Get ready for an in-depth insights of Lentoria, this upcoming development set to launch in the Lentor region. In this comprehensive review, we’ll delve into the overall development, providing a detailed analysis of the layout in Lentoria and which stack do we recommend or not recommend at all.
Overview of the Lentor Hill Estate.
A total of 7 land plots surrounding Lentor Hill are slated for development into private residential spaces. You can read more on the broad overview of the Lentor Condo in general here.
In this post, we will be looking more in depth into the upcoming Lentoria.
Location
Lentoria is situated on Lentor Hills Road (Parcel B), approximately a 6-minute walk from the MRT station. While it is one of the developments in the Lentor Region that is farther from Lentor MRT Station, it boasts a location within 1 km of CHIJ St Nicholas Girls’ School and Anderson Primary School.
Being just 6 minutes away from the MRT via a sheltered walkway is considered relatively acceptable in the Singapore context. Additionally, proximity to good schools holds value not only for parents but also for renting and future resale. However, it’s important to note that not all developments near MRT stations and good schools guarantee higher profits (for another Insights in future). While being closer to schools may increase demand and speed up unit sales, it doesn’t necessarily guarantee higher profits. Other factors, such as layouts, will be explored in more detail later in this post.
Comparison between the existing launches VS Lentoria.
Looking at the table, it’s evident that Lentoria holds a slight edge in terms of land size compared to the number of units. This results in a favorable land size to the number of units ratio, indicating a less crowded development with more facilities and extensive landscaping. Another advantage of Lentoria lies in its construction method—opting for non-PPVC allows for greater flexibility in wall configuration, a significant benefit during resale. The non-PPVC approach also results in thinner walls, contributing to slightly larger room sizes, as unit size is typically measured wall to wall.
However, Lentoria faces a disadvantage concerning the number of parking lots available. Unlike Lentor Hill Residences and Hillock Green, which maintain a 1:1 ratio of units to parking lots, Lentor Modern and Lentoria deviate from this ratio. While Lentor Modern’s case is understandable due to being an integrated development, Lentoria, despite being the farthest from the MRT station compared to the others, does not adhere to a 1:1 ratio. This could be considered a drawback for Lentoria especially for driver like us.
Development itself
While we can make informed guesses about the demand, determining the actual demand is challenging. It depends on the overall supply of units in the entire region, not just within a specific development but across the whole area, especially if multiple launches are in proximity.
There are a total of three blocks in Lentoria. The elevation chart reveals that Block 32 comprises 8 levels, while Block 36 and Block 38 each have 17 levels. This variation is a result of government requirements aimed at ensuring the building form harmonizes with the natural topography of the site and its surroundings. The overall design emphasizes articulation to maintain visibility towards the future hillock park and prevents the creation of a wall-like effect when viewed from any elevation.
Level 1, commonly referred to as the PES (Private Enclosed Spaces) unit, and the Top Floor, known as the PH (Penthouse) unit, feature a void space with a higher ceiling of 5.525m compared to the typical 2.9m in the living room, balcony, dining, and bedrooms. While most developments only have high ceilings in the living room, Lentoria’s design provides this spacious feature across various areas. The challenge with such units is that maintenance, like changing a light, may require assistance due to the void space. These units typically command a premium, and a markup of 5 to 10% is considered reasonable for these distinctive features.
Lets go deeper into the layout configuration in Lentoria. Which are the stacks that we recommend and what price point will be a safe entry for you.
1 Bedroom Layout
There are two different layouts and both are located in Block 32. Stack 5 and 6 are facing the road while Stack 2 is facing the pool area.
Both layouts are quite similar except that for Type A2 which is Stack 2 has balcony blocking your view which kind of defeat your purpose of buying a pool view. Most of the time, premium units are the ones facing the pool area. However, it is important to note that when you buy a 1 bedroom (unless is for your own stay and preference), nobody cares about the view. Your tenant will not pay you extra for the pool view. It might be easier to rent but they will not pay you a premium rental price for it. Hence, in this sense, stack 5 and 6 will be a better buy due to its non premium pricing.
As we have mentioned earlier, you are not only competing with your neighbor in Lentoria but the whole of the Lentor Hill Region so lets take a look at the supply of the 1 Bedroom in the region.
Total Number of Units of 1 Bedroom
The supply of 1-bedroom units in the Lentor Hill Region is notably scarce, totaling only 182 units (up to date). This rarity can be attributed to the prevalent trend where buyers, often purchasing for personal residence, lean towards larger units. Developers, aligning with this demand, have consequently limited the construction of 1-bedroom units. Renting out these units should be relatively easy given the low supply, but selling might pose challenges due to potential limited demand.
When considering the entry price for a 1-bedroom unit in Lentoria, it’s advisable to reference the Max Transacted Price from previous launches. Opting for a price below this maximum point is considered reasonable, as buyers have already demonstrated a willingness to purchase at that level. Additional factors such as facing and floor level play a role. However, the recommended entry point for Lentoria’s 1-bedroom units is below 1.08 million, with an upper limit advised not to exceed 1.15 million.
The other thing that you should be looking at is how high or low you should be buying. Which is more worth?
Analyzing the existing launches, the average increase per storey falls within the range of about 0.5% to 0.9%. Therefore, it is recommended to consider higher levels for anything within this range. However, for increases beyond 0.9%, opting for lower levels would be advisable. This strategy helps balance the premium associated with higher floors while considering the overall cost and potential return on investment.
2 Bedroom Layout
There are a total of 4 different layouts for the 2 Bedrooms in Lentoria. Only Type B1 is 700 Sqft while the rest of them are 732 Sqft.
The 700 sqft layout for the 2-bedroom unit lacks a distinct “wow factor” as it follows a typical configuration. Its size, being at 700 sqft, positions it at a slightly lower price point. However, being situated on Stack 13 and 20, with a pool-facing view, typically commands a premium of about 5%. In our assessment, this premium might not be justified, considering that you would be paying more for a smaller unit. Given that many 2-bedroom buyers are focused on investment, the potential yield might not be as favorable in this scenario.
The other three layouts, all measuring 732 sqft, face Yio Chu Kang Road and do not carry a premium price tag. All layouts feature kitchenettes, with Type B3 having a window. However, in our opinion, the presence of a window in kitchenettes does not significantly impact their appeal. Windows typically play a more critical role in enclosed kitchens where lack of natural light can be an issue.
Type B3 provides a bit of privacy when opening the main door due to its configuration. Type B4S includes an additional study space that can be converted into a storeroom if needed.
Based on layout considerations, our recommendation would be B4S, B3, B2, and then B1 (primarily influenced by pricing).
Total Number of Units of 2 Bedroom
There is a substantial oversupply of 2-bedroom units in the area, not including upcoming developments like Lentor Mansion and future projects. Supply can be seen in both ways, the total number of units in the area and the number of units that is actively selling. Typically, 2-bedroom units are popular for investments, with approximately 20-30% of units hitting the market simultaneously, translating to around 150 to 240 units in absolute numbers. This oversaturation poses a challenge as many units are available for sale upon TOP (Temporary Occupation Permit), indicating that potential buyers may need to extend their holding period.
The reluctance of people to enter the market is also noticeable, driven by the abundance of unsold units. At the time of writing this post, Lentor Hill Residences has 14 units left, and Hillock Green has 104 units still available. This oversupply trend suggests caution and may require a longer-term perspective for those considering purchasing a 2-bedroom unit in the area.
Before we even look at the average price jump per level in the region, we will need to compare the layout of Lentoria with the other projects and see if Lentoria’s layout is indeed good or safe enough to enter the market.
Lentoria VS Lentor Modern
Lentoria VS Lentor Hill Residences
In Lentor Hills Residences, there are several layouts ranging from 678 sqft to 775 sqft. For comparison, let’s focus on the Type 2+1e layout. Similar to Lentor Modern, Lentor Hills Residences features a dumbbell layout, and the kitchen is enclosable, although it lacks a window, unlike Lentor Modern. The study area in Lentor Hills Residences is not segregated like in Lentoria, offering buyers the option to have a larger bedroom or to transform the study area into a walk-in wardrobe according to personal preference. The choice between having a “storeroom” or a “walk-in wardrobe” for the study area is subjective and depends on individual preferences. Hence, we would think that the layout in both Lentoria and Lentor Hills Residences are quite comparable.
Lentoria Vs Hillock Green
In Hillock Green, there are several 2-bedroom layouts, and the 2+Study configuration features both traditional and dumbbell layouts. For comparison, let’s consider the Type B6S (783 sqft), which is the traditional layout, and compare it with Lentoria’s B4S, which shares the same type of layout. Hillock Green has an advantage over Lentoria in terms of the kitchen, as it is enclosable. Apart from that, the layouts are quite similar, featuring a segregated study area from the main living space of the unit.
The pricing structure per level in the three developments provides further insights. Lentor Modern exhibits a 1% increase per level, Lentor Hills Residences has approximately a 0.6% increase, and Hillock Green stands at around 0.8%. Comparatively, for every 1 level increase in Lentor Modern, you could potentially consider a 2-level increase in Lentor Hills Residences. This information is crucial for understanding the pricing dynamics and estimating potential costs associated with different levels in these developments. For Lentoria, if the jump per level is between 0.6% to 0.8% or lower than this range, buying higher level would be a good move.
3 Bedroom Layout
There are 6 types of 3 Bedroom layout, out of which 4 of them are Compact while the other 2 are Premium.
Among the 4 Compact 3-bedroom units, only C1 offers the possibility of an enclosable kitchen with windows, while the others feature kitchenettes. Typically, 3-bedroom units are intended for personal use, making it potentially challenging to sell units with kitchenettes in the future. Compact 3-bedroom buyers often prioritize own-stay considerations within a limited budget. Notably, Type C1, located on Block 32 and facing Lentor Mansion, has only 8 units, and we anticipate these being quickly taken. The next recommended options would be either Type C2 or C4, both facing externally, likely with slightly lower pricing. Personally, Type C2 is favored for its enhanced privacy upon entering the main door to the unit.
There are only two layouts for the 3-bedroom Premium category in Lentoria. The distinctive feature of these layouts is the landscape orientation of the living and dining areas, a difference from the typical portrait configuration seen in other developments. However, it’s worth noting that this layout includes a long corridor which is a minus point for us. Both study rooms come with windows. Between the two units, C5P is recommended as it faces the road, potentially resulting in a slightly lower price. The entrance is also favorable due to increased privacy and available space for putting on shoes before heading out.
What about the pricing strategy for 3 Bedroom in Lentoria?
Given that all existing launches have an approximately 0.6% increase per level, if Lentoria’s jump per level is below 0.6%, it would be considered safe to consider higher-level units.
4 Bedroom Layout
Lastly would be the 4 Bedroom layout in Lentoria. There is 2 Classic Layout and 1 Premium Layout for the 4 Bedroom units.
Both classic layouts in Lentoria face the pool area, featuring portrait orientations and resembling the dumbbell layout. Notably, both layouts include a proper yard with a low wall and a utility area. It’s crucial to emphasize that the price point for the 1119 sqft 3-bedroom and the 1206 sqft 4-bedroom will be very close. In such cases, when the price difference is minimal and there’s sufficient budget, opting for the 4-bedroom layout is recommended.
The 1345 sqft 4 Bedroom Premium layout in Lentoria showcases a landscape living and dining area, which is generally preferred. However, despite its larger size, it may not necessarily appear more grand. One notable aspect of this layout is that the Junior Master is positioned along the corridor, making it narrower. Additionally, although the study does not have a window. It is also worth noting that Stack 18 3 Bedroom Premium has the same living room length as the 4 Bedroom.
Therefore, our recommendation for the 4 Bedroom units in Lentoria would be Type D1 or D2, followed by D3P. These options are suggested based on considerations of layout and the feel good factor that is very important for own stay buyers.
Comparing the 4 bedroom layout in Lentor Region…
Comparing the layouts, it’s evident that Lentor Modern and Lentor Hills Residences offer a more grand and spacious feel. Lentor Hills Residences incorporates windows and glass elements, providing a wider view of the living area and enhancing the overall aesthetic. Lentor Modern stands out with a generously sized view and a landscape configuration in the living hall.
On the other hand, Lentoria prioritizes practicality over grandness, which may result in a lack of the desired “feel-good factor” that many 4-bedroom buyers seek. Consequently, during the resale period, Lentoria might face a slight disadvantage unless the entry price is notably favorable compared to other developments in the area.
Given the difference in the jump per level for Lentor Modern, Lentor Hills Residences, and Hillock Green (0.55%, 0.35%, and 0.8% respectively), if Lentoria’s jump per level falls within the range of 0.35% to 0.55%, it would be considered safe to consider purchasing higher-level units.
It’s essential to keep in mind that for 4-bedroom buyers, the feel-good factor, along with views, holds significant importance. Therefore, when evaluating options in Lentoria, the pricing dynamics, level considerations, and the overall appeal of the unit should align with the preferences of potential 4-bedroom buyers.
In summary, specific unit types and layouts are recommended in Lentoria, providing a competitive edge not only within the development but also in the broader Lentor Hills Region.
To recap:
For 1 Bedroom: It is recommended to consider units in Stack 5 and 6 for optimal investor’s yield.
For 2 Bedroom: The suggested choice is Stack 10/16 followed by Stack 11/15 due to favorable layout configurations.
For 3 Bedroom: The recommendation is to go for Stack 7 (Compact) and Stack 18 (Premium) based on the price point and layout configuration respectively.
For 4 Bedroom: It is recommended to consider Stack 12 due to its price point, which might be comparable to Stack 18 in the 3-bedroom category.
Before participating in the ballot for one of the developments in the Lentor Region, thorough research is essential. This is crucial not only because you’ll be competing with neighbors within your own development but also with those in the surrounding vicinity. Avoid losing money by ensuring you have sufficient knowledge before making any decisions.
For a more detailed analysis on how Lentoria is the right fit for your needs, we encourage you to contact us. Our team is equipped to provide you with comprehensive information and guidance tailored to your requirements.
Have a read on our general overview of the Lentor Condo here.
