Narra Residences pairs lush tranquillity with accessible pricing
Artist's impression of 540-unit Narra Residences at Dairy Farm Walk (Photo: Apex Asia Development)
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A stone’s throw away from forests, quarries and reservoirs will soon sit Narra Residences, an upcoming 540-unit private residential development in the Bukit Timah-Dairy Farm precinct.
Slated for completion in 2030, the development is surrounded by at least 2,000 hectares of nature and forests, stretching from the Bukit Timah Nature Reserve to the Chestnut Nature Park, Singapore Quarry, Rail Corridor and Macritchie Reservoir.
The 3D model at Narra Residences' show gallery (Photo: Samuel Isaac Chua/EdgeProp Singapore)
“It’s a very breathable development,” says Li Jun, chairman of Apex Asia Development, part of the joint venture behind the project. In fact, Narra Residences and its vicinity are so green that it might even have “one of the best oxygen levels” in the country, says Jocelyn Tan, CEO of Apex Asia, in an interview with EdgeProp Singapore.
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Developed by a joint venture among Santarli Realty, Apex Asia Development, and local construction companies Soon Li Heng Civil Engineering and Kay Lim Realty, the 99-year leasehold project at Dairy Farm Walk opens for public preview from Jan 17 to 27, before sales commence on Jan 31. Prices start from $998,000 or $1,930 psf for a one-bedroom unit.
Artist’s impression of Narra Residences’ landscaped drop-off area and private road (Photo: Apex Asia Development)
Besides being bounded by nature, Narra Residences is dedicating about 66% of the site to landscaped greenery. This is complemented by spacious inter-block distances of up to 63m, and a wide private road at its drop-off area and entryway.
“As everyone’s lives are getting more and more hectic and stressful, it is becoming more and more difficult to be able to live in such a green and lush place. It’s essentially investing in your own health,” Li says.
With nature at the forefront of its design and in the surroundings, he foresees the project appealing to buyers who value an eco-friendly, green and tranquil living environment. It is also possible that its future value will be bolstered by scarcity, as residential areas like this become increasingly rare, Li notes.
Mohan Sandrasegeran, head of research and data analytics at SRI, believes that the project stands out primarily through this clear positioning as a nature-anchored residential development within a low-density setting, which is “well-aligned” with the character of the Dairy Farm area.
Centred around a quarry, forest and reservoir narrative, the design helps reinforce a stronger sense of place as compared to more conventional suburban developments. “For buyers who prioritise a quieter living environment and a closer connection to nature, this thematic alignment is a meaningful differentiator,” Sandrasegeran adds.
Jocelyn Tan, CEO and Li Jin, chairman of Apex Asia Development (Photo: Samuel Isaac Chua/EdgeProp Singapore)
An immersive viewing experience
Situated on the site itself, the sprawling sales gallery for Narra Residences reflects the developers’ care and attention to detail in making the experience as immersive as possible for potential buyers.
It houses a handful of “experience zones” that draw inspiration from the surrounding flora and fauna, several photo spots — making it probably the “most Instagrammable sales gallery”, Apex Asia’s Tan quips — and stylishly furnished showflats for the two-bedroom-plus-study, three-bedroom premium, and five-bedroom-with-private-lift unit layouts.
Artist’s impression of an aerial view of Narra Residences (Photo: Apex Asia Development)
The aim is to highlight the development’s liveability and openness, and reflect what it will be like to actually live there, given that many buyers are likely to be owner-occupiers. “I hope they can truly feel and imagine the lifestyle of a condominium resident at Narra, through the design and interactive elements at our themed experiential zones,” Li says.
With Narra Residences being Li’s first Government Land Sale (GLS) project since leaving Qingjian Realty (where he was executive chairman), he has also applied his “learnings and successes” from his time with the Singapore-based Chinese developer, such as with the Jadescape project at Shunfu Road, and Natura Loft (a Design, Build and Sell Scheme, or DBSS, development) in Bishan.
“I want to ensure the longevity of my design ideas and thinking, beyond a single project or development,” he adds.
Living room of the three-bedroom premium showflat for Narra Residences (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Just past the entrance of the sales gallery, visitors step into a ‘5D’ animation room, where they are greeted by interactive projections of the surrounding nature parks and floral, earthy fragrances. Blending sight, sound, touch, smell and motion, the room offers a tactile preview of the project’s emphasis on greenery. The walls and floor are responsive to touch, triggering flowers to bloom in real-time. This ‘5D’ technology is expected to be featured in the Kids’ Room of the development when it is completed.
Exit the ‘5D’ room and visitors will be able to view the architectural models, before taking a quick break at a photo spot with giant chess pieces, artificial grass, and a bright red sofa with heart-shaped cushions — a theme inspired by the enchanted forest in Alice in Wonderland.
Beside it stands a green wall spotlighting species of wildlife and plants that can be found in the surrounding nature reserves and parks, showcasing and also educating guests on the rich biodiversity of the Bukit Timah and Dairy Farm area. Visitors can learn more by scanning the QR code on the wall.
Next, a landscaped Zen zone features rock formations and a bonsai tree, which then leads to a pavilion situated outside the five-bedroom showflat. This space, meant to showcase the development’s amenities, is characterised by atmospheric lighting and wetland plants to mirror the rugged beauty of Singapore’s quarries. Adding to the experience, the floor tiles are textured with ripples, a subtle nod to the nearby reservoirs.
‘Relatively accessible entry pricing’
Beyond the design concept, pricing is another factor that may help Narra Residences differentiate itself.
Indicative prices start from around $998,000 ($1,930 psf) for a one-bedroom-plus-study unit (517 sq ft); $1.17 million ($2,089 psf) for a two-bedroom unit (560 to 646 sq ft); $1.6 million ($1,956 psf) for a three-bedroom unit (818 to 1,023 sq ft); $2.4 million ($2,083 psf) for a four-bedroom unit (1,152 sq ft); and $3.8 million ($2,292 psf) for a five-bedroom unit with a private lift (1,658 sq ft).
This makes Narra Residences one of the most affordable new launches in 2026, according to Mark Yip, CEO, Huttons Asia. The starting price of $1,930 psf is similar to some resale executive condo projects, which have exceeded $2,000 psf.
“It is priced very competitively against newer projects in the area,” Yip says. For instance, resale prices at Dairy Farm Residences exceeded $1,800 psf in 2025, while the average selling price at the 386-unit The Botany at Dairy Farm was more than $2,000 psf.
Justin Quek, deputy group CEO, Realion (OrangeTee & ETC) Group, notes that the pricing at Narra Residences reflects both the impact of gross floor area (GFA) harmonisation and the project’s differentiated positioning. The smaller unit size translates to a lower quantum without compromising on the layout efficiency, which makes the value proposition compelling.
Kelvin Fong, CEO of PropNex, highlights the “relatively accessible entry pricing”, when compared with other new launches in the area and in the Outside Central Region (OCR) segment.
The median transacted price quantum of new condo units in the OCR was around $1.875 million in 2025, URA Realis caveat data shows. Against this benchmark, Narra Residences offers homebuyers an affordable entry quantum, Fong says. For reference, the median transacted price of units at The Botany and Hillhaven in 2025 stood at $2.499 million and $2.028 million, respectively.
When it comes to the GFA harmonisation, in analysing the price difference between non-harmonised and harmonised projects, buyers appear to enjoy better value for the same usable floor area at GFA-harmonised projects.
Showflat of the five-bedroom premium unit with private lift access (Photo: Samuel Issac Chua/EdgeProp Singapore)
For example, PropNex compared transactions of two-bedroom units at The Botany, with a floor area of about 603 sq ft (about 561 sq ft after applying an estimated 7% discount for non-usable space), with 560 sq ft, two-bedroom units at Narra Residences. The starting prices of two-bedroom units from $1.17 million at Narra Residences are lower than those of units at The Botany, which were sold at prices ranging from $1.2 million to $1.386 million, Fong notes.
Blended buyer profiles, anchored by upgraders
Buyers at Narra Residences will likely be predominantly owner-occupiers. These will include upgraders from nearby HDB estates and surrounding condos in the Hillview area, downsizers from nearby landed enclaves like Cashew and Chestnut, as well as young families and couples buying their first private property, analysts and the Apex Asia team predict.
“Especially in this area, we will probably have a small portion of buyers who are right-sizing from landed property, such as elderly couples looking for a smaller home that is easier to maintain,” says Li of Apex Asia.
Marcus Chu, CEO of ERA Singapore, points to the substantial pool of potential HDB upgraders in District 22, including Bukit Batok, Bukit Panjang and Choa Chu Kang — about 3,132 flats (excluding one- and two-room units) are reaching their minimum occupation period between 2024 and 2027. These households will become eligible to sell and upgrade, making Narra Residences a natural next step in the resale market.
“Landed homeowners are more likely to gravitate towards larger unit types, such as four- and five-bedroom units,” Chu says.
Out of the 540 units at Narra Residences, 26 are five-bedroom units with private lifts, situated in the middle blocks. Such large units with private lifts are uncommon in the district, Apex Asia’s Tan says. Apex Asia is confident that these will be snapped up eventually, although sales of bigger units tend to only pick up after the temporary occupation permit, as they have seen with previous developments like Jadescape.
SRI expects the buyer pool to be anchored by HDB upgraders and younger families who want to stay in the west, value greenery, trails and a calmer living environment, and wish to have access to amenities across Bukit Panjang and Hillview. “A blended profile, but still led by genuine own-stay demand,” Sandrasegeran adds.
Meanwhile, Huttons’ Yip notes that based on caveats lodged for The Botany, buyers with a HDB address made up 39%, while those with a private home address made up 49.9%, and the demographics of buyers for Narra Residences could be similar.
The study of a two-bedroom plus study unit (Photo: Samuel Isaac Chua/EdgeProp Singapore)
PropNex foresees healthy demand for new private homes in the Dairy Farm area, given the limited supply of unsold units within the immediate neighbourhood. The last project introduced at Dairy Farm was The Botany, launched in March 2023 and fully sold by November 2025.
Beyond the immediate vicinity, there may even be pent-up demand across the entire western region of Singapore, in ERA’s view. The last private new-home launch in the west was Elta in Clementi early last year. And in November and December 2025, when there were few to no launches, buyers turned to projects in District 21, including 8@BT, Nava Grove, Pinetree Hill and The Sen, as well as District 22 developments such as Sora and Lakegarden Residences, ERA’s Chu says.
“Against this backdrop, we expect Narra Residences to receive a warm reception, particularly from HDB upgraders in the west who have been waiting for new supply in the area,” Chu adds.
Finally, timing may also work in Narra Residences’ favour. By the time the development is completed, buyers will be moving into a more established and mature neighbourhood, according to SRI’s Sandrasegeran. This contrasts with some of the earlier new launches in the area, which were introduced at a time when surrounding amenities and the wider precinct were still in the process of taking shape.
“As a result, buyers at Narra benefit not only from a new home, but also from greater certainty around the living environment, infrastructure and amenities that are already in place, which can be an important consideration for long-term, own-stay buyers,” says Sandrasegeran.
Thoughtful design, daily conveniences
Of the eight residential blocks at Narra Residences, three are low-rise blocks of up to six storeys, and five are mid-rise blocks ranging from 13 to 16 storeys. All are oriented along a north–south direction to maximise cross-ventilation.
Master bedroom of the two-bedroom unit at the sales gallery (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Within the units, the spatial planning and layout are deliberately designed to make everything more functional and liveable, down to the details. For example, in the three-bedroom unit that is only about 1,000 sq ft, a side table can still fit next to the bed in the master bedroom — a thoughtful decision that makes a big difference in daily functionality, and is not often seen in recent developments, Li says. And in the five-bedroom units, the master bedroom houses a five-metre wardrobe, much wider than the two- to three-metre wardrobes typically seen.
Just across the road from Narra Residences is Dairy Farm Mall, which opened in late 2024. With the opening of a supermarket, food court and clinic at the mall, plus the four shops within the Narra Residences development, residents’ daily needs can be satisfied easily, says Huttons’ Yip.
Nearby educational institutions include the German European School Singapore, as well as CHIJ Our Lady Queen of Peace and Bukit Panjang Primary School, both within a 1km radius.
Having established schools and the mall at its doorstep strengthens the project’s overall liveability and may support healthy take-up rates, Realion’s Quek says.
However, some potential buyers might find the project a tad too far away from key transport nodes, Fong of PropNex points out. The site is not within immediate walking distance of an MRT station, with Hillview MRT station situated about 1.2km — or a nearly 20-minute walk — away.
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