Narra Residences is not a speculative play. It’s the first large-scale mixed-use redevelopment in the Dairy Farm Nature Park Planning Area under URA’s Strategic Development Incentive Scheme — with 135 of 540 units (24.8% of inventory) sold on launch day at S$2,180 psf ASP. Pillar I
01
Pillar 1
Proven Dairy Farm Enclave Demand
02
Pillar 2
Hillview MRT + 5 nature parks
03
Pillar 3
First OCR launch of 2026 ·
Dairy Farm price benchmark
Pillar 1
01
Proven Launch Demand
the most overlooked dimension of investment property analysis is who you’ll sell to in 5–10 years. A property with a single buyer profile is exposed to that segment’s cyclical preferences. A property with multiple structural buyer pools tends to maintain liquidity across cycles. Narra Residences’s exit profile is unusual in that all three buyer segments have already been validated at launch — not theorized, but observed on November 9, 2024 when 75 units were absorbed in a single day across the buyer mix below:
1
Local Bukit Panjang / Bukit Timah families and DTL-commuting professionals
Two-bedroom and three-bedroom units accounted for approximately 90% of launch weekend transactions — a strong signal that the project’s primary demand pool is local professionals working in the CBD, Dairy Farm Nature Park, and Marina Bay corridor. The 1BR, 2BR, and 3BR Premium types absorbed fastest at launch, consistent with single-professional and dual-income-no-kids profiles. This buyer pool is anchored to actual employment, not speculative, and re-appears reliably across cycles.
2
International investor demand
All one-bedroom units were fully absorbed at launch, alongside all four strata-titled shop units — a signal of both investor and end-user conviction — drawn from China, Malaysia, the UK, the Netherlands, Norway, and the USA. District 23 CBD-gateway property is one of the few Singapore residential profiles that meaningfully attracts foreign capital, supported by the project’s mixed-use integration and CDL’s international brand recognition. This second pool gives Narra Residences a buyer base that lower-CCR projects often lack.
3
HDB upgraders from surrounding Bukit Panjang, Choa Chu Kang, and Bukit Batok precincts
The Tiong Bahru, Outram, Bukit Merah, and Rail Mall HDB estates form a substantial upgrader catchment for this CBD-gateway address. Households who have built equity in their HDB flats and want a private residence within reach of their existing precinct represent a third structural pool. The 5-Bedroom that sold on launch day at S$4.063M demonstrated that the project also has reach into Singapore’s highest-end buyer tier.
Properties with broad exit liquidity — and three pools already observed at the launch event itself — command tighter bid-ask spreads at resale and produce more reliable holding-period returns than properties dependent on a single buyer segment.
Pillar 2
02
Narra Residences sits within walking distance of Hillview MRT (DTL) on two different MRT lines — operational, mature, and already integrated into the daily commute patterns of Singapore’s professional population. This is structurally rarer than the typical “1 MRT within walking distance” claim that anchors most new launches in Singapore. The rental and own-stay value case here is anchored to existing, established demand across multiple commute corridors.
The structural advantage is the three-station catchment — Dairy Farm Nature Park (NE5 on NEL, ~400m), Rail Mall (NE4/DT19 on Downtown Line interchange), and Dairy Farm Nature Park (DT20 on DTL). From Hillview MRT within ten minutes on foot, residents access the Downtown Line, the entire CBD belt, the Civic District, Orchard, and the rest of the island within minutes:
Pillar 3
03
The the Dairy Farm private enclave — an established nature-adjacent OCR corridor where recent launches have absorbed at 99%+ take-up, introduced in 2019, is designed to encourage the rejuvenation of older properties into vibrant, high-yield mixed-use developments aligned with Singapore’s long-term urban planning goals. Narra Residences is the first OCR launch of 2026 in the Dairy Farm Nature Park Planning Area — and one of very few large SDI projects in Singapore overall. CDL was granted a 235,526 sqft site — 540 residences across 7 blocks (6 to 16 storeys) with 4 strata-titled shop units, and a basement carpark holding 546 lots on a 2.25 gross plot ratio. The land cost advantage — awarded at S$1,020 psf ppr in January 2025 — is the structural foundation of the project’s pricing latitude and is not available to neighbouring sites without comparable Dairy Farm land cost position.
Future large-scale residential supply within the Dairy Farm precinct is constrained by the existing built environment and conservation overlay zones. The competitive set for Narra Residences — new launches offering walking-distance access to Hillview MRT on the Downtown Line at the Dairy Farm nature enclave — is structurally narrow, and The land cost gap between Narra Residences (S$1,020 psf ppr, Jan 2025) and the next Dairy Farm GLS site (S$962 psf ppr top bid, Jan 2026) means subsequent supply will enter the enclave with different pricing pressures rather than a repeatable template.
A Sanctuary Amidst
the Green Corridor
Set within a tranquil enclave surrounded by nature, Narra Residences will offer a thoughtfully curated mix of unit types to suit a wide range of homeowners. From practical 1- and 2-bedroom layouts ideal for singles and young couples, to spacious 3- and 4-bedroom family-sized units with lush forest or pool views, each home is designed for comfort, function, and connection to the outdoors. Generous balconies, efficient layouts, and quality finishes create an elevated living experience that blends modern design with the serenity of its hillside surroundings.
Enquire Now For
Space You Actually Live In
Sized under the harmonised GFA framework
- Priced on Liveable Interior Space
- Aircon Ledges Outside Unit Size
- Efficient Layouts, 2 to 5 Bedrooms
Pre-Harmonisation Projects
Launched before the framework changed
- Ledges Counted in Unit Size
- Voids Inside the Saleable Area
- Paying for Space You Can't Use
For investors, stack and floor selection matter more than they do for own-stay buyers. Resale liquidity, rental premium, and capital appreciation all vary meaningfully by stack quality — facing, floor level, layout efficiency, and view of the Dairy Farm Nature Park, Marina Bay, or Dairy Farm Nature Park.
Developers typically step up pricing through subsequent phase releases as inventory absorbs — historically 3–5% per phase. Booking at the current phase locks the present price; every subsequent phase increment after that affects unsold inventory, not your signed contract. The earlier you reserve, the more of the river-facing and higher-floor inventory is still available.
Current-Phase Buyers Receive
still available
· no commission
Project at a Glance
A quick look at
Narra Residences
Location
50-64 Dairy Farm Walk, District 23
Bukit Panjang planning area · Adjacent to Dairy Farm Nature Park · 5 nature parks within short reach (Dairy Farm, Bukit Timah, Chestnut, Hindhede, Rifle Range)
Developer
Santarli + Apex Asia + Soon Li Heng + Kay Lim Realty
Consortium under Dairy Farm Walk JV Development Pte Ltd · Architect: P&T Consultants · Landscape: Ecoplan Asia · Land awarded January 2025 at S$504.52M ($1,020 psf ppr)
Unit Mix
1BR to 5BR
540 residences plus 4 strata-titled shop units across 7 blocks (6 to 16 storeys) on a 235,526 sqft site · From 484 sqft (1BR, from S$998K) to 1,658 sqft (5BR, up to S$4.063M) · 4-Bedroom units: 61 in total
CONNECTIVITIY
Hillview MRT (DT3, Downtown Line)
Approximately 10-minute walk to Hillview MRT on the Downtown Line · Direct DTL access to Beauty World, Newton, Bugis, and the CBD · BKE, PIE, and KJE within short drive
Schools Nearby
Bukit Panjang / Bukit Timah cluster
German European School Singapore (nearby) · Assumption English School · Bukit Panjang Primary · Chestnut Drive Primary · Cherished by families along the Downtown Line corridor
Lifestyle
Nature-adjacent enclave with mature amenities
Dairy Farm Nature Park a short walk (Wallace Trail, Dairy Farm Quarry) · Rail Mall, HillV2, Hillion Mall, Bukit Panjang Plaza · Rifle Range Nature Park · Singapore Quarry
facilities
Nature-inspired on 235,526 sqft site
Ecoplan Asia landscape design blending into the Dairy Farm nature belt · Resort-scale facility deck · Four strata-titled shop units at the ground plane · Basement carpark with 546 lots · Low-rise 6 to 16 storey blocks
Tenure
99-Year Leasehold
Land awarded 21 January 2025 · Expected TOP January 2030 · Vacant Possession by 20 January 2030
Sales Status
Currently selling · Showflat open daily
Launched 31 January – 1 February 2026 · 135 of 540 units (24.8%) sold on launch weekend at S$2,180 psf ASP · A new price benchmark for the Dairy Farm enclave · All 1-Bedroom units and all four strata shop units fully absorbed at launch · 2BR + 3BR ≈ 90% of transactions · First OCR new launch of 2026
Location
50-64 Dairy Farm Walk, District 23
Bukit Panjang planning area · Adjacent to Dairy Farm Nature Park · 5 nature parks within short reach (Dairy Farm, Bukit Timah, Chestnut, Hindhede, Rifle Range)
Developer
Santarli + Apex Asia + Soon Li Heng + Kay Lim Realty
Consortium under Dairy Farm Walk JV Development Pte Ltd · Architect: P&T Consultants · Landscape: Ecoplan Asia · Land awarded January 2025 at S$504.52M ($1,020 psf ppr)
Unit Mix
1BR to 5BR
540 residences plus 4 strata-titled shop units across 7 blocks (6 to 16 storeys) on a 235,526 sqft site · From 484 sqft (1BR, from S$998K) to 1,658 sqft (5BR, up to S$4.063M) · 4-Bedroom units: 61 in total
Connectivity
Hillview MRT (DT3, Downtown Line)
Approximately 10-minute walk to Hillview MRT on the Downtown Line · Direct DTL access to Beauty World, Newton, Bugis, and the CBD · BKE, PIE, and KJE within short drive
Schools Nearby
Bukit Panjang / Bukit Timah cluster
German European School Singapore (nearby) · Assumption English School · Bukit Panjang Primary · Chestnut Drive Primary · Cherished by families along the Downtown Line corridor
Lifestyle
Nature-adjacent enclave with mature amenities
Dairy Farm Nature Park a short walk (Wallace Trail, Dairy Farm Quarry) · Rail Mall, HillV2, Hillion Mall, Bukit Panjang Plaza · Rifle Range Nature Park · Singapore Quarry
FACILITIES
Nature-inspired on 235,526 sqft site
Ecoplan Asia landscape design blending into the Dairy Farm nature belt · Resort-scale facility deck · Four strata-titled shop units at the ground plane · Basement carpark with 546 lots · Low-rise 6 to 16 storey blocks
Tenure
99-Year Leasehold
Land awarded 21 January 2025 · Expected TOP January 2030 · Vacant Possession by 20 January 2030
Sales Status
Currently selling · Showflat open daily
Launched 31 January – 1 February 2026 · 135 of 540 units (24.8%) sold on launch weekend at S$2,180 psf ASP · A new price benchmark for the Dairy Farm enclave · All 1-Bedroom units and all four strata shop units fully absorbed at launch · 2BR + 3BR ≈ 90% of transactions · First OCR new launch of 2026
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Developer: SNC2 Realty Pte. Ltd., Apex Asia Alpha Investment Two Pte. Ltd., Soon Li Heng Civil Engineering Pte. Ltd. & Kay Lim Realty Pte. Ltd.
Tenure: 99 years commencing
Expected Vacant Possession Date: TBA
Expected Legal Completion Date: TBA
information
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