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SORA Condo Pricing

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No. of RoomsUnit TypeSize (sqft)Price FromUnits Available
2 Bedroom + StudyA1, A1-PH807-926TBA11
3 Bedroom DeluxeB1-P, B1, B1-PH, B2-P, B2, B2-PH, B3-P, B3, B3-PH, B4, B4-PH936-1141TBA218
3 Bedroom PremiumB5-P, B5, B5-PH, B6-P, B6, B6-PH, B7, B7-PH1001-1184TBA205
4 Bedroom DeluxeC1-P, C1, C1-PH, C2-P, C2, C2-PH1184-1378TBA51
4 Bedroom PremiumC3a-P, C3a, C3b, C3b-PH1259-1453TBA98
5 Bedroom PremiumD1-P, D1, D1-PH, D2-P, D2, D2-PH1518-1722TBA56

GLS Tender of SORA Condo Site

RankingName of TendererTendered Sale Price ($)Tendered Sale Price Psf Ppr ($)
1Hong Leong Holdings, GuocoLand and TID586,591,2881,060
2Sim Lian Group551,800,000997
3UOL Group, Singapore Land Group and Kheng Leong Co.508,300,000919
4United Engineers and Soilbuild Group500,888,118905

The GLS for the second residential site at Lentor Hills area was closed on Jan 18 2022 and awarded to Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and TID Residential Pte. Ltd. (a joint venture of Guocoland, Hong Leong and Mitsui Fudosan) as the top bidder. A total of 4 bidders tendered for the site, but eventually was awarded to Guocoland joint venture with a top bid of $586,591,288.

The 99-year leasehold site has a size of 184,460 sqft, with a plot ratio of 3.0, translating the top bid to a $1,060 psf ppr.

A spokesperson of Hong Leong mentioned that they “plan to build a 600-unit residential development where residents will benefit from the convenience of amenities nearby.” He added on that the close proximity to Lentor MRT Station “will add to the site’s overall appeal to buyers.”

SORA Condo Estimated Launch Price/Indicative Price

SORA Condopsf ($)
Land Cost1,060
Construction Cost350
Expense and Profit Margin423
Estimated Launch Price1,833

Kindly take note the above is merely an Indicative Price. It is not the final Selling Price. 

How is the launch price estimated?

Guocoland & Hong Leong build houses and sell them as their business, and they need to generate profits for their shareholders as well. In estimated the launch price for SORA Condo, we need to consider the costs, expenses and the profit margin, before we can arrive at the selling price.

Land Cost

As mentioned above, the land was acquired through the GLS tender at $1,060 psf ppr. That will comprise the main bulk of the total costs.

Construction Cost

Generally, the construction costs for a mass market condominium like SORA Condo is about $350 psf.

Expense and Profit Margin

Construction cost + Land Cost = Base Cost
Base Cost = $1,060 psf + $350 psf = $1,410 psf

Once we have the base cost, we can now calculate the expense and profit margin, which is about 30% of the base cost.

Expense and Profit Margin = 30% x $1,410 psf = $423 psf

The expense and profit margin will mainly covers

  1. administrative expenses such as staffing
  2. sales and marketing expenses such as the agency commissions
  3. finance costs that need to be paid to financial institutions
  4. profit margin which is the profit the developer makes for the development

With all the costs and expenses covered, we can now estimate the launch price to be about $1,833 psf. However, kindly take note that the price psf will vary too depending on the size of the unit etc. Generally, a smaller size unit will have a higher psf as compared to a bigger size unit.

(All prices for SORA Condo for Sale displayed here are for reference purposes. Prices are subject to change from time to time without prior notice. This webpage cannot be held responsible for any pricing inaccuracies, omissions and/or dispute.)

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