Lentor Gardens Residences
Lentor MRT · D26 · ~499 units · Kingsford Development
Six Lentor projects came before this one. Over 3,200 units, nearly all gone. Most buyers assume the seventh is too late. The land records say they're wrong, but not in the way you'd expect.
This developer paid less for its land than anyone in Lentor's history. The plot next door sold for 39 percent more, and it launches after this one. So the price on 18 July can only mean one of two things: the cheapest way into Lentor you'll ever get, or a saving the developer kept for itself.
The numbers settle it, and the answer is $920 per square foot, the lowest land cost any developer has paid in Lentor, and the gap against the plot next door sets the benchmark every later launch here gets measured against. Line the two up and the 18 July entry reads as the cheaper of the pair by a clear margin, which is the opposite of what the too-late crowd assumes, and the reason this launch rewards whoever moves before the queue does.
Dunearn House
Sixth Avenue MRT · D11 (CCR) · 99-yr leasehold · ~380 units · Frasers Property, Sekisui House & CSC Land
The standout on paper. The only one of the four in the city's core region, the first project in Turf City, the first launch of its kind in Bukit Timah in 30 years. Also the most expensive by several hundred dollars per square foot. And one of its biggest selling points didn't survive our measuring tape.
Whether the premium is worth paying comes down to a comparison no brochure will show you, because Dunearn's real rival isn't on this page. It sits a short drive away, sold for more, and launches into a stronger market.
Put the two side by side and the answer on Turf City's pricing becomes obvious, and that answer is a discount hiding in plain sight, because the site it is really up against sold for 15 percent more per square foot and launches into a stronger market later this year. Over a ten and twenty year hold the comparison only breaks one way, and the walk we measured to MGS is the factor that tips it, which is why the first Turf City price matters more than the brochure lets on.
Thomson Reserve
Upper Thomson / Bright Hill / Marymount MRT · D20 · ~1,240 units · UOL, SingLand & CapitaLand
The most crowded showflat of 2026. Upper Thomson MRT at the doorstep, Ai Tong within 1km, over 1,200 units. Everyone will view it, and that's the risk: when demand is this obvious, the price gets set for the crowd, not for you.
One number has been sitting in public records since the land was sold, and it tells you whether the launch price is fair the moment it appears. On a 3-bedroom, being on the wrong side of it costs six figures.
Almost nobody in the queue will have checked it. The number is $1,178 per square foot, set by the $810 million land sale, and it fixes the developers' breakeven inside a narrow band. Hold the price list against that band the moment it appears and you know instantly whether you are paying for the asset or for the crowd behind you, and the gap only widens once you set it against the other launches in the same window.
Chuan Grove Residences
Lorong Chuan MRT · D19 · ~1,055 units · Sing Holdings & Sunway
The odd one out. Two mid-sized developers outbid one of Singapore's biggest names for this land, paying more per square foot than the giants behind Thomson Reserve paid for theirs. Then they bought the plot next door too. Nearly $1.33 billion spent on one quiet street.
Either they saw something in Lorong Chuan the whole market missed, or buyers are about to pay for the most expensive bet this street has ever seen. One of those answers makes this the smartest buy of the quarter. The other makes it the launch to skip entirely.
Five years of sale prices around the area settle it, and they all point to a price this street has never supported. Every sale recorded around Lorong Chuan in the past five years sits below it, which means buyers would be underwriting a benchmark the area has never reached, and that is what decides whether this project earns a place on your shortlist at all.
