The Sen is a boutique 99-year leasehold condominium developed by Sustained Land Pte Ltd, situated along De Souza Avenue in the mature Upper Bukit Timah precinct of District 21. With five 10-storey residential blocks housing a reported 347 units, the development occupies a generous land parcel of approximately 207,000 square feet on the city fringe — technically classified as Rest of Central Region (RCR) under the Urban Redevelopment Authority's planning framework. It launched for public sale in the fourth quarter of 2025 and is slated for completion around mid-2029. Beauty World MRT station on the Downtown Line (DT5) sits within comfortable walking distance, giving residents a one-transfer ride to the Central Business District and direct access to the Orchard and Marina Bay corridors — a connectivity advantage that underpins much of the project's investment narrative. The Sen arrives at a moment when Upper Bukit Timah is receiving renewed attention from urban planners and lifestyle-seekers alike, with the URA's long-running Beauty World transformation master plan progressively reshaping the stretch from the MRT interchange outward into a mixed-use village node centred on greenery, heritage retail, and pedestrian-friendly streets. Against this backdrop, Sustained Land — a developer with a track record of more than 2,500 homes delivered since 2006 — has positioned The Sen as an own-stay-oriented sanctuary that trades density and scale for landscaped tranquillity and community character.
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 21 has historically commanded a premium among Singapore's private residential districts, anchored by its reputation for good schools, low-rise character, and proximity to the Central Catchment Nature Reserve and Bukit Timah Nature Reserve. The latter is one of the last surviving primary rainforest fragments in Singapore and lies within cycling and jogging distance of the development. This "city-and-nature" duality has consistently attracted owner-occupier families who want greenery without sacrificing urban conveniences — a demographic profile The Sen is clearly designed to serve. The MRT infrastructure underpinning the district improved dramatically with the Downtown Line, which placed Beauty World (DT5), King Albert Park (DT6), and Hume MRT stations within easy reach. Beauty World station in particular anchors a transit-oriented mixed-use node that the URA has earmarked for significant uplift, with integrated commercial, food and beverage, and civic programming planned around the interchange. On the supply side, D21 has seen a succession of new launches over the preceding development cycle — including projects like Forett at Bukit Timah and Linq at Beauty World — meaning The Sen enters a market with established recent-transaction comparables. According to data from the URA's property data portal, non-landed private residential prices in the RCR averaged approximately S$2,770 per square foot across new launches in 2025, making The Sen's reported average launch price of around S$2,358 per square foot relatively competitive for the zone. At launch weekend in November 2025, the project reportedly moved approximately 80 units — or roughly 23 per cent of total stock — at that average price point, a measured but credible opening given the broader market environment. Schools within the established catchment include Methodist Girls' School, Pei Hwa Presbyterian Primary School, and Bukit Timah Primary School, giving families with young children straightforward access to some of Singapore's most sought-after educational institutions. Ngee Ann Polytechnic adds a tertiary education presence nearby, rounding out an education ecosystem that strengthens long-term residential demand in the locale.
We track 117 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SEN dashboard.
- Average sale price: $1,935,711 across 117 transactions
- District 21 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2025 · RCR · D21 · 73 units
About THE SEN
THE SEN is a 99 yrs lease commencing from 2025 condominium, located at JALAN JURONG KECHIL in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by SL Capital (8) Pte Ltd, comprising 73 residential units, completed in 2025.
With approximately 98 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 THE SEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $2,297 psf | $1,038,500 |
| 1 BR | 37 | $2,357 psf | $1,598,443 |
| 2 BR | 52 | $2,333 psf | $1,992,321 |
| 3 BR | 11 | $2,308 psf | $2,590,045 |
| 4 BR | 7 | $2,444 psf | $3,551,371 |
Sales Market Overview
THE SEN has recorded 117 sale transactions with an average transaction price of $1,935,711, ranging from $993,900 to $3,664,100.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 78 | $2,347 psf | $1,944,515 | — |
| 2026 | 39 | $2,331 psf | $1,918,103 | ↓ 0.7% |
THE SEN ranks in the top 9% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, THE SEN trades 14.4% above the segment benchmark.
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Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows THE SEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SEN
- Hume MRT
- Beauty World MRT
- Bukit View Primary School
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
Nearby MRT Stations
THE SEN is 800m from Hume MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Hume | DT4 | Downtown Line | 800m |
| Beauty World | DT5 | Downtown Line | 1.1 km |
Nearby Schools
There are 3 schools within 2 km of THE SEN.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 1.4 km |
| Anglo-Chinese Junior College | Jc | 1.5 km |
| Ngee Ann Polytechnic | Tertiary | 1.8 km |
The Sen's most compelling attribute is its location within the Beauty World MRT catchment, a node that offers Downtown Line connectivity without the price premium of the true Core Central Region. A direct 15-to-20-minute train journey to Bugis and the ability to reach Marina Bay Sands in under 30 minutes by rail represents meaningful value for professionals employed in the financial and tech corridors downtown. Equally important is walkability to Beauty World's established hawker centres, shophouses, and the forthcoming mixed-use redevelopment, which is expected to introduce new F&B, co-working, and retail offerings aligned with the URA's vision for the precinct. Buyers and tenants seeking a 'live, work, play' environment within a lower-density setting will find this balance relatively rare at the RCR price quantum. The development's land area of over 207,000 square feet supports resort-calibre facilities for a project of its scale: a reported 50-metre lap pool, infinity pool, fully equipped gym, yoga deck, sky gardens, co-working spaces, children's play areas, and pet-friendly zones. For a boutique project, this level of amenity programming is above average and addresses the lifestyle expectations of dual-income households and multi-generational families. Sustained Land's track record adds credibility — the developer completed over 2,500 homes before launching The Sen, and its prior projects in Singapore have not carried significant quality or defect controversies in the public record. Design was handled by AGA Architects, a practice known for contextual residential work. Smart home technology is reportedly integrated into the unit specifications, aligning with the expectations of a tech-savvy buyer base. From a pricing perspective, the approximately 15-per-cent discount to the 2025 RCR new-launch average suggests room for capital appreciation if the broader RCR price trend sustains, particularly as the Beauty World precinct matures. For buyers running mortgage scenarios, our mortgage repayment calculator and total cost of ownership calculator can help model the full financial picture, while the stamp duty calculator covers ABSD and BSD obligations across different buyer profiles.
The most structurally significant risk for long-term investors is lease decay. The Sen commences its 99-year tenure in 2025, meaning that by the time a buyer who purchases today approaches retirement in the 2050s, the lease will have dropped below the 60-year threshold that triggers materially tighter CPF usage rules and reduced mortgage financing options. This is not a unique risk for 99-year leasehold properties in Singapore, but it is accentuated when comparing The Sen against freehold boutique developments in D21 — some of which trade at a premium but offer perpetual title. Buyers holding primarily for capital appreciation over a 15-to-20-year horizon should factor the lease-decay discount into their exit price assumptions. Use the lease-decay calculator to stress-test resale pricing at different lease tenures. A second risk is unit absorption pace. Selling approximately 23 per cent on launch weekend is a measured result — credible for the price point, but not the kind of high-velocity take-up that signals overwhelming pent-up demand. Unsold inventory remaining in the developer's hands beyond the standard two-to-three-year window can create pricing pressure on secondary market resales if the developer discounts remaining stock. Third, while Beauty World's transformation narrative is broadly positive, the timeline for public infrastructure delivery in Singapore mixed-use precincts has historically stretched beyond initial forecasts. Buyers pricing in a 'transformed neighbourhood premium' today are effectively buying an option on urban uplift that may not fully materialise for another five to eight years — well into the construction completion and early resale window. Finally, the project's distance from the MRT, reported at several minutes' walk, is not a disqualifying factor but does reduce its appeal to tenants without private vehicles, potentially compressing rental yields relative to more walk-to-MRT alternatives in the same corridor.
[
{
"persona": "HDB upgrader purchasing first private property",
"fit_color": "green",
"reason": "The Sen's entry-level quantum — reported from approximately S$994,000 for a one-bedroom — is accessible for cash-CPF upgraders exiting a mature HDB flat in Bukit Timah, Clementi, or Jurong East. The RCR address provides perceived prestige uplift without CCR pricing. The <a href=\"/calculator/affordability\">affordability calculator</a> and <a href=\"/calculator/tdsr\">TDSR calculator</a> are useful first steps. The 5-year MOP consideration is less relevant for those who have already met it."
},
{
"persona": "Dual-income professional family seeking an own-stay home near good schools",
"fit_color": "green",
"reason": "Methodist Girls' School and Pei Hwa Presbyterian Primary School's proximity, combined with the development's landscaped facilities and quieter street address, create a strong fit for families with school-age children. The 3- and 4-bedroom configurations support multi-generational or space-conscious live-in requirements."
},
{
"persona": "Nature-lifestyle buyer who values greenery and outdoor access",
"fit_color": "green",
"reason": "The proximity to Bukit Timah Nature Reserve, the Rail Corridor, and Dairy Farm Nature Park makes The Sen an attractive proposition for cyclists, hikers, and families who value park access over urban density. Upper Bukit Timah's low-rise residential character reinforces this fit."
},
{
"persona": "Buy-to-let investor seeking near-term rental yield",
"fit_color": "yellow",
"reason": "Rental demand in D21 is real but narrower than in the Orchard or East Coast corridors. Tenants at the price point implied by The Sen's unit sizes tend to require good MRT walkability and expat-grade finishing. The several-minute walk to Beauty World MRT is manageable but slightly reduces tenant universe. Run yield scenarios on the <a href=\"/calculator/roi\">ROI calculator</a> before committing."
},
{
"persona": "Short-to-medium-cycle capital appreciation investor (5–8 years)",
"fit_color": "yellow",
"reason": "The discount to RCR average PSF and the Beauty World transformation narrative offer a credible appreciation thesis. However, the 23 per cent launch take-up rate and remaining developer inventory represent a secondary-market headwind in the near term. The <a href=\"/calculator/cash-flow\">cash-flow calculator</a> can help model holding costs against projected appreciation."
},
{
"persona": "Freehold-only or low-lease-risk buyer",
"fit_color": "red",
"reason": "Buyers with strong convictions about freehold tenure — whether for estate planning, long hold periods, or resale certainty — will find the 99-year leasehold structure a structural mismatch. Freehold alternatives in D21 and D10–D11 exist and merit comparison before committing."
}
]
The Sen occupies a credible and coherent market position: an RCR city-fringe development that leads with lifestyle and location rather than speculative yield, priced at a visible discount to the 2025 RCR average, with a developer pedigree and school catchment that support sustained owner-occupier demand. For buyers whose primary objective is a quality own-stay home in a mature, green, well-connected precinct — particularly families with school-going children — The Sen presents a compelling case. The Beauty World transformation adds a genuine medium-term optionality that pure-yield developments in more densely urbanised corridors do not always provide. The caveats are real but not unusual for the asset class. Lease decay is an inherent structural cost of 99-year leasehold in Singapore; the lease-decay calculator and District 21 market data together provide a grounded framework for assessing long-term exit scenarios. The measured launch take-up rate warrants monitoring — it is neither a red flag nor a ringing endorsement, but rather a signal that the development will likely depend on steady organic demand rather than speculative momentum. Buyers prepared to hold for the own-stay horizon and patient with the neighbourhood's gradual transformation will likely find The Sen a sound and liveable choice. Short-cycle investors seeking high rental yields or rapid secondary-market flipping opportunities should stress-test their assumptions carefully before proceeding. On balance: a well-located, responsibly priced boutique launch suited to discerning owner-occupiers and long-horizon buyers in D21.
FAQ
What is the average price for THE SEN?
What is the rental yield for THE SEN?
Is THE SEN freehold or leasehold?
Where exactly is The Sen located and how close is it to the MRT?
The Sen is situated along De Souza Avenue in Upper Bukit Timah, District 21, Singapore. The development is reportedly within a few minutes' walk of Beauty World MRT station (DT5) on the Downtown Line. The Downtown Line provides direct rail access to Bugis, Promenade, and Bayfront, making CBD commutes viable without a transfer. Hume MRT station on the same line is also nearby for those on the Clementi or Jurong side.
What is the tenure and when is The Sen expected to be completed?
The Sen is a 99-year leasehold development with the lease commencing from 2025. Based on reported timelines, the project is expected to achieve Temporary Occupation Permit (TOP) around 2029. Buyers should factor in the leasehold tenure when planning their long-term holding strategy — use our lease-decay calculator to model how the lease shortening affects resale valuation over different holding periods.
What were the launch prices at The Sen and how does that compare to nearby new launches?
At its November 2025 launch, The Sen was reported to have sold approximately 80 units at an average price of around S$2,358 per square foot, with entry-level one-bedroom units starting from approximately S$994,000. New non-landed private homes in the broader RCR zone averaged approximately S$2,770 per square foot in 2025 according to market reports, suggesting The Sen launched at a meaningful discount to the zone average. Prices for two-bedroom units were reported from approximately S$1,499,800 and three-bedroom units from approximately S$1,936,000.
Which schools are within the primary school registration distance of The Sen?
The Sen is located within the catchment of several sought-after schools in the Bukit Timah corridor. Pei Hwa Presbyterian Primary School and Bukit Timah Primary School are frequently cited as being in the vicinity. Methodist Girls' School, which is both a primary and secondary school, is also within the broader Upper Bukit Timah catchment. Families should verify exact 1-kilometre and 2-kilometre registration zones with the Ministry of Education during each school's annual registration exercise, as zone boundaries are updated periodically.
Who is the developer of The Sen and what is their track record?
The Sen is developed by Sustained Land Pte Ltd, a Singapore-based private residential developer founded in 2006. The company has reported delivering over 2,500 homes across multiple projects in Singapore. While Sustained Land is not among the largest Singapore developers by volume, its project history does not carry widely reported defect or delivery controversies based on publicly available information. AGA Architects has been credited with the architectural design for The Sen.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 117 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 THE SEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.