Tucked along the serene, greenery-framed stretch of Dairy Farm Walk, Narra Residences marks the next chapter in the evolution of the Dairy Farm–Hillview neighbourhood — a district long admired for its lush natural surroundings, easy connectivity, and quiet residential charm. Developed by a consortium led by Santarli Realty and partners, this 99-year leasehold project represents a thoughtful blend of nature-centric living and contemporary urban comfort, positioned in one of District 23’s most established green enclaves.

When the Dairy Farm Walk site was released under the Government Land Sales (GLS) programme, market watchers anticipated keen interest given its proximity to Hillview MRT and the Bukit Timah Nature Reserve. Yet the land ultimately went to the developer at a tender price of approximately S$347 million, translating to around S$1,020 psf per plot ratio — a moderate and disciplined bid by current standards. What seemed at the time like a cautious outcome is increasingly viewed as a strategic advantage. With a more favourable land cost underpinning the project, Narra Residences stands to enter the market with a comfortable pricing buffer, allowing the developer greater flexibility in positioning units attractively compared to future launches in the area. In a district where new land prices have been climbing, this buffer sets Narra up to be one of the more competitively priced new offerings in the Hillview–Dairy Farm precinct.

The Dairy Farm area itself has been undergoing a steady transformation, evolving from a quiet, forest-edge neighbourhood into a desirable lifestyle residential zone anchored by new amenities, improved transport links, and the rejuvenation of surrounding nature parks. Under the broader vision of the URA Master Plan, the district has benefitted from enhanced walkways, cycling routes, commercial offerings, and improved access to recreational spaces — all of which have reinforced its appeal to families and nature lovers seeking a peaceful yet connected home environment.

Project Info

Price Guide

Riding On A Demand For New Launches

Early pricing expectations for Narra Residences suggest an attractive entry range averaging $2,200 to $2,300 psf, positioning it as one of the lowest-priced private condominium launches in today’s market landscape. This pricing strategy places Narra in a compelling sweet spot — especially when benchmarked against recent launches such as The Sen, which entered the market in November at a similar psf range but recorded a relatively lukewarm 23% take-up rate on launch weekend due to its smaller scale and tighter buyer pool. In contrast, Narra Residences stands to perform more strongly. As a larger, more substantial development with broader unit diversity, it offers greater mass-market appeal and taps into deeper demand from both homeowners and investors. Moreover, the surrounding Dairy Farm–Hillview precinct has demonstrated firm buyer confidence, with recent nearby projects fully sold out, signalling sustained appetite for well-priced homes in this green, city-fringe location. When viewed against the backdrop of upcoming executive condominiums launching from around $1,800 psf, Narra’s private condo positioning at a modest premium makes it an especially compelling proposition — offering free-market flexibility, better layouts, stronger facilities, and superior long-term capital upside at a price that remains within reach for many aspiring upgrader families.

Projected Stronger Take-Up on Launch compared to The Sen

Given its competitive entry pricing and broader market positioning, Narra Residences is expected to fare significantly better, with projections pointing toward a healthy 40–50% take-up rate on launch weekend. This would place it comfortably ahead of recent comparables like The Sen, which saw a softer initial response, and aligns more closely with market sentiment in the Dairy Farm–Hillview locality, where buyer demand has remained resilient and nearby launches have achieved full sell-outs. With its larger scale, wider unit mix, and compelling $2,200–$2,300 psf range, Narra is well-positioned to capture both upgrader and investor interest right from launch. Beyond the initial phase, the developer is likely to adopt a measured, strategic pricing approach — gradually adjusting prices upward as sales progress and inventory tightens. This methodical, momentum-based strategy has been a hallmark of past launches by Apex Asia and Santarli, who have historically demonstrated strong discipline in managing price phases to maximise both absorption and value creation. Should Narra follow this proven playbook, steady sales are expected to continue over the next 12–18 months, supported by its strong attributes, competitive pricing, and the overall scarcity of well-located private condominiums in this segment of the market.

Nearby Projects, Their Age & Highest PSF Achieved

Against this backdrop, Narra’s projected launch range around $2,300 psf positions it below the newest benchmark yet above the older developments—exactly where a new launch should rightfully sit. Buyers are effectively getting a brand-new, post-harmonisation project, superior facilities, updated architecture, and modern space planning at a PSF that remains lower than Botany’s achieved peak, while being only marginally above much older resale stock. This narrows the traditional price gap between new launches and resale, creating a value window for early buyers.

Furthermore, as the first development in the precinct to launch fully under the harmonised GFA regime, Narra will anchor the new pricing reality for District 23. With nearby resale projects already touching the mid-$1,800 to over $2,400 psf (harmonised), Narra’s positioning at $2,300 psf becomes not only reasonable, but well-aligned with the district’s long-term trajectory. For buyers studying future appreciation, this alignment indicates that Narra enters the market at a defensible, sustainable price point, supported by both historical data and current market benchmarks.

In short, Narra’s $2,300 psf range is not just competitive—it is strategically attractive, given that several older projects have already paved the way with harmonised PSF highs that meet or exceed this level. Narra offers the next step in the precinct’s growth cycle, giving buyers the opportunity to secure a brand-new product at a price point that aligns favourably with both present and future market dynamics.