Your Renewed Opportunity To Buy Into Low Land Cost?! | Lentor Garden Residences New Launch Review

Added: 2026-05-15

[00:00:00]Another launch is happening in the most overs supplied location in Singapore.

[00:00:04]Let's talk about this today. Guys, today we're going to talk about the upcoming launch at Lenthour Garden Residences in District 26. This development stands out for a few reasons. Uh, one reason is definitely because of the over supply situation in Lento and also is actually closest to the industrial buildings as well. park because at the back you actually have the future kilo park which is expected to shape the entire area by blending modern luxury with naturerri tranquility and this one is church vd one we say what we see over here is that most buyers will be concerned about the over supply situation but today we're going to do a deep dive on this some people will be concerned about pricing because there's a lot of talks in the market by agents and also by consumers that Kingsford may be actually launching this at about $23 to $2,500 per square food. So based on the total eight land bits in Landor, this is the most interesting one because the PSF seems like for the land is going lower and lower and your Asia W will keep going up. But now we are seeing $920 per square foot per plot ratio. It is actually almost $300 PSF cheaper than the first plot of land which is Landor modern itself. So 39% below the latest land sales big which is actually also purchased by Goland as well which is Landor central plot right beside the shopping mall. So, long story short, this is may be the final opportunity or the next new opportunity for you to buy back 2022 kind of land prices as well.

[00:01:31]And you'll be wondering, is this a tried and tested pricing in that area or not?

[00:01:35]So, if you are someone like me that actually observes OCR properties very very closely, you must make sure you stay until the end because I'm going to share with you some of my own findings.

[00:01:44]give me a bit of confidence that OCI is still the way to go in my own investments as well because if you are first time watching my video I just bought spring leave residences and in April I actually four of my clients bought Tinga Garden residences at 2,100 plus per square foot and one of my client actually bought a four bedroomedroom private lift in Vela Bay at 2,800 plus per square foot and it's such a huge disparity and if you wish to see how we justify such pricing right feel free to go check out my previous video if you are still wondering what this guy is all about I I've done multiple videos about property investment, my own story and also some tutorial series where you can actually learn how to make decisions using facts and figures. And before I go on into the main topic of today, which is land garden residences, can you do me a favor by liking this video because it helps me a great deal and gives me more encouragement to do quality content like this. Thank you so much. So, how we're going to do this video today is first we'll give you a rapid fire project overview because the full project details are not out yet and I don't earn from AdSense. So I wouldn't want to drag this video. Next, I'll give you three reasons why people will not buy land or garden residences, followed by a detailed price matrix based on assumption and based on some information that we have about the development. Not confirmed yet, but is to give you a bit of sensing whether you can or cannot afford this development. Then last but not least, if the above has not put you off enough, I'll give you three reasons why people will buy Lando Garden residences. So coming to the project details, the location is at Lando Gardens District 26. Developer is Kingsford. Hooray development private limited total number of units 499 residential unit 496 typical units and interestingly they have three strata terraces site area about 20,000 about 200 over,000 ft of land 99 yearly so plot ratio 2.1 and car park these days car light is quite common so but we do not know at this point in time they actually provide a free shuttle service to land MR and I think Singaporeans are really just very spoiler why because if you look at the map it's about 3 to 400 m from the Mati you can actually just walk there but this developer is actually providing land brave writing free first year shutter bus and I can oh wait got a call coming so anyway I just finished a coaching call with agent anyway just back to here coming to the three reasons why people will not buy Landor garden residences first reason there's over supply of units in Lenor area reason number two it is furthest away from the MR station if you compare the total of eight plots over there. And reason number three, people don't like to face the industrial building because it's the plot that's closest to the cargo industrial buildings. So, so much about why people won't buy. Next, let's talk about the price matrix. Now, coming to the price matrix, I want to make a quick disclaimer. Official prices are not fully released at this point of time. In fact, they haven't even given any indicative pricing. These are based on current estimates and the latest price metric benchmark is just based on my own wishful thinking. So, basically official prices not out yet. I'm just using estimation using $2,000 per square foot as a start for those that have a wishful thinking that developers will pull off another Tinga garden residences. But to be more realistic, I'm going to use a narration based on $2,200 per square foot benchmark. And disclaimer again and again, I'm not saying developer was at this price, but basically this is what I hope the pricing will be around. So two bit two bath 646 ft² starts from about $1.4 million at $2,200 per square foot.

[00:05:08]The bigger two-bedroom variance most likely being a two plus study will be at 732 ft² based on $2,200 per square foot.

[00:05:15]$1.6 million reaching all the way up to about $1.9 million if developer choose to launch the pricing at pinary residences kind of a PSF. Next, for the 3bedroom, it starts from $872 ft². Entry price starts from about $1.918 million at $2,200 per square foot. 1012 ft² 3bedroom premium unit, maybe with a study, but definitely with three toilet.

[00:05:36]These units range from about 2.2 $2 million to $2.7 million. And like I say, $2.7 million based on binary higher PSF unit types. 4B room 11184 ft² starts from about $2.6 million. 1356 ft² the bigger unit with four toilets. Usually we will start between the range of 2.9 to $3.6 million from a $2,200 per square foot to $2,700 per square foot price range. And the strata terrace, the most interesting one, $1,496.

[00:06:03]This terrace, how would it look like?

[00:06:05]I'm not sure, but it ranges from about 3.2 do to about $4 million. But I think this strata terrace may come with a slightly lower PS. The 2,200 price range plus minus a bit. I don't think it will go to 2007 because there's no high floor units for this. Now, before I go into the three reasons why people will buy land or garden residences, let's first debunk the earlier on three myths which is over supply furthest away from MRT and then the industrial building facings. So myth number one, there's an over supply in Lento area and dates back all the way to 2022 when I was the chief IC for Lento modern. People were already saying that Lento is over supply because there's so much land and is priced 2,000 psf. And back then CCR was also priced at $2,000 per square foot. But fast forward to 4 years later. Those people that are still telling you about over supply, ask them what did they eventually buy. If they did not buy anything and you are following their advice to not buy or if they are not buying a new launch, they're buying a resale and you're taking the advice that oh you cannot buy Lento then sometimes you may be actually taking negative reinforcement for the wrong reason. I Y K YK because today fast forward four years from Lendor Modern launch, Lendor Modern has already proven in the resale market that people can transact at 15 to 25% profit margins and the PSF highest based on my last check was about $2,500 per square foot and back then during the launch it was about 2001. Comparing with the CCR condo which is Copper and Newton launched in 2019. You can see that the current resale pricing are actually neck to neck very close related and that actually has proven today is really about whether there is that a demand in the resale not just the supply itself.

[00:07:43]Myth number two, it is too far away from the Mati station. Actually, in fact, today when you're not that near the MRA station, you will be avoiding the hustle and bustle and also the road congestion as well. And developer is actually providing you free shutter service. And trust me, I don't think you really need to use the shutter service. There'll probably be a site gate that connects you to the Hilo Park. You just walk up the slope a bit and you walk down the slope. Basically, you are at the MRT station. you might need shutter service at the first place, but I would think 2 to 300 m away isn't really that far off, but it provides you with more privacy in the sense that there wouldn't be so many cars driving past your main gate to enter into the shopping mall as well.

[00:08:20]Myth number three, the industrial facing being beside or close to the industrial building doesn't mean the developer will build the unit facing the industrial buildings, right? The developers are also smart. When they bought the land, they already know that they will not want their units to be facing the industrial buildings. So most likely the units will actually be tilted to face away from the industrial building. But if you take a closer look at the site map itself, it's actually also facing the landed property enclave too. So means to say that you will most likely be enjoying full unblocked views for most of the units itself. The ones facing the north will face the Hilo Park. The ones facing the south will be actually facing the landed enclave and the low-rise apartments as well. So, anything that clears about eight floors should be actually enjoying full unblocked views of greenery. Now, before we deep dive into the three reasons why people will buy, are you enjoying the video so far? If you do, do consider subscribing to this channel because I've been posting weekly quality content like this. Subscribing actually supports the channel a lot and gives me more purpose to stay on track with my posting schedule. Thank you so much. And whenever we talk about whether this development can buy or not, we always use my framework called the PMFX framework which is P for price, M for mass appeal and last but not least FX stand for future demand and exit strategy to give you a holistic look at whether this development can or cannot buy. And whenever I talk about price support, I always analyze it using three timelines. The past, the present, and the future. First, the past. We look at the resale developments within that same area of similar age not too old properties and use it to understand the price flaw which is what I call the downside production that we have for this. That means if the price crash it most likely will not be selling cheaper than the resale properties 4 years down the road. Next we'll give the present market which compares our estimated launch price with the current market available developments in the new launch market as well because if there are better options in the market means to say that if we buy into this price which is higher than the current launches right it means to say that we will most likely prefer to gravitate towards those that are cheaper and that brings me back to the key question and that will actually answer are we actually paying the fair market value in this current season. Finally, the future. We will study the upcoming launches and land prices to estimate where the next benchmark will be because if the future launches are going to launch much higher means to say that we have a lot more upside potential past to determine what's the downside risk, future launches to determine what is the upside potential. Now for the resale price flaw, we want to use the example which is len modern completed in 2026. That was the first mover advantage for those people that are serious about buying in 2022 and also the first mover disadvantage for people that are just finding reasons not to buy the property.

[00:11:04]And recent transaction has shown a strong medium pricing about of about $2,430 per square foot in the resale market. And the highest PSF cross 2,500 and as of the time of recording is 2582 psf to be exact. Let me calculate what's the PSF if you harmonize. So if you harmonize this pricing right that means you normalize the pricing by adding 1.05 which is 5% of it is it translate to $2,700 per square foot based on harmonized pricing and yeah this is actually the pricing that people pay for finer. So it's already tested and proven. I hope the developer don't watch this later. The developer say >> yeah it makes sense. Let's launch at $2,500 per square foot >> which if it happens is good for me because I bought my springly for only $2,137 per square foot pricing. But of course, that's a story for another day. If you want to go and watch why I bought Spring Leafly, I've also done my own sharing of my property journey, how I actually upgraded from a HDB flat 700,000 to today having a 8 figure residential real estate portfolio in Singapore. You can go check out my other video after this.

[00:12:07]Or you already quite sure you want to buy land and then you don't want to waste time, right, watching this, you can go and check out my tutorial videos.

[00:12:12]Another resale price benchmark that we can use is actually residences highest PSF already traded $2,600 per square foot. So who says Amokio should cost more than Lenor? The price is about the same. What I'm trying to say over here is that today the resale price benchmark has already been tested and proven. So if you're entering in at $2,200 per square foot, your certainty of exit about 26 27 to 28 is already proven in year 2026. So 2030 unless there's a major economic situation I think getting this kind of rising at 2008 to 2009 is already tested improvement. So I don't want to continue yapping the current price benchmark if you actually use spring leaf residences. Spring leaf residence already transacted average of $2,179 per square foot during the launch. And the current available units I just went to check the available ones are trending between $23 to $2,400 per square foot for the big floor plate units. So if you are entering in into spring leave at let's say 2002 on average or 2003 on average I wouldn't think that you are overpaying because even though people tend to be biased I would still think that Lento is a better location than spring leaf itself given just solely based on distance to town and the mall in Lento is actually larger. So if you're paying a little bit higher as compared to spring leaf I wouldn't think that you're overpaying and further up north if you look at district 27 we also see camper crescent residences transacting around the range of $2,50 per square foot. So lento at 2002 2003 I wouldn't think that you are overpaying but like I disclaim again if you can get at 2001 even better but I wouldn't think that Kingsford will want to sell at $2,100 per square foot they can afford to use better materials and try to sell at higher PSF I don't know uh let's wait and see before I continue if you wish to get my consult on what are your current plans because you have been watching so many videos but you cannot make a decision yet it is clear that you lack clarity in terms of our game plan of what you should be doing in a 5 to 10 years we will do a separate zoom call digital to see whether my advice suits your plan or see whether we can work together on that. So this is my number.

[00:14:14]Happy to hear from you. And for the future land pricing, needless to say earlier on I show you 1278 PSF PPR has already been done by Guacoland means to say that if Lando Garden launches at about $2,100 per square foot or $2,200 per square foot up to your own imagination, you just add another $300 PSF into the price. You'll be expecting to lento central to sell at about 25 to 26 psf which is already a tested and proven pricing in the OCR and the future benchmark of the OCR. So if you are able to get Lento garden residences I think this could be likely considered undervalued but we shall see if you wish to get updated you can also contact me as well. So much about the pricing let's talk about the mass appeal. I think education wise we don't have an issue over here because it's located within 2km to chig sick and 1km to Anderson primary school which is actually a co school and we actually have a land modern shopping mall already and the mall is actually quite good a lot of food a lot of eeries over there for day-to-day amenities as well and last but not least the future demand and exit strategy end of the day you need to think about who you can sell it to because land area was actually built as a extension of the Amoko yukan hd TV estate and because that area is a very mature estate with very little land to build condos that is the reason why M andD actually decided to open up the land cluster and a lot of people choose to disagree I leave it entirely up to you but this is actually the on feedback that we get many of the buyers come from people who wish to stay in Amoko and Yukang area there isn't a lot of new condos over there and your future exit strategy will come from the million-dollar HDB flats that are in the Amokyo area and I'll show you the list of all these uh based on propext team research. There are 5,000 over new MOP flats from the surrounding cluster and also for the people that are more successful in their business and come from the issue woodlands and saw area and also the Gen 2 from the landed cluster from Landor and as well as Upper Thompson. But some people think that this is a very very long shot. But leave your comments in the comment section because nobody can say whether you are 100% correct or wrong. But this is based on our on the ground feedback when we meet buyers and sellers. If your friend tell you in future there's no exit strategy. Ask them whether have they gone and see the show. Have they talked to hundreds of buyers to get the demographics or not? Because when we give advice that is based on what we study on the ground and before we end this video I just want to remind everybody at the end of the day the market doesn't reward people that continue to wait and wait. There's always people that don't wish to buy or only want to buy a resale because the PSF is lower. They will be telling you a lot of reasons why this is overpriced and what not. And these people tend to eventually don't buy anything as well.

[00:16:58]Don't be the person that continue to wait if you're serious to buy and don't be the person that's being influenced by people that are just trying to find excuses not to do anything. And if you wish to get my consult, once again, this is my number. Feel free to reach out to me if you are serious. If you just want to get negative reinforcement why you want to buy, there are other people you can call also to get advice and then maybe after you talk to them, you'll be happier. But it's the A+ already. If you are still looking around and not buying anything, then never mind. Don't call me. If you found this content useful, my comments about this development, if the developer choose to launch at a very fair medium pricing, I think it is definitely something that you can consider because that was actually the PSF entry that I entered for my spring leaf. Literally, you're having the opportunity to buy big year 2022 pricing because Lando Modern itself launched at about 2,000 to $2,100 per square foot and which is about 22 to 23 psf in today's context based on harmonization.

[00:17:53]But I'm not saying 100% can buy. I'm saying let's see the pricing first. And if you find such content helpful, like, comment, subscribe, share this with your friend, and you can go continue to watch my other videos to find out how I analyze other developments as well. And so far, my analysis of pricing is quite accurate. So, thanks for watching until the end and I'll see you at the next week's video. Bye.