Lentor Modern sub-sales just cleared $2,389 psf. Bullion Park 3BR resales held $1.90M flat ($1,520 psf) over the last 12 months — the only freehold 3BR option under $2M in the same MRT catchment. The 472-unit, 33-year-old condo sits on 515,224 sqft of freehold land, roughly six times the land-per-unit density of any new launch in the Lentor collection. Castle Green is $300K cheaper at $1.60M but 99-year leasehold with 71 years left. Freehold premium for the long hold; leasehold for the short.
Price Check — How Does It Compare?
Comparison
Bullion Park
$1.90M (3BR, ~1,250 sqft)
Competition
$1.60M (Castle Green 3BR B1, ~1,152 sqft)
URA, last 12 months
Bullion Park sits on Lentor Loop, where Lentor Modern sub-sales are clearing $2,389 psf and Lentor Central Residences launched at $2,200 psf. Bullion Park 3BR transacts at $1,520 psf. Same loop, same catchment, freehold instead of 99-year.
The condo is 33 years old. 472 units across 15 storeys on a 515,224 sqft plot. That works out to over 1,000 sqft of land per unit, density that no new launch in the Lentor collection comes close to matching. It is also the only freehold 3BR in the area under $2M.
If you want space, freehold, and a price that sits well below the new launches around you, Bullion Park is on a very short list. If you want new-build finishing and MRT integration, it isn't.
Bullion Park price: what 3BR resale actually transacts at
If you're walking into negotiations, this is what the last 12 months of resale activity looks like.
| Unit type | Transacted price | PSF | Sqft | Sale type | Deals (12mo) |
|---|---|---|---|---|---|
| 2BR | $1.38M – $1.39M | $1,709 – $1,722 | 807 | Resale | 3 |
| 3BR | $1.90M (flat) | $1,509 – $1,535 | 1,238 – 1,259 | Resale | 3 |
Source: URA
Three 3BR resales in 12 months. All at $1.90M. The consistency is the headline. There is no negotiating below the $1.90M the last three buyers paid.
Bullion Park 3BR layouts cover six variants (A, C, D, D1, E, E1) ranging 1,238 to 1,873 sqft. The transacted units cluster at the smaller end of that range (1,238-1,259 sqft), so $1.90M is what the most common 3BR footprint trades at. Larger 3BRs (1,500+ sqft) have not transacted in the last 12 months. When they do, expect pricing closer to $2.2M-$2.4M based on PSF parity.
Why Bullion Park's $1.90M isn't moving — Lentor's new launches lift the area around it
The Lentor collection (the new launches that have reshaped the area since Lentor Modern launched in 2022) is why Bullion Park's resale price is firm and rising.
Recent Lentor collection pricing context:
- Lentor Modern (TOP'd 2025, integrated above Lentor MRT): 19 sub-sale transactions in the past 12 months, 3BR median $2,400,000 / $2,389 psf. Range $2,230,000-$2,800,000 ($2,147-$2,499 psf).
- Lentor Central Residences (launched March 2025, 99-year leasehold standalone): launch pricing averaged ~$2,200 psf.
- Lentor Hills Residences (launched 2023, standalone): launch pricing ~$2,227 psf.
- Hillock Green (launched 2023): ~$2,108 psf at launch.
The gap between Bullion Park 3BR at $1,520 psf and Lentor Modern 3BR at $2,389 psf is roughly 57%. Every buyer who looks at $2.4M for a new launch 3BR and stretches no further now has a $1.9M freehold 3BR alternative in the same MRT catchment.
This is not a forecast. It is the pricing today. Lentor Central Residences, only one year old, is already seeing fresh resale activity in the high $2K psf band. Prices have jumped across the Lentor area. Bullion Park resale at $1,520 psf is the cheapest way in.
New launch prices are today's developer prices. When new launches TOP and hit the resale market in 3-4 years, their resale prices will be higher than today's resale comparables. Comparing today's $1.90M Bullion Park resale to today's $2.40M Lentor Modern sub-sale is not a like-for-like product comparison — they are at different points in their lifecycle.
The actual buyer cross-shop: Bullion Park vs Castle Green
For a 3BR family buyer looking at the Lentor catchment with a $1.5M-$2.0M budget, the realistic cross-shop is not new launches. It is the older condos in the same area.
Castle Green sits on Yio Chu Kang Road across from Lentor MRT, TOP 1997, 99-year leasehold. 3BR layouts range 1,152 to 1,593 sqft across seven variants. The transaction record is materially deeper than Bullion Park's:
| Metric | Bullion Park 3BR | Castle Green 3BR |
|---|---|---|
| Tenure | Freehold | 99-year leasehold (1997 TOP, 71 yrs left) |
| Median price (12mo) | $1.90M | $1.60M |
| Median PSF | $1,520 | $1,311 |
| Sqft range | 1,238 – 1,873 | 1,152 – 1,593 |
| Transactions (12mo) | 3 | 11 |
| Layout variants | 6 (A, C, D, D1, E, E1) | 7 (B1, B1a, B1b, B1c, B2, B2a, B3) |
| 4BR option | No (3BR + Penthouse only) | Yes (1 layout: C-type) |
The $300K premium for Bullion Park is buying freehold tenure. Same Lentor catchment. Same buyer pool. Similar 3BR footprints.
Side-by-side 3BR layouts (transacted footprint)
The most-transacted Bullion Park 3BR is Type A at ~1,238 sqft. Castle Green's equivalent is the B1 variant at 1,152-1,216 sqft. Both are the practical entry-level 3BR footprint for a family in this catchment.
| Bullion Park 3BR Type A — ~1,238 sqft (Freehold) | Castle Green 3BR Type B1 — 1,152 sqft (99-yr LH) |
|---|---|
 |
 |
Both layouts share the 1990s-era design language: enclosed kitchens, three usable bedrooms, balcony off the living room, dining and living areas separated rather than open-concept. Common rooms in both are sized for a real family rather than the compact 8-9 sqm rooms typical in new launches above $2,000 psf.
Bullion Park Type A reads slightly more spacious (~86 sqft more) with bedrooms sized for adults. Castle Green B1's tighter footprint trades some living space for closer MRT-walk proximity to Lentor station.
The $300K spread between them is the tenure premium. Same Lentor catchment. Similar layout philosophy. The freehold-vs-leasehold question is the actual decision driving the price gap.
Hold horizon decides which one
If your hold horizon is under 10 years, Castle Green at $1.60M is the better entry. Lease decay does not materially affect resale value with 71 years remaining, and the $300K saved is real money you can put toward renovation or your next move.
If you are buying for 15-20+ years or as an own-stay, Bullion Park's freehold removes the lease-decay tax that will eventually catch up with Castle Green. CPF withdrawal rules tighten as leasehold tenure drops below 60 years, which Castle Green hits in 2037, 11 years from now. Bullion Park has no such cliff. Over a long hold, the freehold premium pays back through the years your leasehold neighbours start losing CPF flexibility.
Heart of Property: the land position
The land position is the strongest argument in Bullion Park's favour, and it shows up before you read a single number. The plot is 47,861 sqm (515,224 sqft), holding 472 units across 15 storeys. That works out to roughly 1,091 sqft of land per unit.
For context, a typical new launch condo runs 150-250 sqft of land per unit. Pasir Ris 8 (integrated, 487 units) sits at 185 sqft per unit. Watertown (the integrated Punggol benchmark) is at 180 sqft per unit. Bullion Park is 5-6 times more land-per-unit than the comparable integrated condos.
In lived terms, that means lower density, more breathing space between blocks, generous landscaping, and facility footprints that scale with the plot rather than the unit count. The condo has space the newer ones cannot afford to have, and no Lentor collection condo will replicate it at this price point.
Original facilities are 33 years old and have been maintained. Worth on-the-ground confirmation at viewing. The plot ratio is the part that won't change.
Beautiful even at 33: the feel-good factor
The plot is big and the block layout is generous. But the part that doesn't show up in any sqft-per-unit calculation is how the place feels to walk into.
Bullion Park has the kind of mature landscaping you can't fake on a new launch. Palm trees that took 20 years to reach their height. Hedges that have settled into their shapes. A pool deck that's been used for three decades and still photographs like the marketing shots.
Look at the arched roof feature on top of each tower. That's the kind of architectural flourish mid-1990s developers spent money on. New launches at $2,500+ psf go for boxier, more efficient roof lines because every cent of build cost gets squeezed against the higher land price. Different developer trade-off, different product.
If you've been viewing new launches in the Lentor collection, you'll notice the air difference at Bullion Park. Space between blocks. Walking paths set back from the building edges. The Lentor collection condos, integrated or not, are denser by design. That is a choice about who it fits, not a quality judgment. Some buyers want integrated convenience, others want breathing room. Bullion Park sits firmly on the breathing-room side.
This is what 1,091 sqft of land per unit looks like in lived experience. Room for trees to mature. Room for facility footprints that don't feel cramped. Room to walk to your car without brushing past a neighbour's kitchen window. The feel-good factor is structural, not aesthetic — you can't engineer it back into a tighter plot ratio.
Soul of Property: all 6 Bullion Park 3BR layouts
Six 3BR variants. The transacted units cluster at the smaller end (Types A and C, 1,238-1,259 sqft). That's the practical entry footprint for a Lentor family. The larger D, D1, E, E1 variants extend toward 1,800+ sqft and target bigger family setups. The 3BR + Penthouse adds another tier on top (~2,002 sqft, still classified and priced as 3BR).
The compact 3BR (transacted at $1.90M)
| Type A — ~1,238 sqft | Type C — ~1,259 sqft |
|---|---|
|
 |
These are the units changing hands. Three bedrooms, enclosed kitchen, single balcony off the living room. Mid-1990s SG developer design: dining and living separated rather than the open-plan that became standard in the 2010s.
The mid-size 3BR variants
| Type D | Type D1 |
|---|---|
 |
 |
Mid-range footprint, no transactions in the last 12 months. When they list, expect pricing $2.1M-$2.3M based on PSF parity with Types A and C.
The larger 3BR variants (approaching 4BR in living area)
| Type E | Type E1 |
|---|---|
 |
 |
The largest standalone 3BR units, approaching 1,873 sqft. These read as 3-bedroom family homes with substantial common space, not compact units. No 12-month transactions, but estimated $2.3M-$2.5M when they trade.
For a 1993 condo on a generous plot you can expect common rooms running 9-10+ sqm (above the HDB livable standard of 9 sqm), enclosed kitchens, and bedrooms squarer than the dumbbell shapes common in newer launches. The layouts come from an era when developers had land to spare and built rooms accordingly. Set them against the 8-9 sqm common rooms in many new launches at $2,000+ psf and you see what the older plot ratio buys you in daily life.
Freehold tenure: what removing the en-bloc question is worth
Bullion Park is freehold. That's the real difference from every other Lentor catchment option except a few rare freehold landed nearby.
Two practical things this gets you:
First, no en-bloc timing question. All four nearby Lentor collection condos (Modern, Central, Hills, Hillock Green) are 99-year leasehold. Their owners will eventually face the en-bloc question, and lease decay will materially affect resale value before then. You don't face that. Bullion Park is 33 years old today, 53 years old in 20 years, still freehold.
Second, CPF financing stays stable. As 99-year leasehold drops below 60 years remaining, CPF withdrawal rules tighten in stages. Castle Green hits 60 years remaining in 2037, 11 years from now. Bullion Park is unaffected because freehold has no tenure-based CPF restriction.
The freehold premium over Castle Green ($300K on a 3BR) is the price you pay for these. Over a 5-year hold it has limited financial pay-off. Over 15-20 years, Castle Green's remaining lease drops to 51 years while Bullion Park stays freehold. That's where the premium pays back.
The 4BR question: Castle Green is the only path in this catchment under $2M
Bullion Park is a 2BR + 3BR condo. The largest standalone unit is a 1,873 sqft 3BR (Type E1), and the 3BR + Penthouse at ~2,002 sqft is still classified and priced as 3BR.
If you specifically need 4 bedrooms in the Lentor catchment under $2M, Castle Green Type C is the only option.
There were zero 4BR transactions at Castle Green in the last 12 months. Supply is thin, and owners hold these for a long time. So the entry price has to be estimated from PSF parity with the 3BR data ($1,200-$1,400 psf range across 11 recent resale transactions).
At an estimated 1,400-1,600 sqft for the Type C 4BR, that puts the entry band at approximately $1.85M-$2.15M. Older condos with limited 4BR supply often ask above PSF parity given the rarity, so a fresh listings check before viewing is worth the 10 minutes.
The new launches in the Lentor collection offer 4BRs but at a different price tier entirely — $2.8M-$3.5M+ entry for 1,400-1,600 sqft 4BRs at $2,000+ psf. A $1M+ premium over Castle Green for the same bedroom count, in exchange for integrated MRT, modern facilities, and 99-year fresh lease.
Who Bullion Park is also not for
If you prioritise walking-distance MRT, the Lentor collection condos are closer to the station. Bullion Park to Lentor MRT is about 750m, an 11-minute walk via Lentor Loop. Lentor Modern is at the lift-lobby, Lentor Hills and Central are 3-5 minutes closer.
Modern integrated facilities are not the pitch here. The condo is 33 years old. The spec is functional, not premium.
If your hold horizon is under 5 years, the freehold premium needs time to pay back. Castle Green is the cleaner value pick for that horizon.
If brand-new finishing matters, budget $80,000-$120,000 for renovation on any 1993 unit you plan to live in.
Why Bullion Park appreciates from here: land cost + en-bloc option
The Lentor collection is lifting prices across the area. Lentor Modern sub-sales clearing $2,389 psf. Lentor Central Residences launched at $2,200 psf with the next phase expected higher. Lentor Hills, Hillock Green, all 99-year leasehold, all transacting in the $2,100-$2,500 psf band.
Every new launch that comes to market at higher PSF pulls the entire area's resale prices with it. Buyers priced out of new launches don't leave the catchment. They look at the older condos with the same MRT access, and that demand lifts resale prices on Bullion Park and Castle Green together.
The bigger argument is the land position itself.
Bullion Park sits on 515,224 sqft of freehold land at roughly 1,091 sqft per unit. Castle Green has a similarly generous plot on Yio Chu Kang Road. Both are older, both sit in the en-bloc consideration set whenever land prices in the area make the redevelopment numbers work.
Recent GLS tenders in the Lentor area set the land cost benchmark at $980-$1,180 psf ppr. A 472-unit, 515,000 sqft freehold plot at that benchmark works out to a $500M-$600M land deal, within range for the larger developers who've been bidding Lentor sites. As the Lentor collection sells through and new GLS prices clear higher, the en-bloc proposal numbers tighten.
None of this predicts when an en-bloc happens. It says what kind of asset Bullion Park is. The freehold land, the 1,091 sqft per unit, and the area's rising land cost combine into flexibility owners can hold without timing. Appreciation if you sit on it, en-bloc payout if developers come knocking.
Castle Green has the same argument minus the freehold protection. At 99-year leasehold with 71 years remaining, the en-bloc timing is already in the question, because eventually lease decay forces it. Bullion Park doesn't face that pressure; it can wait.
For you as the buyer, that means two paths to appreciation running in parallel: the resale lift as the area's prices climb (immediate, observable), and the long-tail land value uplift if en-bloc economics align (5-15 year horizon, not guaranteed but increasingly probable as Lentor builds out into the central Northern node SG planning is pointing at).
Bullion Park verdict
Buy Bullion Park if you're a 3BR family buyer with $1.8M-$2.0M, a 15-20 year hold horizon, and want freehold in the Lentor catchment. It is the only condo that fits all four. You're getting the bottom of Lentor's freehold price band, pricing pressure from new launches above lifting your entry price, and a land-per-unit position no new launch in the area will replicate.
Buy Castle Green if your hold horizon is under 10 years or you don't specifically need freehold. Same catchment, $300K cheaper, deeper transaction liquidity, and a 4BR option if you need one.
Cross-shop the Lentor collection (Lentor Modern, Lentor Central Residences, Lentor Hills, Hillock Green) only if you want new-build integrated MRT and you're willing to stretch. Entry pricing is $2,200-$2,500+ psf, which puts total prices $300K-$900K above Bullion Park.
Downside risk is low. The land position is permanent. The freehold is permanent. The pricing pressure from new launches doesn't reverse easily. The 33-year age caps the upside relative to brand-new product, but you're paying for that at entry, not later.
$1.90M for a freehold 3BR in Lentor with 1,091 sqft of land per unit, when the same catchment's leasehold new launches are pricing fresh resale at $2,389 psf. For the right buyer, it works.
Published by Shaik Amar R058640H at PropNex Realty Pte Ltd (CEA L3008022J).
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