District 26 · Ang Mo Kio · OCR
Lentor Modern
Lentor Central · Apartment · 99 yrs lease commencing from 2021
Current PSF
$2,399
+27.2% vs district median
Gross yield
2.8%
median rent $4,200/mo
3-year gain
15.6%
Transactions · 5y
646
41 in last 12 months
Nearest MRT
Lentor Mrt Station · 158.465m
TEL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+310% premium
HDB median $585 psf
Area income
$7,500/mo median
mixed zone
En-bloc potential21 / 100
5 years old · composite of plot use, age, tenure, value gap & size
Lease decay94 years left
worth 95.4%of freehold today (Bala’s Table) · loses ~2.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
91.1%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Anderson Primary School 703m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yio Chu Kang Secondary School · 1.1km
Food
Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market) · 767m
Green
Florissa Pk Pg · 186m - 14 parks within 1km
Mall
Djit Sun Mall · 1.9km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 591m
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
605 / 605
100% taken up · 25 '07
Median price
$0k
$0k–$0k band
Unit sizes sold
969 sqft
527–1528 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
527–694
102
694–861
126
861–1028
99
1028–1195
124
1195–1362
0
1362–1528
58
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $2,118 psf (427 sales). At today’s $2,399 psf, they are up 13% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,265 psf - 9% above units on floors 1–5 ($2,079 psf).
Price trend average PSF by year
2022
$2,118
2023
$2,089
-1.4%
2024
$2,250
+7.7%
2025
$2,343
+4.1%
2026
$2,412
+2.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $6.00 | 3.0% | 12 |
| 2BR | $4,000/mo | $5.33 | 2.7% | 30 |
| 3BR | $5,600/mo | $5.89 | 2.9% | 16 |
| 4BR | $8,500/mo | $5.48 | 2.7% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,790,000 | 1,109 | $2,517 | 11-15 |
| Jun 2026 | $2,493,000 | 990 | $2,517 | 21-25 |
| Jun 2026 | $2,420,000 | 990 | $2,444 | 11-15 |
| Jun 2026 | $1,635,000 | 678 | $2,411 | 16-20 |
| Jun 2026 | $1,178,888 | 527 | $2,235 | 06-10 |
| May 2026 | $3,850,000 | 1,528 | $2,519 | 21-25 |
| May 2026 | $2,350,000 | 990 | $2,373 | 06-10 |
| May 2026 | $2,250,000 | 980 | $2,297 | 06-10 |
| May 2026 | $2,168,888 | 990 | $2,190 | 01-05 |
| May 2026 | $1,900,000 | 732 | $2,596 | 21-25 |
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More in District 26
The HDB blocks next door
The entry point, measured: what the resale flats around Lentor Modern actually sell for - this project trades at 4.2× the nearest block’s PSF.