square foot to $1,548 per square foot recently. Another group of homeowners living opposite Lentor Hills Estate, known as The Calrose, has also seen a significant increase in property values, going from an average of $7xx per square foot to $15xx per square foot today.

Likewise, two leasehold condos located further down Yio Chu Kang Road from Lentor MRT, Season Park and Castle Green, have enjoyed strong capital appreciation. Their prices have risen from an initial range of $5xx per square foot to $10xx-$12xx per square foot in recent transactions. It’s worth noting that these condo developments are at least 15 years old, so the original owners may have already made a profit, sold their units, and moved on to further investments.


Bigger Transformation Plans in North-East Region

Ang Mo Kio, located in the North-East Region of Singapore, is set to undergo significant developments to enhance the quality of life for all Singaporeans, aligning with URA’s “Live, Work, Play” vision. These changes coincide with the release of 11 new plots in the Lentor area.

The Seletar Regional Centre, established in 2013, shows great potential for growth, expected to be twice the size of the Tampines Regional Centre. It is complemented by the Seletar Aerospace Park and the North Coast Innovation Corridor, connecting all the way to the Punggol District, offering diverse activities, including training and research and development. This expansion is poised to attract more businesses and employment opportunities to the region.

Additionally, improved connectivity will be achieved through enhanced cycling routes, MRT Lines, and the North-South Corridor, a 21.5km multi-layered transportation corridor designed to accommodate various modes of travel, which will alleviate traffic congestion on surface roads.

The upcoming developments in Lentor Hills Estate and the transformation would indeed be something to look forward to in the North-East Region of Singapore in the coming years.