Resale Project Scorecard
Lentor Modern
D26 · Mandai, Upper Thomson · 99-year leasehold · completed 2025 · 605 units
Grade S, 8.27 out of 10, the 2nd highest score among 14 resale condos in District 26.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 94 yrs
- Resales, 12 months to Oct 2026
- 59
- To Lentor MRT
- 30 m
Artist's impression: Lentor Modern Pte. Ltd.
Lentor Modern Score
- S
- Grade
- Score out of 10
- 8.27
- Highest score among 14 resale condos in District 26
- 2nd
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%10/10
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.
The district median is 7/10.
Primary School Effect20%7/10
1 primary school within 1km (Anderson Primary School, 0.60km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- Anderson Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
605 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 5/10.
MRT Proximity13%10/10
30 m from Lentor MRT (TE5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.19% — below-average income return.
The district median is 4/10.
Tenure10%9/10
99YR tenure — about 94 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 2.26km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Lentor Modern scores 8.27
Lentor Modern scores 8.27 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 67th of 2,350 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).
| Factor | This condoLentor Modern | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 92% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 46% of district |
| Project Size16% | 10/10 | 5/10 | +0.80 | 92% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 85% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 38% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 31% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 46% of district |
Medians are across the 14 scored resale projects in District 26 (Mandai, Upper Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lentor Modern and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lentor Modern Prices
By unit type at Lentor Modern
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom732 sq ft | 732 sq ft | $1.45M to $1.90M | $2,432 psf | 18 |
| 3-bedroom990 sq ft | 990 sq ft | $2.15M to $2.80M | $2,403 psf | 31 |
| 4-bedroom1,529 sq ft | 1,529 sq ft | $2.53M to $3.85M | $2,345 psf | 7 |
Past transactions at Lentor Modern
59 resales, Nov 2025 to Oct 2026 · median $2,403 psf · $1,178,888 to $3,850,000 · 58 of 59 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 2 Oct 2026 | 5 Lentor Central | 9 | #09-15152BR · Blk 5 | 2BR | 732 | $2,350 | $1,720,000 | Sub sale |
| 25 Sep 2026 | 7 Lentor Central | 5 | #05-23233BR · Blk 7 | 3BR | 980 | $2,205 | $2,160,000 | Sub sale |
| 23 Sep 2026 | 5 Lentor Central | 21 | #21-14142BR · Blk 5 | 2BR | 732 | $2,405 | $1,760,000 | Sub sale |
| 31 Aug 2026 | 5 Lentor Central | 13 | #13-12124BR · Blk 5 | 4BR | 1,529 | $2,421 | $3,700,000 | Sub sale |
| 31 Aug 2026 | 7 Lentor Central | 19 | #19-27273BR · Blk 7 | 3BR | 1,109 | $2,462 | $2,730,000 | Sub sale |
| 21 Aug 2026 | 3 Lentor Central | 9 | #09-10103BR · Blk 3 | 3BR | 990 | $2,403 | $2,380,000 | Sub sale |
| 21 Aug 2026 | 7 Lentor Central | 11 | #11-23233BR · Blk 7 | 3BR | 980 | $2,367 | $2,318,888 | Sub sale |
| 12 Aug 2026 | 5 Lentor Central | 22 | #22-12124BR · Blk 5 | 4BR | 1,529 | $2,453 | $3,750,000 | Sub sale |
| 12 Aug 2026 | 5 Lentor Central | 5 | #05-13134BR · Blk 5 | 4BR | 1,130 | $2,241 | $2,533,000 | Sub sale |
| 11 Aug 2026 | 3 Lentor Central | 4 | #04-08083BR · Blk 3 | 3BR | 969 | $2,219 | $2,150,000 | Sub sale |
Show as a table
| Period | Sales | Median PSF | D26 |
|---|---|---|---|
| Nov 2025 | 2 | $2,444 psf | $1,646 psf |
| Dec 2025 | 2 | $2,430 psf | — |
| Jan 2026 | 2 | $2,421 psf | — |
| Feb 2026 | 5 | $2,432 psf | $1,509 psf |
| Mar 2026 | 5 | $2,452 psf | $1,933 psf |
| Apr 2026 | 7 | $2,413 psf | $1,960 psf |
| May 2026 | 8 | $2,383 psf | $2,190 psf |
| Jun 2026 | 10 | $2,422 psf | $1,958 psf |
| Jul 2026 | 5 | $2,295 psf | $1,783 psf |
| Aug 2026 | 10 | $2,403 psf | $2,367 psf |
| Sep 2026 | 2 | $2,305 psf | — |
| Oct 2026 | 1 | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.5% a year, ranked 3 of 6 in D26 and 153 of 715 condos. See the most profitable condos in D26 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Lentor Modern Rent
- Median rent a month
- $3,300 to $8,150
- Gross yield
- 2.7% to 2.9%
- Rental contracts
- 173
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,300 | $3,200 to $3,400 | — | 31 |
| 2-bedroom | $3,950 | $3,750 to $4,150 | 2.7% | 91 |
| 3-bedroom | $5,450 | $5,100 to $5,850 | 2.7% | 44 |
| 4-bedroom | $8,150 | $8,000 to $8,500 | 2.9% | 7 |
Rental contracts at Lentor Modern
206 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,000 to $8,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,400 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,550 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,000 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,700 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,750 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,750 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,750 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Lentor Modern By stack
- Highest, stack 20
- $2,569 psf
- Lowest, stack 05
- $2,138 psf
- Stacks with 2+ resales
- 17
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,497 psf | 732 sq ft | Levels 6 to 13 | 2 |
| 05 | $2,138 psf | 678 sq ft | Levels 6 to 17 | 3 |
| 08 | $2,276 psf | 969 sq ft | Levels 4 to 17 | 2 |
| 10 | $2,444 psf | 990 sq ft | Levels 8 to 18 | 7 |
| 11 | $2,568 psf | 732 sq ft | Levels 8 to 22 | 4 |
| 12 | $2,421 psf | 1,529 sq ft | Levels 7 to 22 | 3 |
| 13 | $2,318 psf | 1,130 sq ft | Levels 5 to 12 | 3 |
| 14 | $2,398 psf | 732 sq ft | Levels 10 to 24 | 4 |
Show the other 9 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 15 | $2,391 psf | 732 sq ft | Levels 9 to 25 | 2 |
| 17 | $2,384 psf | 969 sq ft | Levels 7 to 22 | 3 |
| 19 | $2,378 psf | 990 sq ft | Levels 4 to 22 | 8 |
| 20 | $2,569 psf | 732 sq ft | Levels 16 to 21 | 2 |
| 22 | $2,464 psf | 1,130 sq ft | Levels 10 to 23 | 2 |
| 23 | $2,297 psf | 980 sq ft | Levels 4 to 17 | 6 |
| 27 | $2,330 psf | 1,109 sq ft | Levels 5 to 19 | 4 |
| 28 | $2,465 psf | 1,109 sq ft | Levels 7 to 11 | 2 |
| 29 | $2,434 psf | 990 sq ft | Levels 6 to 23 | 4 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Lentor Modern Floor plans
20 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom2 plans · 527 sq ft
2-Bedroom4 plans · 678 to 732 sq ft
3-Bedroom12 plans · 969 to 1,130 sq ft
4-Bedroom2 plans · 1,528 sq ft
Floor plans: Lentor Modern Pte. Ltd. (GuocoLand), Lentor Modern e-brochure. Developer's plans, approximate and subject to change.
Lentor Modern Site plan
Every block in 3D, with the sun on each home →
Site plan: Lentor Modern Pte. Ltd. Developer's illustration, subject to change.
Lentor Modern Notes
How these numbers are worked out
- Grade S places Lentor Modern in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,403 psf at Lentor Modern against $1,957 psf across District 26, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,290 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (5 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 59 resale caveats at Lentor Modern ranged from $2,131 psf to $2,596 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2025, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Lentor MRT (TE5), 30 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Lentor Modern for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.