RPS · Resale Project Scorecard
Lentor Modern — Grade S
RPS score 8.27/10 · D26 · Mandai, Upper Thomson · 605 units · scored across 7 weighted factors — methodology published.
99YR · GuocoLand · TOP 2025
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +5.89% places this condo in the top 4% of its 2025-era cohort — exceptional capital appreciation relative to peers of the same vintage.
1 primary school within 1km (ANDERSON PRIMARY SCHOOL, 0.70km away). Adequate but narrow school optionality.
605 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
150m from Lentor Mrt Stn (TE5) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.19% — below-average income return.
99YR tenure — about 94 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 2.26km, far enough that the impact on this project is modest.
Primary schools within 1km: Anderson Primary School.
The verdict· Scores updated September 2026
Lentor Modern scores 8.27 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 56th of 2,357 resale condos scored in Singapore and 2nd of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: total returns, future transformation.
See all 14 scored condos in District 26 (Mandai, Upper Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Lentor Modern
12 months to September 2026 (Oct 2025 – Sep 2026): 62 resale transactions, median $2,403 psf, median price $2.35M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 11 | $2,383 psf | $2.40M |
| Jan–Mar 2026 | 12 | $2,441 psf | $2.29M |
| Apr–Jun 2026 | 25 | $2,411 psf | $2.26M |
| Jul–Sep 2026 | 14 | $2,396 psf | $2.40M |
| 12-month total | 62 | $2,403 psf | $2.35M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Lentor Modern: frequently asked questions
Answers generated from the scorecard data — RPS rank 56th of 2,357, scores updated September 2026.
- Is Lentor Modern a good buy in 2026?
- Lentor Modern scores 8.27/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 56th of 2,357 Singapore resale condos and 2nd of 14 in District 26 (Mandai, Upper Thomson). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Lentor Modern?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 62 resale transactions at Lentor Modern, at a median of $2,403 psf and a median price of $2.35M (range $2,131 psf to $2,596 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lentor Modern from the nearest MRT station?
- Lentor Modern is about 150m from Lentor MRT (TE5), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lentor Modern compare with The Calrose?
- The Calrose is the project scored next to Lentor Modern on the District 26 ranking: 8.35 (Grade S) against Lentor Modern's 8.27 (Grade S). Lentor Modern scores higher on Project Size (10 vs 8) and Rental Yield (4 vs 2); The Calrose scores higher on Primary School Effect (7 vs 10) and Tenure (9 vs 10).
- Which primary schools are within 1km of Lentor Modern?
- One primary school is within 1km of Lentor Modern: Anderson Primary School. 1 primary school within 1km (ANDERSON PRIMARY SCHOOL, 0.70km away). Adequate but narrow school optionality. Lentor Modern scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Lentor Modern, and how big is the project?
- Lentor Modern is 99-year leasehold, completed in 2025, has 605 units, developed by GuocoLand. 99YR tenure — about 94 years remaining — no near-term decay concern. 605 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Lentor Modern in Mandai, Upper Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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