Singapore New Launch Spotlight: Lentor Modern vs. Bayshore — Which Is Right for You?

As a trusted property agent with a combined experience of 30 years from my team in Singapore’s dynamic market, I’m excited to bring you a detailed Lentor Modern review and Bayshore condo comparison. In this article, you’ll find all the data points, cost calculations, and insights you need to decide which development best suits your lifestyle and investment goals.

1. Overview of Both Developments

Whether you’re hunting for a robust Lentor Modern review to understand the appeal of a new launch in the Thomson area, or seeking a thorough Bayshore condo comparison against an established East Coast project, here’s a snapshot:

• Lentor Modern

  • Developer: APG & Hoi Hup Realty

  • Land size: ~290,000 sqft

  • Units: 605

  • Tenure: 99-year lease

  • TOP: 2028

• Bayshore Gardens

  • Developer: Far East Organization

  • Land size: ~345,000 sqft

  • Units: 1,259

  • Tenure: 99-year lease

  • TOP: 2026

2. Location & Connectivity

Lentor Modern

• MRT Access: Virtually in front of Lentor MRT (Thomson-East Coast Line, TE5)

• Travel Times:

  • 12 minutes to Orchard (TE13 + interchange)

  • 25 minutes to Raffles Place (Circle Line interchange)

Bayshore Gardens

• MRT Access: 350m to Bayshore MRT (TE29)

• Travel Times:

  • 15 minutes to Orchard (via TEL → NSL interchange)

  • 30 minutes to CBD (direct via TEL + CCL)

Insight: If door-step connectivity is paramount, Lentor Modern edges ahead. However, Bayshore still offers efficient commutes for East Coast living.

3. Pricing & PSF Analysis

PSF Range Comparison

• Lentor Modern: S$1,800 – S$2,100

• Bayshore Gardens: S$1,650 – S$1,900

Average PSF

• Lentor Modern: S$1,950

• Bayshore Gardens: S$1,775

Calculation Example
A 1,000 sqft unit at Lentor Modern (average PSF S$1,950) = S$1.95M.
The same in Bayshore (S$1,775 PSF) = S$1.775M.

Difference: S$175,000 (9.9%) premium for Lentor’s prime district positioning.

4. Unit Mix & Layouts

Both developments cater to singles, couples, and families:

• Lentor Modern: Higher proportion of 3-br and dual-key units → appeals to investors targeting rental demand.

• Bayshore: Balanced mix, including larger family-sized layouts with more efficient corner designs.

5. Financial Calculations: Downpayment & Mortgage

Let’s break down financing for a 1,000 sqft, S$2.0M purchase:

1. Loan-to-Value (LTV) @75%

   • Loan: S$1.5M

   • Downpayment (25%): S$500K

2. Est. Mortgage over 25 years @2.6% p.a. (floating)

   • Monthly repayment = Loan x ((r(1+r)^n)/((1+r)^n-1))

     where r = 0.026/12, n = 300 months

   • Calculation yields ≈ S$6,737/month

3. Maintenance Fees

   • Lentor Modern: S$0.35/psf → S$350/month for 1,000 sqft

   • Bayshore Gardens: S$0.30/psf → S$300/month

4. Stamp Duty (ABSD + SSD)

   • For Singaporean couple buying second property:

     • ABSD (12%) on S$2.0M = S$240K

     • SSD depends on resale timing; plan accordingly.

6. Amenities & Lifestyle

Lentor Modern Highlights

• The Lentor Club with sky lounges, 50m pool, function rooms

• Nature trails linking to Lower Peirce Reservoir

• Family-friendly wet play areas & hammock decks

Bayshore Gardens Highlights

• Bayshore Clubhouse with indoor gym, tennis courts, BBQ pits

• Direct park connectors to East Coast Park

• Waterfront dining precinct nearby

Local Retail: Lentor Green and Mayflower MRT retail vs. Bayshore’s Parkway Nova mall—both offer everyday essentials within a short walk.

7. Investment Potential

• Lentor Modern

  • Rents: S$3.5K–4.5K for 2-br; strong demand from Thomson office workers and medical staff.

  • Capital upside: New Thomson Ring Line → potential PPSF growth of 8–12% in 3 years.

• Bayshore Gardens

  • Rents: S$3.0K–4.0K for 2-br; healthy pool from East Coast employers.

  • IRR forecasts: 6–9% over 5 years, boosted by upcoming Changi region developments.

8. Which One Should You Choose?

• Choose Lentor Modern if

  • You prioritise doorstep MRT access and ROI potential in a fast-growing precinct.

  • You’re comfortable with a higher upfront premium for long-term capital gains.

• Choose Bayshore Gardens if

  • You prefer larger unit options, a quieter coastal vibe, and a lower PSF entry.

  • You value family-oriented facilities and direct park access.

9. Conclusion

Both Lentor Modern and Bayshore Gardens offer compelling propositions for new condo buyers. Your decision hinges on location priorities, budget flexibility, and lifestyle preferences:

• For mass transit convenience and urban upside, Lentor Modern takes the lead.

• For coastal living, spacious layouts, and value PSF, Bayshore Gardens is a strong contender.

If you have any questions or wish to schedule an exclusive preview, feel free to reach out. I’m here to guide you through every step of your property journey.