Narra Residences
On a humid Saturday morning in May 2026, the show flat at Narra Residences on Dairy Farm Walk was doing brisk trade — the kind of buzz that signals a fresh launch hitting a receptive market window. Stand at the site boundary and you can hear cicadas from Dairy Farm Nature Park louder than traffic on Petir Road, a reminder that this corner of District 23 remains one of the few mainland enclaves where rainforest and a Downtown Line MRT station sit five minutes apart.
Narra Residences is a 540-unit, 99-year leasehold development by the Boutique Realty / Tong Eng joint venture, with Temporary Occupation Permit (TOP) projected for 2026 and a full fresh-lease clock that resets a market where many neighbouring projects are already a decade old. For OCR buyers weighing nature frontage against the absorption risk of a large cohort, the project sits squarely on the fault line between Hillview's value pitch and Bukit Timah's premium ZIP code — close enough to share both, far enough to discount neither.
This review, dated 24 May 2026, looks at how Narra Residences stacks up against the most directly comparable launches at Dairy Farm and Bukit Timah, where its pricing and demand risk realistically sit relative to the 2026–2027 OCR supply pipeline, and which buyer profiles can credibly underwrite a unit at today's quantum. Pair it with the mortgage calculator and the stamp duty calculator before any cheque-writing.
Narra Residences sits on Dairy Farm Walk, a short tributary off Petir Road in the Hillview / Dairy Farm sub-precinct of District 23. The address straddles two identities that the URA Master Plan has long kept distinct: the Hillview light-industrial-turned-residential cluster to the east (Hillview Rise, Hillview Avenue), and the Dairy Farm conservation belt to the west, where the Bukit Timah Nature Reserve and Dairy Farm Nature Park form a contiguous green spine running north to Bukit Batok.
Connectivity rests primarily on Hillview MRT (DT3) on the Downtown Line, a 7–9 minute walk from the site depending on which block you start from. Downtown Line travel times are the project's strongest infrastructure argument: roughly 25 minutes to Bayfront/Promenade, 18 minutes to Newton (Thomson-East Coast Line interchange), and direct service to Bukit Panjang (one stop west) for the integrated bus interchange and Hillion Mall catchment. Drivers get BKE access via Dairy Farm Road and a short hop to PIE via Bukit Timah Expressway, though the Bukit Timah morning peak remains the well-known bottleneck.
School catchment is the second pillar. The site falls within the Bukit Timah Education Belt 1–2 km buffer for several Phase 2C-relevant primaries including CHIJ Our Lady Queen of Peace, Bukit Panjang Primary, and (depending on the exact block) Pei Hwa Presbyterian Primary on the eastern Hillview edge — though families targeting the latter should verify against MOE's 2026 registration map before committing, as boundary shifts have been frequent. German European School Singapore (GESS) on Dairy Farm Lane is the standout international option, within a 5-minute drive.
For everyday retail, HillV2 mall is a 4-minute drive (or one MRT stop), with the larger Bukit Panjang Plaza / Hillion cluster three minutes further. The combination of nature frontage, MRT-on-doorstep, and Bukit Timah school proximity is genuinely rare on a fresh 99-year lease — see the walkability map for a like-for-like overlay against Midwood and The Botany.
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
| 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 |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 69 | $2,147 | $1,346,638 |
| 2 BR | 74 | $2,149 | $1,738,392 |
| 3 BR | 34 | $2,194 | $2,266,666 |
| 4 BR | 1 | $2,457 | $3,385,000 |
Pricing & Market Position
Based on 178 recorded transactions, sale prices range from $998,000 to $3,385,000, averaging $1,696,689 (~$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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NARRA RESIDENCES | 99 years leasehold | 2026 | 540 | $2,159 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~99 years | Full bank financing available |
| 2056 | ~69 years | CPF usage still unrestricted for most buyers |
| 2065 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2085 | ~39 years | Significant financing restrictions for next buyer |
| 2125 | Expiry | Lease reverts to state |
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.
The investment thesis at Narra Residences hinges on three independent levers: lease freshness, rental demand from the Bukit Timah school catchment and Hillview tech corridor, and capital-appreciation runway from nature-frontage scarcity. Each is real; none is uncontested.
On rental yield, the surrounding Hillview / Dairy Farm sub-market has historically transacted at URA-recorded gross yields of roughly 3.2–3.6% for 2-bedrooms, with The Botany and Midwood tenants drawing from GESS faculty families, SAFTI MI personnel posted to the area, and tech professionals at the one-north / Mediapolis east-flank commute corridor (Hillview MRT to one-north is 22 minutes on the Downtown Line via Bukit Panjang interchange). At Narra's launch psf, expected gross yields settle in the 2.9–3.3% band — below the resale benchmarks but supported by fresh-lease premium on monthly asking rents.
On capital appreciation, the structural argument rests on nature scarcity. The Dairy Farm conservation buffer is gazetted, meaning future supply on the immediate western flank is institutionally constrained. Pair that with the URA Master Plan's commitment to the Bukit Timah Nature Reserve perimeter and the Downtown Line's anchored connectivity, and the long-run capital narrative is defensible. Counter-narrative: District 23's average price growth has trailed District 21 (Bukit Timah / Clementi) and District 10 (Holland Road / Bukit Timah Road) over the last decade, with the OCR–CCR spread widening rather than compressing.
Stress-test entry timing against IRAS's current BSD/ABSD schedules using our stamp duty calculator, model the financing leg with the mortgage calculator, and benchmark expected returns against the comparison tool's view of Midwood and The Botany. The trade is reasonable; the entry quantum is not forgiving.
The three closest comparables are Midwood, The Botany at Dairy Farm, and Forett @ Bukit Timah. Each clarifies a different facet of Narra's value proposition.
Midwood (Hillview Rise, TOP 2023, 564 units, 99-year lease from 2018) is the closest geographic and unit-count peer. It trades roughly 4–7% below Narra on psf, with a 5-year lease disadvantage and (importantly) without the nature-park frontage — Midwood's western edge faces the Hillview Avenue residential corridor, not the reserve. For a buyer prioritising entry quantum and immediate occupation, Midwood is the rational alternative; for those underwriting a longer hold or specifically buying the green-edge premium, Narra's premium is justified, if not generous.
The Botany at Dairy Farm (Dairy Farm Walk, TOP 2024, 386 units, 99-year lease from 2021) is the closest geographic and product peer. It transacted at S$1,890–$2,050 psf at launch in 2021, has resold at S$2,180–$2,320 psf in early 2026, and shares the same Dairy Farm Walk frontage Narra now claims. The Botany's smaller cohort, slightly older lease, and prior-cycle launch psf make it the resale benchmark Narra is most directly priced against — a roughly 12% step-up that compensates for fresh lease, newer fit-out, but also implicitly prices in the 540-unit absorption risk.
Forett @ Bukit Timah (Toh Tuck Road, TOP 2023, 633 units, freehold) sits in District 21 with a Bukit Timah postcode that commands an address premium. It trades at S$2,400–$2,580 psf on a freehold tenure — structurally superior to Narra's 99-year clock on tenure, but inferior on MRT proximity (Beauty World MRT is a 12-minute walk versus Hillview's 7–9). Forett is the right comparable for a buyer choosing between Bukit Timah address and freehold tenure on one hand, versus Hillview's MRT convenience and nature frontage on the other. Run a side-by-side on the comparison tool before committing.
The honest summary: Narra Residences is priced as the premium fresh-launch in the Dairy Farm cluster, with The Botany as its anchor and Midwood as its value comparator. Forett is a parallel-market alternative for buyers willing to swap Hillview's MRT access for a Bukit Timah ZIP and freehold tenure.
Who narra-residences fits best
Three archetypes most clearly fit (as of 2026-05):
- End-user families on 5+ year horizons — refer to strengths/risks above.
- Yield investors seeking OCR/RCR diversification — verify via rental-yield calculator.
- HDB upgraders graduating from 5-room — confirm TDSR via affordability calculator and TDSR check.
Narra Residences is a credible OCR fresh-launch with a defensible product story: fresh 99-year lease, Downtown Line MRT at 7–9 minutes' walk, structural nature-park frontage, and a Bukit Timah Education Belt school catchment. The 2024-cycle pricing premium over Midwood and The Botany is reasonable but not bargain — you are paying for the lease reset and the green-edge view, not buying value relative to immediate comparables.
The dominant risk is absorption. 540 units in a sub-market that absorbed roughly 380–420 new sales over the last 18 months means later-phase releases will need to sustain pricing through a window when the wider OCR 2026–2027 cohort (multiple GLS sites at Bukit Batok, Tengah, and Jurong East) is also drawing buyer attention. If macro sentiment softens or SORA ticks higher than the consensus path, expect promotional discounts on slower-moving stacks — not a crash, but a discipline test for early buyers who paid sticker.
Who buys: own-stay families targeting the Bukit Timah school catchment with a 10–15 year hold, investors with a clear 2-bedroom yield play and runway to ride out the absorption window, and lease-conscious upgraders rotating out of older 99-year stock. Who doesn't: pure capital-gain flippers expecting a 24-month exit, buyers stretching ABSD-bearing quantum for a unit that will face cohort competition at TOP, and yield-first investors who can find 3.5%+ gross yields in other OCR sub-markets.
Net call (24 May 2026): Cautious yes for the right buyer profile. Run the numbers honestly through the affordability calculator, the mortgage calculator, and the stamp duty calculator before committing. Cross-check against District 23 dynamics and the comparison tool.
At launch (April–May 2026), Narra Residences is being marketed in the S$2,450–$2,650 psf band for typical stack/floor combinations, with corner premium and high-floor reserved units inching toward S$2,750 psf. Indicative quantum on a 1-bedroom (around 484 sqft) opens near S$1.18M, 2-bedrooms (700–750 sqft) cluster around S$1.75M–$1.95M, and 3-bedrooms (1,000–1,100 sqft) sit at S$2.55M–$2.85M depending on stack orientation toward the nature park.
Benchmarked against the URA caveats for the immediate vicinity over the trailing 12 months, that band represents a roughly 10–14% premium over secondary resale at The Botany at Dairy Farm (TOP 2024, transacted Q1–Q2 2026 around S$2,180–$2,320 psf) and a more modest 4–7% premium over Midwood (TOP 2023, currently trading at S$2,300–$2,420 psf). Against the further-out Forett @ Bukit Timah (TOP 2023, Bukit Timah postcode proper at S$2,400–$2,580 psf), Narra is roughly at parity on the headline psf but trades a Bukit Timah address for a fresher lease and a smaller site footprint.
The lease-reset case is real: a buyer at Narra captures the full 99-year clock from 2024, versus 95-year remainder at The Botany and 96-year at Midwood. Over a 10-year hold, that delta is not financially decisive, but for buyers underwriting a 20–25 year hold (or eventual estate planning), the absence of lease-decay drag at exit is a non-trivial structural advantage. Stress-test your own scenario with the lease decay calculator before assuming it commands a premium on resale.
The flip side is absorption. 540 units is a meaningful supply event for the Hillview–Dairy Farm micro-market, which absorbed roughly 380–420 new sales across all projects in the trailing 18 months. Pricing assumes a sell-through pace consistent with The Botany's launch rhythm; any softness in OCR buyer sentiment through 2H 2026 would put downward pressure on later-phase releases. The mortgage calculator and affordability calculator should be run at conservative SORA assumptions given MAS's neutral-to-slightly-tightening signalling through 2026.