When you’re looking at Singapore’s new-launch condo scene, one of the most critical questions is : “What does it cost, really?”
For two highly anticipated developments — Narra Residences and The Sen — the price tags tell much of the story. They reflect location, timing, design, and future potential. Let’s dig into their pricing, compare the value proposition, and highlight what buyers should keep in mind.
Narra Residences: Pricing in the Green Belt
Located in District 23 (Dairy Farm / Hillview enclave), Narra Residences enters the market at a strategic moment. The development is positioned to leverage nature-rich surroundings, mature connectivity, and upcoming neighbourhood growth.
Estimated Price Range
While final pricing may still evolve, current sources indicate an estimated launch price of around S$2,200 per square foot (psf) for Narra Residences.
In terms of quantum, units might start from just over S$1 million for smaller two-bedroom formats, scaling upward for larger configurations.
This positioning places Narra slightly below central-district launches while offering strong value given its upward growth potential.
What That Means in Practice
- Entry buyers can look at manageable quantum thresholds, especially in the suburban fringe setting.
- The psf benchmark of ~S$2,200 shows premium lifestyle ambitions (nature, connectivity, amenities) without central-district pricing.
- Because Narra sits in a less-crowded launch zone, there’s room for value preservation and upside if the neighbourhood continues to develop.
Pricing Strengths & Risks
Strengths: Green-rich environment, good transport links, relatively newer supply in the sub-core district.
Risks: Being a 99-year leasehold and in a non-core district means buyers must value lifestyle and long-term growth rather than instant prestige.
The Sen: Price Signals in a Boutique Urban Launch
Over in the mature District 21 (Upper Bukit Timah / Beauty World precinct), The Sen offers a different flavour of positioning. Urban, connected, boutique-scale and designed for lifestyle and access.
Observed Price Listings
Recent listings provide a few solid data points:
- A 1-bedroom unit (452 sq ft) listed at S$993,722 (≈ S$2,199 psf) at The Sen.
- A 3-bedroom unit (872 sq ft) listed at S$1,936,000 (≈ S$2,220 psf).
- A 4-bedroom unit (1,259 sq ft) at S$2,899,000 (≈ S$2,302 psf).
These numbers showcase The Sen’s premium stance, especially for units with larger pits of space and deeper luxury.
Interpretation of the Pricing
The psf levels above S$2,200 reflect both the location and the boutique scale of The Sen. For buyers, this means:
- You’re investing in access (MRT, expressways), lifestyle (mature district, amenities) and exclusivity (fewer units, boutique design).
- The bigger jump in quantum means higher immediate investment — the trade-off for more urban convenience and prestige.
- Because the sub-market is more mature and near core districts, expectations for resale value and rental appeal must align accordingly.
Strengths & Considerations
Strengths: Highly desirable district, strong connectivity, boutique project size (scarcity).
Considerations: Higher entry cost demands strong conviction in future value and lifestyle benefit to justify the premium.
Comparing the Two: Where Price Meets Purpose
Here’s a direct comparison of the pricing dynamics between the two:
| Project | Approx. psf | Typical Quantum | Value Proposition |
| Narra Residences | ~S$2,200 psf | From ~S$1 m for smaller units | Nature-edge, growth-oriented, suburban fringe |
| The Sen | ~S$2,200+ psf | S$1.9m – S$2.9m+ for larger units | Urban, boutique, mature district premium |
From this comparative table:
- Narra offers value at near entry price levels with strong upside potential.
- The Sen commands premium pricing, but comes with the perks of location, boutique scale and immediate prestige.
- Buyers must align their investment/lifestyle rationale accordingly — smaller budget but long-term growth? Narra. Larger budget, immediate urban edge? The Sen.
Buyer Tips: What to Watch When Price Matters
- PsF vs Quantum – Don’t focus solely on psf. A smaller unit with lower quantum might be more accessible, while a large unit with high total cost could stretch finances.
- Leasehold Impact – Both developments are 99-year leasehold. While standard in Singapore, the longer-term ownership horizon must consider declining asset cycles.
- Location Growth – Narra benefits from growth belt dynamics; The Sen benefits from mature district and scarcity. Where will the neighbourhood be in 5–10 years?
- Lifestyle Fit – Premium pricing only makes sense if the lifestyle matches. Urban convenience or green respite? Your lifestyle choice affects price justification.
- Budget Versus Catchment – For families, access to schools, nature, commuting ease matter. For investors, rental yield and future resale value matter.
- Hidden Costs – Remember to add stamp duties, maintenance fees, sinking funds, and potential upgrade costs. The headline price isn’t the full story.
Final Thoughts
If I had to sum it up:
- Narra Residences Price gives buyers a chance to enter a near-fringe growth area at a respectable psf, with strong lifestyle appeal and investment potential.
- The Sen Price asks for a higher premium, in exchange for urban access, boutique design, and immediate presence in a highly sought-after district.
Neither is “cheap” in the absolute sense — Singapore’s property market makes that clear. But relative to what they offer, both developments present distinct value propositions.
For those upgraders or investors on a tighter budget who prioritise space, nature and growth, Narra is compelling.
For those who prioritise immediacy, boutique scale and district prestige, The Sen is a serious contender. In the end, price is just the start of the conversation. It’s why the price exists — location, design, lifestyle, future potential — that defines whether a purchase is smart or just expensive.
