Narra Residences arrives at Dairy Farm Walk in District 23 as the third major new-launch condominium to test this leafy OCR enclave within the span of seven years — following Dairy Farm Residences (2019) and The Botany at Dairy Farm (2023). Developed by a joint venture between Tee Land and MCC Land, the 540-unit, 99-year leasehold project launched in January 2026 at an average price of S$2,180 psf, setting a new pricing benchmark for the Dairy Farm neighbourhood. On its opening weekend, 135 units — roughly 25% of the project — were sold, with two- and three-bedroom configurations accounting for around 90% of take-up, and all one-bedroom units fully absorbed. By the time of writing, cumulative sales stand at approximately 178 units, reflecting a measured, steady absorption pace that is characteristic of an own-stay-oriented OCR development rather than an investor-driven rush. The project is designed around a nature-first philosophy: 66% of the 196,000 sqft site is dedicated to landscaped greenery, blocks are spaced up to 63 metres apart, and the development sits at the doorstep of Bukit Timah Nature Reserve — one of Singapore's most cherished ecological corridors. With a targeted TOP of December 2030, Narra Residences is pitched squarely at families and HDB upgraders from the north-west corridor who prize liveability, space, and long-term residential comfort over city-fringe convenience. Explore District 23 market data to benchmark this project against surrounding transactions.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 23 — encompassing Hillview, Dairy Farm, Bukit Panjang, Bukit Batok, and Choa Chu Kang — is one of Singapore's most distinctly residential OCR districts. It is bounded to the south by the Bukit Timah Nature Reserve and Central Catchment Area, giving it a green-belt character that few other districts can replicate. The Hillview MRT station on the Downtown Line (DTL) provides a direct, uninterrupted rail link to the Central Business District in approximately 30 minutes, and to Bugis, Botanic Gardens, and Buona Vista without requiring a transfer. Historically, property prices in this enclave have lagged behind RCR and CCR benchmarks by a significant margin, but the successive launches of Dairy Farm Residences, The Botany at Dairy Farm, and now Narra Residences have progressively re-rated land values in the area. The Government Land Sales (GLS) plot for Narra Residences was awarded at approximately S$1,020 psf per plot ratio (ppr), which — given rising construction costs and the 2026 OCR pricing environment — supported the S$2,180 psf launch price as a commercially logical, if not cheaply priced, outcome. Buyers considering this development should note that the Dairy Farm sub-market has seen three major launches within a seven-year window; while each project has successfully sold through at its own pace, the concentration of supply does create a secondary-market overhang risk in the medium term. At the same time, genuine land scarcity in this green-belt corridor — where future GLS supply is constrained by conservation zoning and existing private estates — provides a structural floor for resale values over the longer horizon. The broader D23 market recorded healthy transaction volumes through 2025 and into 2026, supported by sustained HDB upgrader demand from the surrounding heartland towns of Bukit Panjang, Bukit Batok, and Choa Chu Kang. Use the property comparison tool to stack Narra Residences against comparable OCR launches.
We track 178 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NARRA RESIDENCES dashboard.
- Average sale price: $1,696,689 across 178 transactions
- District 23 PSF ranking: Premium tier (top 1%)
- 99 years leasehold · OCR · D23 · 540 units
About NARRA RESIDENCES
NARRA RESIDENCES is a 99 years leasehold condominium, located at DAIRY FARM WALK in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by Dairy Farm Walk JV Development Pte Ltd, comprising 540 residential units, completed in 2026.
With approximately 99 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NARRA RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 69 | $2,147 psf | $1,346,638 |
| 2 BR | 74 | $2,149 psf | $1,738,392 |
| 3 BR | 34 | $2,194 psf | $2,266,666 |
| 4 BR | 1 | $2,457 psf | $3,385,000 |
Sales Market Overview
NARRA RESIDENCES has recorded 178 sale transactions with an average transaction price of $1,696,689, ranging from $998,000 to $3,385,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2026 | 178 | $2,159 psf | $1,696,689 | — |
NARRA RESIDENCES ranks in the top 1% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, NARRA RESIDENCES trades 39.3% above the segment benchmark.
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Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,383 psf | 550 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,731 psf | 528 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows NARRA RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NARRA RESIDENCES
- Pending MRT
- Hillview MRT
- Cashew MRT
- Bangkit MRT
- Petir MRT
- Bukit Panjang Government High School
- Pei Hwa Presbyterian Primary School
- Fajar Secondary School
Nearby MRT Stations
NARRA RESIDENCES is 910m from Pending MRT (Bukit Panjang LRT), with 5 stations within 1.5 km.
Nearby Schools
There are 7 schools within 2 km of NARRA RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Bukit Panjang Government High School | Secondary | 1.4 km |
| Pei Hwa Presbyterian Primary School | Primary | 1.4 km |
| Fajar Secondary School | Secondary | 1.6 km |
| Xishan Primary School | Primary | 1.7 km |
| Bukit Panjang Primary School | Primary | 1.7 km |
| Springdale Primary School | Primary | 1.8 km |
| Greenridge Secondary School | Secondary | 2.0 km |
The most compelling case for Narra Residences rests on four pillars: location quality, site planning, connectivity, and pricing relative to land cost. On location, the development's adjacency to Bukit Timah Nature Reserve is a genuine and irreplaceable lifestyle asset. Residents will enjoy immediate access to nature trails, MacRitchie Reservoir Park, and the Rail Corridor — a combination that is not replicable in any newer OCR sub-market. Research consistently shows that properties abutting nature reserves command a sustained premium over the long run, and Narra Residences is positioned to benefit from this dynamic as Singapore's park connector network continues to expand. On site planning, the decision to allocate 66% of the land area to greenery — with inter-block distances of up to 63 metres — results in a low-density, resort-like feel that is rare at this price point. The 50-metre lap pool, tennis court, gymnasium, spa, children's clubhouse, and BBQ pavilions are well-curated for a family audience, and the eight residential blocks (ranging from 6 to 16 storeys) avoid the canyon-like massing that often afflicts higher-density OCR projects. On connectivity, Hillview MRT (DTL) is approximately a 10-minute walk — a reasonable distance for a nature-enclave location — and delivers reliable, transfer-free access to the CBD, one-north, and the east coast. The Kranji Expressway (KJE) and Bukit Timah Expressway (BKE) provide strong vehicular access for car-owning families, which remains the dominant mobility mode in this part of Singapore. On pricing mechanics, the land acquisition cost of ~S$1,020 psf ppr provides a solid reference anchor: given that land typically represents 50–55% of new-launch breakeven, the S$2,180 psf average price implies modest developer margin relative to CCR or prime RCR projects, leaving less room for price support mechanisms but also reflecting a genuine market-rate entry for end-users. The unit mix — anchored by two- and three-bedroom formats with strong take-up — confirms that floor plans are resonating with the target family-upgrader audience. Calculate your mortgage obligations or model total acquisition cost with the total cost calculator.
Prospective buyers should weigh several material risks before committing to Narra Residences. The most structurally significant is sub-market supply concentration. The Dairy Farm corridor has absorbed three major new-launch projects since 2019, and while each has cleared units at a reasonable pace, the cumulative addition of over 1,700 new private homes in a geographically contained neighbourhood creates a resale pipeline that will mature around the same time window (2024–2031). When multiple projects of similar vintage, tenure, and pricing reach their five-year minimum occupation period concurrently, secondary-market competition intensifies, which can suppress capital appreciation relative to areas with more dispersed supply. Second, the 99-year leasehold tenure introduces a lease-decay dynamic that is particularly relevant for buyers who may need to exit the property after 15–25 years. Under URA's standard lease-decay valuation framework, a leasehold property loses value in a non-linear, accelerating manner beyond the 50-year mark; while this is a distant concern for a project launching in 2026, buyers who are stretching their budget should model worst-case resale scenarios using a lease decay calculator. Third, at S$2,180 psf, Narra Residences is priced at a level that eliminates most of the traditional OCR value discount relative to RCR comparables in more connected locations. The S$2,180 psf benchmark is the highest ever recorded in Dairy Farm, meaning buyers are paying a pioneer premium for the area's re-rating — a premium that requires continued gentrification and infrastructure investment to sustain. Fourth, the project's ~25% first-weekend take-up rate, while commercially respectable for a 540-unit project, ranked among the weaker OCR launches of 1Q2026, suggesting that price sensitivity among the target buyer pool is real and that upward price revision in the secondary market may be gradual. Fifth, the 10-minute walk to Hillview MRT — while acceptable — means the project will not command the accessibility premium that sub-5-minute walk-to-MRT condos enjoy, which matters for rental demand and future en-bloc potential assessments. Assess ABSD exposure with the stamp duty calculator and model returns with the ROI calculator.
[
{
"persona": "HDB Upgrader (D23 Heartland Family)",
"fit_color": "green",
"reason": "Buyers monetising a Bukit Panjang, Bukit Batok, or Choa Chu Kang HDB flat are the natural audience for this project. Familiarity with the neighbourhood, strong CPF proceeds from a maturing HDB, and a genuine preference for greenery over CBD proximity make Narra Residences a highly compatible step-up. The two- and three-bedroom unit mix aligns well with a growing family's space requirements, and the school catchment (two primary schools within 1 km, two international schools nearby) supports long-term stay plans."
},
{
"persona": "Nature-Lifestyle Couple or Empty-Nester",
"fit_color": "green",
"reason": "Professionals or retirees who actively use Singapore's nature corridors — trail running at Bukit Timah Nature Reserve, cycling the Rail Corridor, or weekend walks at MacRitchie — will find the location genuinely difficult to replicate elsewhere at any price point. For this buyer, the 10-minute MRT walk is a feature, not a bug: the reduced human traffic and urban noise are part of the lifestyle equation. A two-bedroom unit at entry pricing offers an affordable gateway to this green-belt living without over-committing capital."
},
{
"persona": "Long-Term Own-Stay Investor (10+ Year Horizon)",
"fit_color": "green",
"reason": "Buyers with a 10-plus-year time horizon who intend to occupy the unit throughout benefit from the nature reserve adjacency premium, low-density estate character, and the structural scarcity of developable land in this conservation-adjacent corridor. Over a decade, the lease-decay penalty is modest, and infrastructure improvements — potential MRT extensions, the evolving Hillview precinct — could provide upside catalysts. Leasehold tenure at S$2,180 psf demands a long hold to achieve meaningful capital appreciation; short-flip strategies are poorly suited to this product."
},
{
"persona": "Pure Yield Investor",
"fit_color": "red",
"reason": "Rental demand in the Dairy Farm enclave is driven primarily by expatriate families at international schools and a small pool of professionals who specifically seek nature proximity. This is a niche, thin tenant pool compared to Jurong, Clementi, or Woodlands, which have broader corporate rental demand. At S$2,180 psf, gross yields are unlikely to exceed 3.0–3.2%, which is below the current risk-free rate and insufficient to offset the leasehold decay and holding costs for a buy-to-let strategy. Investors seeking income should model carefully with the <a href=\"/calculator/cash-flow\">cash flow calculator</a>."
},
{
"persona": "First-Time Private Home Buyer (Budget-Constrained)",
"fit_color": "amber",
"reason": "Entry-level two-bedroom units at approximately S$998,000 make Narra Residences accessible to first-time buyers with a combined household income of S$12,000–S$14,000 per month. However, the leasehold tenure and sub-market supply concentration mean this is not an ideal wealth-building first purchase for buyers who intend to trade up within five to seven years. Those who plan to stay for 15 or more years will find the value proposition more defensible. Run the <a href=\"/calculator/affordability\">affordability calculator</a> and <a href=\"/calculator/tdsr\">TDSR calculator</a> before committing."
},
{
"persona": "Decoupling Pair (ABSD Optimisation)",
"fit_color": "amber",
"reason": "Married couples exploring decoupling to acquire a second property without ABSD may find Narra Residences attractive as the second property in a portfolio, particularly if the first property is in an MRT-proximate location that handles rental demand. However, the thin rental yield and leasehold structure mean this works best as a long-hold own-stay unit for one partner rather than an income-generating investment vehicle. Use the <a href=\"/calculator/decoupling\">decoupling calculator</a> to model the financial mechanics carefully."
}
]
Narra Residences is a well-conceived, honestly priced nature-enclave product for a specific and clearly defined buyer. It is not a property for those seeking capital velocity, strong rental yields, or city-fringe convenience — and buyers who approach it with those expectations are likely to be disappointed. But for families who genuinely want to live within walking distance of Bukit Timah Nature Reserve, who value spacious inter-block distances, strong school proximity, and a community of like-minded residents, this project delivers its value proposition coherently and without obvious structural compromise. The S$2,180 psf average represents a new Dairy Farm high-water mark, and the 99-year leasehold tenure demands a long-term ownership mindset. Buyers who hold for 10 or more years, occupy the unit themselves, and benefit from the nature premium are likely to find this a satisfying and value-retentive acquisition. Those who need liquidity, rental income, or a quick flip within five years should explore alternatives with higher connectivity and more liquid secondary markets. Benchmark the project against the broader D23 price environment at the District 23 analytics page.
FAQ
What is the average price for NARRA RESIDENCES?
What is the rental yield for NARRA RESIDENCES?
Is NARRA RESIDENCES freehold or leasehold?
How far is Narra Residences from Hillview MRT?
Narra Residences at Dairy Farm Walk is approximately a 10-minute walk from Hillview MRT station on the Downtown Line (DTL). From Hillview MRT, commuters can reach the CBD (Raffles Place) in approximately 28–32 minutes without requiring a transfer, and access key nodes including Botanic Gardens, Buona Vista, and Bugis directly. For drivers, the Kranji Expressway (KJE) and Bukit Timah Expressway (BKE) provide swift vehicular connectivity to the wider Singapore road network.
What is the expected TOP date for Narra Residences?
The estimated Temporary Occupation Permit (TOP) date for Narra Residences is December 2030, giving a construction period of approximately five years from the January 2026 launch. Buyers purchasing during the launch window will need to plan for interim housing arrangements and factor progressive payment schedule obligations into their financial planning. Use the mortgage calculator to model monthly commitments across the progressive payment timeline.
Who are the developers behind Narra Residences?
Narra Residences is developed by a joint venture between Tee Land and MCC Land (also referred to as the Dairy Farm Walk JV). Tee Land is a Singapore-listed property developer with a track record across residential and mixed-use projects in Singapore and overseas markets. MCC Land is the Singapore arm of China Metallurgical Group Corporation and has developed several successful Singapore projects including The Crest, The Poiz Residences, and Canberra Residences. The JV structure combines local market expertise with substantial development capital and construction capability.
How many units were sold at launch, and what was the take-up rate?
Narra Residences sold 135 units — approximately 24.8% of its 540-unit inventory — over its launch weekend of 31 January to 1 February 2026, at an average price of S$2,180 psf. Two- and three-bedroom units accounted for around 90% of all sales, and all one-bedroom units were fully absorbed on launch day. Cumulative sales have since reached approximately 178 units. The take-up rate, while commercially respectable for a large 540-unit OCR project, was one of the more measured performances among 1Q2026 new launches, reflecting genuine price sensitivity among the target HDB-upgrader audience at the new S$2,180 psf benchmark.
What nature amenities and parks are near Narra Residences?
Narra Residences sits at the edge of one of Singapore's most significant ecological corridors. Bukit Timah Nature Reserve — Singapore's highest hill and a primary rainforest fragment of global biodiversity significance — is within short walking or cycling distance. The Rail Corridor, a 24-km green spine converted from the former KTM railway, passes nearby and connects residents southward toward Queenstown and northward toward Woodlands. Dairy Farm Nature Park and Hindhede Nature Park provide additional park connector nodes, while MacRitchie Reservoir Park is accessible via the TreeTop Walk trail system. For families and outdoor enthusiasts, this nature access is a defining and irreplaceable feature of the location.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 178 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for NARRA RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.