Narra Residences

Overview & Key Facts

Narra Residences is a 540-unit development along Dairy Farm Walk in District 23, developed by Dairy Farm Walk JV Development Pte Ltd — a joint venture entity formed specifically for this project. Sitting on a 99-year leasehold site with an expected TOP in 2026, it represents the latest addition to the Dairy Farm precinct, a nature-oriented residential pocket nestled between Bukit Timah Nature Reserve, Dairy Farm Nature Park, and the Zhenghua Nature Park corridor.

The development’s name is drawn from the Narra tree (Pterocarpus indicus), a nod to the lush greenery that defines this corner of Singapore. It is not a coincidence. The entire Dairy Farm area has been positioned as a nature-adjacent enclave, and Narra Residences leans into that identity with landscaped decks and green buffer zones designed to blur the boundary between built environment and forest edge.

At 540 units across what is expected to be a mid-rise configuration, Narra Residences is a mid-size development — large enough to support a full suite of condo facilities, but not so large that it risks the anonymity of a mega-project. For buyers considering the Dairy Farm cluster, it enters a competitive field: The Botany at Dairy Farm, Dairy Farm Residences, Midwood, and the executive condo Lumina Grand are all within a 1 km radius, each with its own lease vintage and price point.

Location & Connectivity

Narra Residences sits squarely in the Dairy Farm planning area of District 23, part of Singapore’s Outside Central Region (OCR). The immediate surroundings are dominated by nature — Dairy Farm Nature Park and the Bukit Timah Nature Reserve are within walking distance, offering forest trails, the Wallace Education Centre, and the Singapore Quarry. For nature lovers, this is genuinely one of the best-located condos in Singapore.

The trade-off is connectivity. The nearest MRT station is the upcoming Cross Island Line (CRL) station at roughly 910 metres, but that line is still under construction and not yet operational. The existing Hillview MRT on the Downtown Line is 1.04 km away, and Cashew MRT is 1.14 km — both beyond comfortable daily walking distance in Singapore’s climate. In practice, residents will need to rely on bus services, personal vehicles, or a short drive to Hillview MRT for rail access.

For drivers, the location is more workable. The Bukit Timah Expressway (BKE) is accessible nearby, connecting to the rest of the island. HillV2 and the Rail Mall — two small lifestyle retail clusters along Upper Bukit Timah Road — serve daily needs with cafes, a Cold Storage supermarket, and casual dining. For larger shopping trips, Bukit Panjang Plaza and Hillion Mall are a short drive away.

Schools & Education

Facilities

As a 2026 new launch with 540 units, Narra Residences is expected to deliver a contemporary facilities deck appropriate for a mid-size suburban development. While the full facilities list has been released by the developer, the development is not yet occupied, so resident feedback on actual usability and maintenance quality is not yet available.

The facilities programme is expected to include a lap pool, children’s pool, gymnasium, function rooms, BBQ pavilions, and landscaped gardens. Given the nature-oriented positioning of the Dairy Farm precinct, the developer has emphasised green landscaping and outdoor wellness spaces as key design features.

For context, the competing developments in the immediate area offer a range of facility standards. Midwood (564 units, TOP 2022) provides a solid suburban facility set, while Dairy Farm Residences (460 units, TOP 2022) has been praised for its rooftop facilities and nature integration. Narra Residences will need to match or exceed these benchmarks to justify its price positioning.

Unit Sizes & Layout

Narra Residences offers a mix of unit types across its 540-unit development, with layouts designed to contemporary compact standards typical of recent suburban launches. As a 2026 project, buyers should expect efficient floor plans that maximise usable space within relatively tight footprints — the industry-wide trend toward smaller but more functional layouts continues in this price segment.

With an average transaction price of approximately S$1.7 million and an average PSF of S$2,149 based on 135 transactions to date, the development sits at the higher end of the Dairy Farm cluster. For comparison, The Botany at Dairy Farm transacts at around S$2,053 psf, while Dairy Farm Residences averages S$1,659 psf and Midwood around S$1,729 psf. Only The Botany approaches Narra’s pricing, and it has a four-year head start on lease tenure.

The median transaction price of S$1,651,000 suggests that the bulk of sales activity has been concentrated in the 1- to 2-bedroom range, typical of launch-phase buying patterns where investor and small-household demand tends to dominate early sales. Larger family-oriented units may see more activity as the TOP date approaches.

Pricing & Market Position

Across 194 recorded transactions (all-time), sale prices range from $998,000 to $2,681,000, averaging $1,689,931.

Over the last 12 months, transactions averaged $2,159 psf.

Neighbourhood Comparison

The Dairy Farm cluster presents buyers with a clear spectrum. At the value end, Sol Acres (S$1,380 psf, 1,327 units, 99yr from 2014) is the largest EC-turned-private in the area, offering the lowest entry point but with an older lease and executive condo origins. Lumina Grand (S$1,514 psf, 512 units, 99yr from 2022) is the newest EC option, priced attractively but subject to EC resale restrictions.

In the mid-range, Dairy Farm Residences (S$1,659 psf, 460 units, 99yr from 2018) and Midwood (S$1,729 psf, 564 units, 99yr from 2018) are the established private condos with proven resident communities and post-TOP track records. Both offer meaningful PSF savings over Narra Residences while being of similar vintage and location quality.

At the premium end, The Botany at Dairy Farm (S$2,053 psf, 386 units, 99yr from 2022) is Narra’s closest competitor on price and positioning. The Botany has a slight edge on lease freshness (2022 vs 2026 start, though Narra’s is newer) and a smaller, more boutique unit count. Narra Residences at S$2,149 psf currently sits above The Botany, making it the most expensive entry in the cluster on a per-square-foot basis.

The key question for buyers is whether the premium for Narra’s brand-new status justifies the gap. A buyer choosing Dairy Farm Residences saves roughly S$490 psf and gets an established development with known resident feedback. A buyer choosing Narra gets a fresh lease, new fittings, and the gamble on CRL-driven appreciation — but pays top dollar for the cluster today.

Lease Decay Analysis

The 99-year lease runs from 2026, meaning approximately 0 years have already been consumed. Roughly 99 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~89 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates NARRA RESIDENCES across multiple dimensions.

What Residents Say

As a pre-TOP development with an expected completion in 2026, there are no resident reviews available for Narra Residences. The assessments in this review are based on developer specifications, site visits, transaction data, and the track record of comparable developments in the Dairy Farm precinct.

Buyer sentiment from launch coverage has been generally positive regarding the nature-oriented positioning and the prospect of CRL connectivity. The Dairy Farm precinct as a whole has built a reputation among a niche buyer segment that values proximity to green spaces over central location — a sentiment that carries over to Narra Residences.

For reference, residents at neighbouring Dairy Farm Residences and Midwood have consistently praised the tranquil environment and nature access, while noting that daily errands and commuting require more planning than in more central locations. These experiences are likely to be representative of what Narra Residences owners can expect.

Strengths & Weaknesses

Verdict

Narra Residences makes its pitch primarily on two fronts: a brand-new 99-year lease in a nature-rich setting, and the promise of improved rail connectivity when the Cross Island Line becomes operational. For buyers who prioritise green living, proximity to Bukit Timah Nature Reserve, and the psychological comfort of a fresh lease, those are real selling points that no resale property in the cluster can match.

The honest challenge is the price-to-location equation. At S$2,149 psf in an OCR location with a walkability score of 32/100 and both MRT stations over 1 km away, this is a development priced for buyers who either drive or are willing to accept suburban transit realities. The investment score of 43/100 reflects that tension — strong nature amenity, weak urban connectivity.

Compared to the cluster, Narra Residences is not the value play — that title goes to Sol Acres at S$1,380 psf or Dairy Farm Residences at S$1,659 psf. Nor is it the established choice — Midwood and Dairy Farm Residences already have track records and resident communities. What Narra offers is newness: a clean lease, untouched facilities, and the bet that the CRL station will eventually transform this pocket’s connectivity profile.

For own-stay buyers who value nature access over urban convenience, Narra Residences is a defensible choice. For investors seeking rental yield or near-term capital appreciation, the lack of rental data, suburban location premium, and unproven MRT timeline warrant caution. This is a lifestyle buy first, an investment second.