Buyer’s Guide to Narra Residences
Narra Residences (翠岚轩), a complete guide covering prices, stack facings, bathroom counts, fittings, and investment context.
All the technical details are also compiled at the bottom of this page as a single block you can paste into any AI assistant (Gemini Notebook, ChatGPT, Perplexity) and ask it anything about this development. Explore, compare, and reach your own conclusion, at your own pace.
Pricing & Availability
Location
Views & Orientations
Unit Types
Fittings & Brands
Facilities
Specifications
Investment Context
FAQ
“What does it actually cost, and what’s left to buy?”
| Type | Area Size (From) | Area Size (To) | Price (From) | Price (To) | Available Units | Total Units | Maintenance Fee (est.) |
|---|---|---|---|---|---|---|---|
| 1-Bedroom with Study | 517 sqft | 517 sqft | Fully Sold | Fully Sold | 0 | 3 | $295 / mth |
| 2-Bedroom Compact | 560 sqft | 560 sqft | $1,310,000 | $1,346,000 | 8 | 30 | $354 / mth |
| 2-Bedroom Premium | 646 sqft | 646 sqft | $1,419,000 | $1,515,000 | 19 | 58 | $354 / mth |
| 2-Bedroom with Household Shelter | 689 sqft | 700 sqft | $1,430,000 | $1,548,000 | 43 | 66 | $354 / mth |
| 2-Bedroom with Household Shelter and Study | 721 sqft | 721 sqft | $1,487,000 | $1,495,000 | 4 | 24 | $354 / mth |
| 2-Bedroom with Study | 721 sqft | 721 sqft | $1,502,000 | $1,787,000 | 77 | 87 | $354 / mth |
| 3-Bedroom Compact | 818 sqft | 818 sqft | Fully Sold | Fully Sold | 0 | 28 | $354 / mth |
| 3-Bedroom Flexi | 872 sqft | 872 sqft | $2,038,000 | $2,079,000 | 5 | 31 | $354 / mth |
| 3-Bedroom Premium | 990 sqft | 1023 sqft | $2,066,000 | $2,433,000 | 69 | 101 | $354 / mth |
| 3-Bedroom with Study | 1152 sqft | 1173 sqft | $2,490,000 | $2,654,000 | 20 | 25 | $413 / mth |
| 4-Bedroom Compact | 1152 sqft | 1152 sqft | $2,448,000 | $2,790,000 | 29 | 35 | $413 / mth |
| 4-Bedroom Premium | 1378 sqft | 1378 sqft | $3,181,000 | $3,363,000 | 25 | 26 | $413 / mth |
| 5-Bedroom with Private Lift | 1658 sqft | 1679 sqft | $3,888,000 | $4,141,000 | 26 | 26 | $472 / mth |
| Total | 325 | 540 |
✎ Prices and availability are updated regularly. Exact pricing depends on floor level, stack, and unit type, get in touch for the current list.
Narra Residences was secured at a land cost of $1,020 psf per plot ratio, from a winning bid of S$504,515,000 when the Dairy Farm Walk Government Land Sales tender closed on 14 January 2025. The parcel drew two bids. The second, from Sim Lian Land and Sim Lian Development, was S$410 million, or S$829 psf per plot ratio, making the winning bid 23.1% higher. For surrounding context, a separate Dairy Farm Walk parcel of 29,444.2 sqm closed on 22 January 2026 with five bidders and a top bid of S$427 million, or S$962 psf per plot ratio. Both figures are matters of public record from the Urban Redevelopment Authority.
Worth being precise about the 1-Bedroom figure specifically: there are only 3 units of Type A1S in the entire 540-unit development, and all 3 are ground-floor patio (PES) units. If a 1-Bedroom layout is what you’re after, this isn’t a “category” with normal availability dynamics the way it might be at other launches; it’s effectively three individual units. We go into exactly what these units look like, and how they compare to the next size up, in the Unit Types section below.
Narra Residences received building plan approval under reference A1716-00043-2025-BP01, dated 8 December 2025, so it falls under the harmonised treatment of gross floor area that applies to development applications submitted from 1 June 2023. Under those rules the air-conditioner ledge is no longer counted as part of GFA, and on the Narra floor plans the AC and RC ledges are explicitly marked NON-STRATA. In practical terms, older projects’ headline square footage included space that did not function as liveable area, while a harmonised unit’s stated size is closer to genuinely usable space. If you are comparing Narra’s psf against an older project’s headline sqft, it is worth adjusting for this difference in methodology rather than comparing the headline figures directly.
Tell us which stack, floor range, or unit type has caught your eye, and our team will confirm the exact current price, any available discounts, and an indicative monthly commitment, no pressure, just the numbers you need to compare.
1 minute to the Park Connector, 4 minutes to the MRT, the “forest retreat” pitch, distance-checked
Narra Residences sits on Dairy Farm Walk, off Upper Bukit Timah Road, in the Dairy Farm enclave of Bukit Panjang Planning Area (District 23). The project’s own framing leans heavily into “Forest at Heart, Refined by Nature”, and on the location front, that framing is doing real work: the development backs directly onto the Dairy Farm Park Connector, with the Central Catchment Nature Reserve, Bukit Timah Nature Reserve, and Upper Peirce Reservoir Park all within the immediate surrounding green belt.
The honest way to frame “how close is close” here is that this is genuinely a low-rise, green, car-lite-feeling pocket of Singapore that still sits within a 4-minute cycle of an MRT station and a 20-minute drive of the CBD. It isn’t waterfront-CBD close; it’s suburban-green close, with the trade-offs and benefits that come with that. We go through the specifics below.
| Point | Line / Mode | From Narra Residences |
|---|---|---|
| Hillview MRT (DT3) | Downtown Line (DTL) | 4 mins cycle |
| Cashew MRT (DT2) | Downtown Line (DTL) | 1 stop toward Bukit Panjang |
| Hume MRT (DT4) | Downtown Line (DTL) | 1 stop toward town, opened 28 February 2025 |
| Beauty World MRT (DT5) | Downtown Line (DTL) | 2 stops, near Bukit Timah Wet Market & Food Centre |
| Bukit Panjang MRT (DT1) | Downtown Line (DTL) | 2 stops, near Bukit Panjang Plaza & Hillion Mall |
| King Albert Park MRT (DT6) | DTL, with future Cross Island Line (CRL) interchange | 3 stops |
| Singapore Botanic Gardens (DT9) | Downtown Line (DTL) | 6 stops |
| 24km Rail Corridor | Walking / cycling greenway | 5 mins cycle / 6 mins drive, the corridor itself runs along the edge of the precinct, past the restored Bukit Timah Railway Station |
Hume Station opened on 28 February 2025 as an infill stop between Hillview and Beauty World, so journeys toward town now pass through one more station than older timetables and older marketing material show. The developer’s materials describe the wider rail network as “an expanding web of intersecting MRT lines, including the Downtown Line and the upcoming Cross Island Line interchange at King Albert Park station”, alongside the Bukit Timah Expressway (BKE) and Pan-Island Expressway (PIE) for drivers. The project is framed as sitting in a “car-lite and pedestrian friendly enclave,” with the Rail Corridor functioning as a continuous green passage for walking and cycling rather than just a transport line.
| Destination | Drive Time |
|---|---|
| Central Business District (CBD) | 20 mins drive |
| Orchard Shopping Belt | 15 mins drive |
| One Holland Village | 15 mins drive |
| Jurong Lake District (JLD) | 15 mins drive |
| Jurong Innovation District (JID) | 16 mins drive |
| The Singapore Island Country Club | 10 mins drive |
| Warren Golf & Country Club | 11 mins drive |
| Swiss Club Singapore | 12 mins drive |
| The British Club | 13 mins drive |
The materials also frame Jurong Lake District and Jurong Innovation District, described as “Singapore’s next major commercial and lifestyle hub” and “Singapore’s next-generation industrial estate” respectively, as placing residents “at the crossroads of opportunity and innovation” for work and growth. Whether that 15 to 16 minute drive feels like “close to the next big thing” or “a drive away from it” is something only you can weigh, but the distance itself is the figure cited.
| Park / Trail | Distance |
|---|---|
| Dairy Farm Park Connector | 1 min walk |
| Dairy Farm Nature Park | 3 mins cycle |
| Rail Corridor | 5 mins cycle |
| Chestnut Nature Park | 7 mins cycle |
| Zhenghua Nature Park | 10 mins cycle |
| Bukit Timah Nature Reserve | 8 mins drive |
| Bukit Batok Nature Park | (shown on map alongside Bukit Timah Nature Reserve) |
| Little Guilin | 10 mins drive |
| Bukit Panjang Hill | 10 mins drive |
| Singapore Botanic Gardens | 6 MRT stops |
The materials describe living “adjacent to more than 2,000 hectares of nature reserves and 20km of nature trails”, with the Bukit Timah Nature Reserve, the 24km Rail Corridor, and Dairy Farm Park positioned as an “extended backyard” rather than a weekend-only destination. Specific call-outs include the Bukit Timah Nature Reserve’s 400+ species of trees lining hiking and cycling trails, the largest concentration of Sambar Deer in Singapore found at the Central Catchment Nature Reserve, rock-climbing at the Singapore Quarry, and the decades-old rock formation at the Dairy Farm Quarry. The developer’s materials also name a future Bukit Batok Nature Park, an Eco-Pedestrian Bridge, and a Bukit Timah to Rochor Green Corridor as planned additions to the area.
| Place | Distance / Notes |
|---|---|
| Dairy Farm Mall | 2 mins walk, described as offering everyday essentials right at the doorstep |
| Dairy Farm Park Connector | 1 min walk |
| The Rail Mall | 5 mins cycle, “a retail and dining strip with a laid-back rustic charm” |
| HillV2 | 6 mins cycle, “two levels of F&B and lifestyle shops” near Hillview MRT |
| Bukit Timah Wet Market & Food Centre / Cheong Chin Nam Road Eateries | 2 stops to Beauty World MRT |
| Bukit Panjang Plaza / Hillion Mall / Junction 10 | 2 stops to Bukit Panjang MRT, Hillion Mall is described as a four-storey mall connected directly to the MRT station |
| One Holland Village | 15 mins drive |
| Orchard Shopping Belt | 15 mins drive |
The framing here is “no rush, all convenience”, the materials describe the Dairy Farm enclave as offering “a refreshing pace where everyday essentials and weekend treats blend effortlessly with nature,” positioning this as a trade-off in favour of less commuting time and more living time, relative to denser city pockets.
The primary schools closest to the development are CHIJ Our Lady Queen of Peace, Bukit Panjang Primary School and Zhenghua Primary School. International and private schools in the immediate area include The Perse School (Singapore) and the German European School Singapore (GESS), with the Swiss School in Singapore, the Hollandse School and St. Francis Methodist School in the wider Bukit Timah corridor.
Primary school registration under Phases 2A and 2B depends on a 1km home-to-school distance measured gate to gate rather than in a straight line, and that boundary can fall inside a single development. We have not identified a source giving the exact gate-to-gate distance from Narra Residences to any specific school, so anyone buying with a particular school in mind should check the distance for the specific unit using the Ministry of Education’s official school finder before committing.
Project marketing materials highlight the presence of nearby international schools as a potential driver of rental demand, particularly among expatriate families and educators. While the proximity to GESS and The Perse School is a verifiable locational attribute, the rental-yield comparisons cited in the broader marketing materials are derived from areas surrounding other international schools, including Singapore American School, Overseas Family School, and United World College, which are located in different parts of Singapore.
As such, while the development’s proximity to international schools may support rental demand, we have not identified evidence within the reviewed materials quantifying a specific rental premium for the Dairy Farm area attributable to GESS or The Perse School. Investors seeking to assess the strength of the school-driven rental thesis may wish to examine local rental transactions and leasing demand patterns in the immediate vicinity of these institutions.
Which direction does my unit face, and what will I see?
The site plan arranges Narra Residences’ seven blocks around a central pool deck, with three tower heights (three 6-storey blocks (50, 52, 54), two 13-storey blocks (56, 58), and two 16-storey blocks (60, 62)) composed, in the project’s own words, to “achieve a balanced skyline that integrates seamlessly with the terrain and natural context.” That height variation matters for views in a fairly direct way: the 6-storey blocks sit lower than the surrounding tree line in places, while the 16-storey blocks (60 and 62) are tall enough to look out over the development’s own grounds and toward the wider Bukit Timah / Dairy Farm green belt.
On facing, the pattern that emerges from the unit-by-unit sales materials is almost entirely binary: nearly every stack in the development is described as either North Facing or South Facing, with “Landed View” specifically called out for the North-facing stacks in Block 54 (B6H, B7H-S, B8S), a reference to the low-rise landed housing visible from that side. There is exactly one East-facing stack in the entire development.
A separate point worth knowing before reading any of the facing notes below: the floor plans mark certain unit references with an asterisk, for example #02-28 to #13-28*, which denotes a mirror image of the layout as drawn. The plan is accurate but flipped left to right, which changes which side the kitchen, the balcony and each bedroom fall on. Mirroring is applied stack by stack, and within a single unit type some stacks are mirrored while others are not. Check the reference against the specific stack rather than assuming the drawn orientation.
Type C8P (95 sqm / 1,023 sqft, Block 62, Stack 48, 16 units on floors 1 to 16, the ground-floor unit being the PES variant) is described in the sales materials as “the only East Facing Unit” in the development, with the accompanying note “Nature & Reservoir views.” If an East-facing aspect (morning sun, a different sightline from every North/South stack) is something you specifically want, this is the only stack in 540 units that offers it. Worth asking us directly what’s visible from this stack at different floor levels, since “Nature & Reservoir” is the framing given but the specific reservoir referenced (likely Upper Peirce, given its position on the precinct map) is worth confirming against the actual sightline from a given floor.
Several stacks are specifically flagged as North-facing with a “Landed View”, meaning the outlook is toward the low-rise landed housing estates adjacent to the site, rather than toward the pool deck, the park connector, or the wider nature reserve belt. The stacks called out this way include Type B6H (Block 50, Stack 3 and Block 52, Stack 11, corner units) and Type B7H-S (4 stacks across Blocks 50 and 52). Type B8S is also described as “all stacks North Facing,” though without the specific “Landed View” qualifier attached in the materials we’ve reviewed, worth confirming the exact outlook for a specific B8S stack if this matters to you, since B8S spans three different blocks (58, 60, 62) at different positions on the site.
A landed-housing outlook tends to mean lower-density, lower-rise sightlines with less likelihood of future high-rise development directly in the foreground, but it’s also generally a quieter, less “skyline” view than a pool-deck or nature-reserve-facing aspect. Neither is objectively better; it depends on what you’re looking for.
The South-facing stacks include Type B1 (both stacks), Type B2P (4 stacks), Type B3H (4 stacks), Type B5H (2 stacks, corner units), Type C2 (2 stacks, the Flexi-room type), Type C4P (1 stack), Type C7P (1 stack), Type C9S (2 stacks), Type C10S (1 stack), and Type E1 (the 5-Bedroom showflat type, 1 stack). For the 6-storey blocks specifically (50, 52, 54), South-facing generally corresponds to the side fronting Dairy Farm Walk and the development’s main entrance, while North-facing corresponds to the side toward the landed housing referenced above, though this is a general pattern read from the site plan rather than a confirmed per-stack statement for every type, so we’d recommend confirming the exact orientation for any specific stack you’re considering.
Many stacks across the development look inward onto the second-storey-and-above landscape deck, the 50m Lap Pool, Family Canyon Pool, Bubble Pool, Kids Pool, and the various lawns and pavilions described in the Facilities section below. The materials describe the overall landscape composition as offering “up to 4.8 metres” of landscape layout width for D2P specifically, and “5 metres” of landscape living width for E1 and E2, figures that describe the width of the living/landscape-facing frontage for those particular unit types rather than a development-wide gap between blocks. If a pool or landscape-deck outlook specifically (as opposed to a North/South directional facing) is what you’re after, this is worth confirming stack-by-stack against the site plan, since the North/South facing descriptions in the materials don’t always specify whether that direction also happens to overlook the pool deck.
The development is situated adjacent to established green spaces, including nature reserves and park connector networks. The developer’s materials name a future Bukit Batok Nature Park, an Eco-Pedestrian Bridge and a Bukit Timah to Rochor Green Corridor as planned additions to the area.
That said, the long-term preservation of specific views is ultimately dependent on the planning and zoning controls governing surrounding land parcels. We have not identified detailed URA Master Plan zoning information for the sites immediately fronting Dairy Farm Walk within the materials reviewed. As a result, purchasers for whom view corridors are a key consideration, particularly for lower-floor units where surrounding development has a greater impact on outlook, should review the prevailing zoning and land-use designations of adjacent parcels as part of their due diligence.
“What are the real differences between the unit types, in plain language?”
Narra Residences offers 23 distinct unit types across 540 units, grouped into 13 bands, from a 1-Bedroom with Study through to a 5-Bedroom with Private Lift. We’ve verified every type below directly against its floor plan (bedroom count, bathroom count, stack location, and which floors it actually sits on) because the headline “1 / 2 / 3 / 4 / 5 Bedroom” categories hide some genuinely important differences once you look at the actual layouts.
| Unit Type Group | No. of Units | Size Range | % of Total |
|---|---|---|---|
| 1-Bedroom with Study (A1S) | 3 | 517 sqft | 0.6% |
| 2-Bedroom (incl. Compact, Premium, with Household Shelter, with Study) | 265 | 560 to 721 sqft | 49.1% |
| 3-Bedroom (incl. Compact, Flexi, Premium, with Study) | 185 | 818 to 1,173 sqft | 34.3% |
| 4-Bedroom (Compact, Premium) | 61 | 1,152 to 1,378 sqft | 11.3% |
| 5-Bedroom with Private Lift | 26 | 1,658 to 1,679 sqft | 4.8% |
1-Bedroom with Study (517 sqft), 1 type, 3 units, all PES patio units
Type A1S (48 sqm / 517 sqft) is 1 Bedroom, 1 Bathroom, and there are only 3 of these in the entire 540-unit development, located at #01-30 (Block 58), #01-39 (Block 60), and #01-46 (Block 62). All three are ground-floor PES (Private Enclosed Space / patio) units with direct access to the facilities level, none of them are part of a repeating stack.
| Feature | A1S |
|---|---|
| Living/Dining/Kitchen | Open-plan, “Living & Dining are rectangular continuous space, which open up to the Balcony”, kitchen is open, not enclosed |
| Study | Enclosable |
| Bathroom | 1, Master Bath only, accessible from the Master Bedroom |
| Kitchen appliances | SMEG induction hob with hood, built-in oven, washer-cum-dryer and fridge/freezer |
| Household Shelter | None |
| PES | Yes, all 3 units are patio units with PES, direct access to the facilities level |
The sales materials directly compare A1S against the B8S showflat type (721 sqft): A1S is 19 sqm (about 204 sqft) smaller than B8S, has no second bedroom or second bathroom (B8S has a Study instead, not a second bedroom, both are effectively “1 bed + flex room” in different forms), its Master Bedroom is about 2 sqm smaller, its living room is smaller, and its balcony is about 1 sqm smaller, but A1S has a bigger foyer than B8S, and an open rather than enclosed kitchen. If you’re choosing between “the smallest unit available” and “the next size up,” that foyer/kitchen trade-off is one of the more tangible differences.
2-Bedroom Compact (560 sqft), 1 type, 30 units, only 1 bathroom
Type B1 (52 sqm / 560 sqft, Block 60, Stacks 35 & 42, 30 units total) is 2 Bedroom, 1 Bathroom, verified directly off the floor plan, which shows only a Master Bath with no Bath 2. This is genuinely worth knowing before you compare it against B2P (also 2-Bedroom, but with 2 bathrooms) at a similar price point, because “2-Bedroom” alone doesn’t tell you which one you’re getting.
| Feature | B1 |
|---|---|
| Layout | Dumbbell, bedrooms at opposite ends, living/kitchen in the centre |
| Bathrooms | 1, Master Bath only (with dual-door access, described as accessible from more than one side) |
| Kitchen | “Two-side kitchen”, described as having access/openings on two sides |
| Facing | Both stacks South Facing |
| Stacks | Only 2 stacks in the whole development (Block 60, Stacks 35 & 42) |
| PES | PES units start from Level 2 for both stacks (i.e. #02-35 and #02-42 are the PES variants, not the more usual #01- ground floor). Stacks 35, 36, 41 and 42 in Block 60 have no level 1 unit at all |
2-Bedroom Premium (646 sqft), 1 type, 58 units
Type B2P (60 sqm / 646 sqft, Blocks 58 & 62, 4 stacks, 58 units total) is 2 Bedroom, 2 Bathroom, Master Bath and Bath 2. All 4 stacks are South Facing. It’s a dumbbell layout with an enclosable kitchen, and at 86 sqft larger than B1 for the same bedroom count, the extra bathroom is the headline difference between the two. B2P is the second most numerous type in the development after B8S.
2-Bedroom with Household Shelter (689 to 700 sqft), 4 types, 66 units
All four HS types (B3H, B4H, B5H, B6H) are 2 Bedroom, 2 Bathroom, Master Bath and Bath 2. The household shelter is integrated into each layout differently, which is the main thing distinguishing these four from each other.
| Type | Size | Layout | Notes | Location |
|---|---|---|---|---|
| B3H | 689 sqft | Dumbbell | 2 baths (Master Bath + Bath 2). HS positioned near the kitchen/passage. The only difference from B4H is the position of the DB/ST (distribution board / store). 4 stacks, all South Facing, located on the 6-storey blocks. | Block 50, Stacks 1 & 8 / Block 52, Stacks 9 & 16. 24 units total. |
| B4H | 689 sqft | Dumbbell | 2 baths (Master Bath + Bath 2). Same size and bathroom configuration as B3H, the difference is purely the DB/ST position within the layout. Only 2 stacks, located on the 6-storey blocks. | Block 54, Stacks 19 & 22. 12 units total. |
| B5H | 700 sqft | Conventional (not dumbbell) | 2 baths (Master Bath + Bath 2). The only 2-Bedroom type with a Tallboy (a chest of drawers) as a fitted provision. Corner units, naturally ventilated common bathroom and kitchen, full-height windows for the common bedroom, enclosable kitchen. Both stacks South Facing. Only 2 stacks. | Block 50, Stacks 2 & 7. 12 units total. |
| B6H | 700 sqft | Conventional (not dumbbell) | 2 baths (Master Bath + Bath 2). Same conventional-layout family as B5H, corner units, naturally ventilated common bathroom and kitchen, enclosable kitchen, full-height windows for the common bedroom. All three stacks North Facing (Landed View). | Block 50, Stacks 3 & 6 / Block 52, Stack 11. 18 units total. |
The practical split: B3H and B4H are the dumbbell-layout pair at 689 sqft, differing only in where the distribution board sits, genuinely a minor difference unless you have specific plans for that wall. B5H and B6H are the conventional-layout pair at 700 sqft, sharing the Tallboy provision and corner-unit, naturally-ventilated common areas, but facing in opposite directions (B5H South, B6H North with a landed view). If you’ve been told “B5H and B6H are basically the same,” that’s true for the layout, but not for the outlook.
2-Bedroom with Household Shelter and Study (721 sqft), 1 type, 24 units
Type B7H-S (67 sqm / 721 sqft, Blocks 50 & 52, 4 stacks, 24 units total) is 2 Bedroom, 2 Bathroom, plus both a Household Shelter and an enclosable Study, the materials explicitly call this out as “the only layout with both Household Shelter & Study Room” in the development. Dumbbell layout, enclosable kitchen, all 4 stacks North Facing (with a Landed View). At the same 721 sqft as B8S below, this is the version that trades B8S’s second bedroom-equivalent space for the combination of HS + Study instead, worth thinking about which of those two you’d actually use. All 24 units sit in 6-storey blocks, so this type never reaches a high floor.
2-Bedroom with Study (721 sqft), 1 type, 87 units, the largest single type by unit count
Type B8S (67 sqm / 721 sqft) is 2 Bedroom, 2 Bathroom, plus an enclosable Study sized to fit a single bed, and is the largest single unit type in the development by unit count, at 87 units, spanning Blocks 58, 60 and 62. Dumbbell layout, enclosable kitchen, all stacks North Facing. Unlike B7H-S above (same 721 sqft), B8S has no Household Shelter, the Study here is genuinely flexible space rather than a structural requirement sharing the floor area. Unlike B7H-S, B8S also reaches the upper floors of the 13-storey and 16-storey blocks.
One specific detail worth knowing if you’re looking at a ground-floor unit in this type: Stacks 30, 39, and 46 do not have PES units at #01-, those three ground-floor slots are occupied by the three A1S units instead (see above). Every other B8S stack has its PES variant at the usual #01- position.
With 9 different 1- and 2-Bedroom types, and a bathroom count that ranges from 1 to 2 across them, it’s worth talking through which combination of size, layout, and facing actually fits how you live, not just the headline sqft.
3-Bedroom Compact & Flexi (818 to 872 sqft), 2 types, 59 units, no Household Shelter
C1 and C2 are the two 3-Bedroom types without a Household Shelter, and correspondingly the two 3-Bedroom types with just 2 bathrooms and no separate WC. They are also the only two 3-Bedroom types with a single kitchen rather than a wet and dry split, and the only two without a yard. If you don’t need an HS and want to maximise living space within a smaller 3-Bedroom footprint, these are the pair to look at.
| Type | Size | Bathrooms | Notes | Location |
|---|---|---|---|---|
| C1 | 818 sqft | 2 (Master Bath + Bath 2) | “3-Bedroom Compact.” Total 2 stacks only, and unusually, the two stacks face opposite directions: one North, one South. Naturally ventilated common bathroom and kitchen, enclosable kitchen, corner unit. No HS, no WC, no yard, no dry/wet kitchen split. | Block 58, Stack 29 / Block 60, Stack 36. 28 units total. |
| C2 | 872 sqft | 2 (Master Bath + Bath 2) | “3-Bedroom Flexi.” The headline feature is a Flexi Room with its own window, explicitly noted as having no aircon provision, and described as convertible to a helper’s room or study. Only 2 stacks, both South Facing. Enclosable kitchen. No HS, no WC, no yard. | Block 60, Stack 41 / Block 62, Stack 44. 31 units total. |
The Flexi Room in C2 is the closest thing in this development to a genuinely adaptable extra space that isn’t a structural household shelter; it has a window (so it’s not a windowless storeroom), but no aircon point, which is the kind of detail that’s easy to miss until you’re living with it on a hot afternoon. If a helper’s room or a small home office is part of your plan, C2’s Flexi Room is worth a closer look specifically because of that window, but factor in that you’d likely want to budget for adding aircon if you intend to use it as a regular living space.
3-Bedroom Premium (990 to 1,023 sqft), 6 types, 101 units, all with a separate WC
This is the largest group of closely-related types in the development, and the one where the “Premium” label is doing genuinely important work. All six types (C3P, C4P, C5P, C6P, C7P, C8P) are 3 Bedroom, 2 Bathroom plus a separate WC: Master Bath (en-suite), Bath 2 (shared by the two common bedrooms), and a WC positioned off the Yard next to the Wet Kitchen and Household Shelter. We verified this WC on every one of the six floor plans; it’s consistently labelled and consistently in roughly the same position relative to the Yard/HS cluster, even though the overall unit shapes differ. All six have a Household Shelter, a Wet & Dry Kitchen split, a yard, and an enclosable kitchen.
| Type | Size | Stacks | Facing | Notable | Location |
|---|---|---|---|---|---|
| C3P (Showflat type) | 1,001 sqft | 2 | North only | Privacy entrance, a separated foyer/entry sequence | Block 60, Stack 40 / Block 62, Stack 45. 32 units. |
| C4P | 1,012 sqft | 1 | South | “Bigger privacy entrance”, the materials specifically note this is larger than C3P’s | Block 52, Stack 14. 6 units. |
| C5P | 1,023 sqft | 3 | North only | Privacy entrance. The most widely distributed of the six Premium types | Block 54, Stack 20 / Block 58, Stack 32 / Block 60, Stack 37. 35 units. |
| C6P | 990 sqft | 1 | North only | The smallest of the six Premium types | Block 54, Stack 18. 6 units. |
| C7P | 1,001 sqft | 1 | South only | Same size as C3P, but the only South-facing single-stack Premium | Block 52, Stack 10. 6 units. |
| C8P | 1,023 sqft | 1 | East, the only East-facing unit in the development | “Nature & Reservoir views”, see the Views & Orientations section above | Block 62, Stack 48. 16 units. |
If facing is your priority: C3P, C5P, C6P are North-only; C4P, C7P are South-only; C8P is the unique East-facing stack. If “privacy entrance” matters to you (useful if you frequently host, or want a buffer between the front door and the living area) C3P, C4P and C5P specifically call this out, with C4P’s described as larger again than C3P’s.
3-Bedroom with Study (1,152 to 1,173 sqft), 2 types, 25 units
Both C9S (107 sqm / 1,152 sqft, 2 stacks, 19 units) and C10S (109 sqm / 1,173 sqft, 1 stack, 6 units) continue the same 3 Bedroom, 2 Bathroom plus WC pattern as the C3P to C8P group above: Master Bath, Bath 2, plus the WC off the Yard, verified on both floor plans. What’s new at this size: a genuinely enclosed Study with its own window, where the wall between the Study and the adjacent wardrobe is hackable (so the two spaces could potentially be combined later); a long Master Wardrobe with its own window; a Wet & Dry Kitchen with an island; and dining space described as fitting “8 to 10 Seater dining.” Both also retain the Household Shelter, Yard and WC, and enclosable kitchen from the Premium group.
These two are also the point at which the laundry provision steps up: C9S and C10S receive a separate washer and dryer, where every other 3-Bedroom type receives a combined washer-cum-dryer. The developer’s factsheet also refers to these as 3-Bedroom Premium with Study.
| Type | Size | Stacks | Facing | Location |
|---|---|---|---|---|
| C9S | 1,152 sqft | 2 | Both South | Block 54, Stack 17 / Block 58, Stack 33. 19 units. |
| C10S | 1,173 sqft | 1 | South | Block 52, Stack 15. 6 units. |
The 21 sqft difference between C9S and C10S is small enough that the choice between them is likely to come down to which stack and block you’d prefer, rather than the layout itself; both carry the same island-kitchen, hackable-wall, 8 to 10 seater dining package.
4-Bedroom Compact (1,152 sqft), 1 type, 35 units, 2 bathrooms plus a WC
Type D1 (107 sqm / 1,152 sqft, Blocks 54, 58 & 62, 3 stacks, 35 units total) is 4 Bedroom, 2 Bathroom plus a WC: Master Bath, Bath 2 (shared by Bedrooms 2 & 3), and a WC labelled directly off the Wet Kitchen/Yard area, the same Yard and WC pattern as the 3-Bedroom Premium types above. The materials describe D1 as corner units, with a Wet & Dry Kitchen featuring an island, a Household Shelter, an enclosable kitchen, and dining space for “8 to 10 Seater”, essentially the same kitchen/dining/HS package as C9S/C10S, scaled up to a fourth bedroom. There is no Junior Master suite and no Study in this layout.
Worth being precise about the bathroom split here: with 4 bedrooms and 2 full bathrooms, one bathroom is necessarily shared between two bedrooms. Based on the floor plan, Bath 2 sits between Bedrooms 2 and 3, while the Master Bedroom is en-suite and Bedroom 4 does not have its own attached bathroom, so Bedroom 4’s occupant would use either Bath 2 or the WC depending on which is closer. If having every bedroom within easy reach of its own bathroom is a priority for a 4-Bedroom home, this is worth comparing directly against D2P below, which steps up to three full bathrooms.
D1 is also the same 1,152 sqft as C9S, reorganised into four bedrooms rather than three plus a study, which makes those two the most direct like-for-like comparison in the development.
4-Bedroom Premium (1,378 sqft), 1 type, 26 units, 3 bathrooms plus a WC
Type D2P (128 sqm / 1,378 sqft, Block 56, Stacks 23 & 24, 26 units total, only 2 stacks) is 4 Bedroom, 3 Bathroom plus a WC, and the configuration here is genuinely different from D1’s: a Master Bedroom (en-suite Master Bath), a separate Junior Master Bedroom with its own en-suite Junior Master Bath, two further bedrooms sharing Bath 3, and the WC off the Yard. That is two en-suite bedrooms in a 4-Bedroom unit, a meaningfully stronger bathroom-to-bedroom ratio than D1’s. It is the only 4-Bedroom type in the development with this arrangement, which is otherwise found only in the two 5-Bedroom types.
| Feature | D2P |
|---|---|
| Bathrooms | 3 plus a WC, Master Bath (en-suite), Junior Master Bath (en-suite), Bath 3 (shared by Bedrooms 3 & 4), WC (off Yard) |
| Kitchen | Wet & Dry Kitchen with Island. Gas hob with hood, built-in oven, separate washer and dryer, fridge/freezer |
| Dining | “8 Seater dining” |
| Master Bedroom | Dedicated dressing-table space |
| Study | Yes, an enclosed Study, one of only six types in the development with one (A1S, B7H-S, B8S, C9S, C10S, D2P) |
| Landscape frontage | Described as a “4.8m landscape layout”, the width of the living/landscape-facing frontage |
| Other | Household Shelter, Yard and WC, enclosable kitchen, walk-in wardrobe with swing door |
5-Bedroom with Private Lift (1,658 to 1,679 sqft), 2 types, 26 units, 3 bathrooms plus a WC each
E1 (154 sqm / 1,658 sqft, South Facing, the showflat type) and E2 (156 sqm / 1,679 sqft, North Facing) are both 5 Bedroom, 3 Bathroom plus a WC, with Private Lift, only 1 stack each, Block 56, Stacks 26 (E1) and 25 (E2). The bathroom configuration mirrors D2P’s: Master Bath (en-suite), Junior Master Bath (en-suite), Bath 3 (shared by Bedrooms 3, 4 & 5), and the WC off the Yard, confirmed on both floor plans.
| Feature | E1 / E2 (shared) |
|---|---|
| Private Lift | Single-opening at every floor except the 1st storey (double opening), serving only the basement and that unit’s own floor. Smoke detector provided in the Private Lift Lobby. Digital lockset at both the main door AND the private-lift-lobby/yard door, the only types with this second digital lock |
| Bathrooms | 3 plus a WC, Master Bath (en-suite), Junior Master Bath (en-suite), Bath 3 (shared, Bedrooms 3/4/5), WC (off Yard) |
| Master Bedroom | 5-metre-long Master Wardrobe (melamine and glass door, walk-in with swing door); Master Bedroom has its own balcony; LED light strip in the wardrobe, a feature exclusive to E1/E2 |
| Kitchen | Wet Kitchen/Yard with gas hob + hood, built-in steam oven (the only types with a steam oven, and the only types without a conventional built-in oven), separate washer + dryer. Dry Kitchen with integrated fridge + under-counter wine chiller |
| Landscape frontage | “5 metres landscape living”, the widest living/landscape frontage of any type |
| Aircon | The only types with ceiling-concealed ducted aircon to Living/Dining, every other type (including D2P) uses exposed wall-mounted fan coil units throughout |
The only material difference between E1 and E2 is the facing (E1 South, E2 North) and which stack each sits on (26 vs 25). Everything else, from the private lift to the 5-metre wardrobe to the ducted aircon, is identical between the two.
If you’ve narrowed it down to two or three types (say, deciding between D1’s two-bathroom layout and D2P’s dual-en-suite configuration) that’s exactly the kind of day-to-day living comparison our team can walk through with you against the actual floor plans.
“What brands are the appliances and fittings, and does it differ by unit type?”
Unlike some developments where a single brand specification runs across the entire project, the kitchen appliance package at Narra Residences changes meaningfully by unit size, not just in model, but in category of appliance. The clearest dividing line is the hob: every type from A1S up to and including B8S (the nine smallest types, 517 to 721 sqft, 268 units) gets a built-in induction hob with hood only, while every type from C1 (818 sqft) upward gets a built-in gas hob with hood (272 units). Town gas is supplied to the development, so the induction specification in the smaller units is a design decision rather than a limitation of the site.
| Appliance | A1S to B8S (9 types, 517 to 721 sqft) | C1, C2 (818 to 872 sqft) | C3P to C8P, C9S/C10S (990 to 1,173 sqft) | D1 (1,152 sqft) | D2P (1,378 sqft) | E1, E2 (1,658 to 1,679 sqft) |
|---|---|---|---|---|---|---|
| Induction hob + hood | ✓ | – | – | – | – | – |
| Gas hob + hood | – | ✓ | ✓ | ✓ (Wet Kitchen) | ✓ (Wet Kitchen) | ✓ (Wet Kitchen) |
| Built-in oven | ✓ | ✓ | ✓ | ✓ (Wet Kitchen) | ✓ (Wet Kitchen) | – |
| Built-in steam oven | – | – | – | – | – | ✓ (Wet Kitchen, the only types with this) |
| Clothes washer cum dryer (combo) | ✓ | ✓ | ✓ (C3P to C8P only) | – | – | – |
| Clothes washer + dryer (separate units) | – | – | ✓ (C9S/C10S only) | ✓ (Wet Kitchen) | ✓ (Wet Kitchen) | ✓ (Wet Kitchen) |
| Fridge/Freezer (standalone) | ✓ | ✓ | ✓ | ✓ (Wet Kitchen) | ✓ (Wet Kitchen) | – |
| Integrated fridge | – | – | – | – | – | ✓ (Dry Kitchen) |
| Under-counter wine chiller | – | – | – | – | – | ✓ (Dry Kitchen) |
Two things in this table are worth reading twice. First, the laundry split does not fall on a bedroom boundary: C9S and C10S step up to a separate washer and dryer alongside the 4 and 5-Bedroom types, while every other 3-Bedroom keeps the combined unit. Second, the integrated fridge and under-counter wine chiller are E1 and E2 only. They are not provided in D2P, which receives a standard fridge/freezer in its Wet Kitchen.
| Item | Provision |
|---|---|
| Wardrobes (all types) | Built-in wardrobe with sliding door, melamine finish |
| Walk-in wardrobe (swing door, melamine) | C9S, C10S, D2P only |
| Walk-in wardrobe (swing door, melamine and glass) | E1, E2 only |
| LED light strip in wardrobe | Master Bedroom of E1, E2 only, every other type has no wardrobe lighting |
| Digital lockset | Main door, all units. Additionally at the private-lift-lobby and yard doors for E1, E2 only |
| Smart Home System | Hub for digital lock + aircon operation, secured access to the development and unit. Visitors are let into the lift lobby via a resident’s mobile app, no in-unit monitor |
| Home Fire Alarm Device (HFAD) | One standalone, battery-operated unit per home in the circulation area, not connected to the building’s central fire system, a one-off provision |
| Smoke detector | Private Lift Lobby, E1 & E2 only |
| Mechanical ventilation | Bathrooms/WC that are not naturally ventilated, only |
| Hot water | Electric storage water heater, to Master Bath, Junior Master Bath, Bath, Kitchen, Dry/Wet Kitchen, turn-on and ongoing utilities cost borne by the purchaser |
| Kitchen hood type | Recirculated (not ducted to exterior), across all unit types |
| Gas supply | Town Gas (not cylinder) |
| Cabinet hardware | Blum and/or Hettich and/or Salice (or approved equivalent), soft-closing |
| Windows | Aluminium framed with Euro Grey solar control glass, specified to meet the Residential Envelope Transmittance Value standard. No double glazing, no Low-E coating, no acoustically treated glass |
| Balcony | Laminated glass railing at 1,050mm. No acoustic blinds and no acoustic ceiling provided |
Floor-to-ceiling heights are measured from the floor finish level to the underside of the slab (or ceiling, where applicable). Across all unit types: Living/Dining and all Bedrooms are 2,800mm; Balcony/PES is 2,970mm; Master Bath, Junior Master Bath, Bath/Bath 2 and WC are all 2,425mm; and the Household Shelter (where present) is 2,750mm. Kitchen areas vary by type, the combined Kitchen in A1S through C2 is 2,400mm, while the separate Wet Kitchen, Dry Kitchen and Yard in C3P through E2 are each 2,400mm. Localised bulkheads (where present) are at 2.4m, and balcony ceiling height may vary slightly due to the screed thickness cast to fall.
“What facilities are there?”
Narra Residences spreads its facilities primarily across a single landscaped level connecting the seven blocks, a 50-metre Lap Pool, a Family Canyon Pool, a Bubble Pool and Kids Pool, alongside a Gym, Resident Lounge, Studio, Golf Simulator, and three Function Rooms. Most of this sits at the ground/first-storey landscape level with the Basement carpark below it. The site plan carries 42 numbered legend markers covering 45 named facilities, plus a further set of back-of-house “Others” (guard house, management office, substation, bin centre, and so on). Two of the markers cover more than one facility: marker 10 is Cabana 1, Cabana 2 and Cabana 3, and marker 29 is Dining Pavilion 1 and Dining Pavilion 2. The legend also uses the name “Function Lawn” twice, at markers 20 and 26, for two separate lawns.
| Facility | Size | Depth | Notes |
|---|---|---|---|
| 50m Lap Pool | ~460 sqm, 50m (L) x 10m (W) | 1.2m | Approximately 4 lanes |
| Family Canyon Pool | ~490 sqm | 1.2m | – |
| Spa Seat | Within the Family Canyon Pool | – | Fitted with spa jets |
| Water Deck | ~70 sqm | 0.3m | – |
| Bubble Pool | ~37 sqm | 0.3m | – |
| Kids Pool | ~70 sqm | 0.9m | – |
Both the 50m Lap Pool and Family Canyon Pool sit at 1.2m depth; neither is intended for diving, but the Lap Pool’s 50m length and approximately 4-lane width make it one of the more genuinely “lap-swimmable” pools you’ll find at this unit count. The 0.3m-depth Water Deck and Bubble Pool, and the 0.9m Kids Pool, are clearly positioned as shallow, child-safe water features rather than swimming pools in their own right. The Water Terrace is named on the site plan but carries no published dimension.
| Facility | Size / Detail |
|---|---|
| Gym | 60.85 sqm, ceiling height 3.2m |
| Function Room 1 | 35.79 sqm |
| Function Room 2 | 35.71 sqm |
| Function Room 3 | 34.85 sqm |
| Resident Lounge | Listed on site plan, dimensions not itemised |
| Studio | Listed on site plan, dimensions not itemised |
| Golf Simulator | Listed on site plan, dimensions not itemised |
| Kids Playroom | Listed on site plan, dimensions not itemised |
| Recreational Tennis Court | Basement level |
The three Function Rooms can be combined, useful if you’re planning a larger gathering than any single room would comfortably hold. Appliances are provided in both the Function Rooms and the BBQ Pavilions. The Gym’s 3.2m ceiling height is worth noting if you’re picturing taller equipment (e.g. a power rack); it’s a genuinely tall ceiling for a residential gym of this size, and 400mm taller than the 2,800mm inside the apartments.
Beyond the pools, the landscape deck includes a substantial set of outdoor zones drawn from the site plan legend: the Canyon Deck, Pool Deck, Water Terrace, three Cabanas, Garden Lawn, Water Feature, two BBQ Pavilions, Infinity Lawn, Forest Terrace, Spice Garden, Family Pavilion, Forest Playground, two Function Lawns, Function Deck, Foot Reflexology path, 50m Pool Deck, Poolside Pavilion, Kids Lawn, two Dining Pavilions, Plants Lab Pavilion, and a Jogging Track. A Recreational Tennis Court sits in the Basement, as does the Main Drop Off.
The breadth of named zones here is genuinely unusual, “Plants Lab Pavilion” and “Spice Garden” in particular suggest a community-gardening element that isn’t common in standard facility lists, alongside the more conventional BBQ Pavilions, Dining Pavilions, and Cabanas. Worth a visit to the show gallery to get a feel for how these zones flow into each other, since a list of names doesn’t fully convey the layout.
| Item | Detail |
|---|---|
| Total carpark lots | 546 (including 17 EV lots and 5 Accessible lots), all in the Basement |
| Residential lots | 540 (1:1 with units) |
| Shop lots | 1 |
| Visitor lots | None |
| Lot size | 2.4m x 4.8m |
| Carpark ceiling clearance | 2.2m |
| EV charging | 17 Active EV lots, Basement carpark, AC charger |
| Car wash bay | None, no assigned lot, no dedicated water points |
| Bicycle bays | 138 lots, Basement carpark |
| Access | Driveway ramp from Drop-off to Basement carpark |
| Bin centre | Basement, pneumatic refuse system, 1 general-waste + 1 recyclable hopper per floor |
| Lifts | 2 common lifts per block, large enough to fit a baby grand piano. Basement & 1st-storey lift lobby ceiling height 2.6m. No furniture at the basement lift lobby |
What are the technical details you should know before signing?
| Item | Details |
|---|---|
| Project Name | Narra Residences (翠岚轩) |
| Developer | Dairy Farm Walk JV Development Pte Ltd (UEN 202505347Z) |
| Joint Venture Partners | SNC2 Realty Pte. Ltd. (a subsidiary of Santarli Construction), Apex Asia Alpha Investment Two Pte. Ltd., Soon Li Heng Civil Engineering Pte Ltd, Kay Lim Realty Pte. Ltd. |
| Developer’s Licence No. | C1541, issued 3 October 2025 |
| Registered Office | 531 Yishun Industrial Park A, Santarli Building, Singapore 768739 |
| Tenure | 99 years, commencing 1 July 2025 |
| Site Area | 21,881.10 sqm (235,526 sqft) |
| Gross Plot Ratio | 2.1 (maximum permissible GFA 45,951 sqm per the URA tender) |
| Land Price | S$504,515,000, or S$1,020 psf per plot ratio. Tender closed 14 January 2025 |
| Total Units | 540, across 3 blocks of 6 storeys, 2 blocks of 13 storeys, and 2 blocks of 16 storeys |
| Shops | 4, in Block 64 |
| Carpark Lots | 546 (incl. 17 EV + 5 Accessible) |
| Construction Method | PPVC (Prefabricated Prefinished Volumetric Construction) and PBU (Prefabricated Bathroom Unit) |
| Expected Vacant Possession (TOP) | 20 January 2030 |
| Expected Legal Completion | 20 January 2033 |
| Architect | P&T Consultants Pte Ltd |
| Landscape Consultant | Ecoplan Asia Pte Ltd |
| C&S Engineer | KCL Consultants Pte Ltd |
| M&E Engineer | Squire Mech Pte Ltd |
| Project Interior Designer | Index Design Pte Ltd |
| Main Contractor | Kimly Construction Pte Ltd |
| Developer’s Solicitor | Allen & Gledhill LLP |
| Project Account | United Overseas Bank Limited, Account No. 761-335-518-8 |
| Show Gallery Interior Designers | Show Gallery and 5BR: Surface ID Studio Pte Ltd. 3BR: Index Design Pte Ltd. 2BR: Super Fat Design Pte Ltd |
| BP No. | A1716-00043-2025-BP01, dated 08/12/2025 |
Addresses: 50, 52, 54, 56, 58, 60 and 62 Dairy Farm Walk, Singapore 679268 / 679269 / 679270 / 679273 / 679274 / 679275 / 679276 respectively. Block 64 Dairy Farm Walk, Singapore 679277, houses the four shops and carries no residential stacks.
The project description specifies “3 Blocks of 6-Storey, 2 Blocks of 13-Storey and 2 Blocks of 16-Storey Building”, and the site plan confirms this maps to: Blocks 50, 52, 54 (6 storeys, stacks 1 to 22), Blocks 56 and 58 (13 storeys, stacks 23 to 34), and Blocks 60 and 62 (16 storeys, stacks 35 to 50). Stacks 51 to 54 belong to the shops in Block 64. The Factsheet describes the three-height composition as “carefully composed to achieve a balanced skyline that integrates seamlessly with the terrain and natural context.”
Two structural details are worth knowing before choosing a stack. Stacks 35, 36, 41 and 42 in Block 60 have no level 1 unit at all and begin at level 2 with a PES, which is why Block 60 holds 124 units rather than the 128 its stack count would suggest. And stacks 30, 39 and 46 change type at ground level, being B8S from level 2 upward but A1S at level 1, which is where all three A1S units in the development sit.
One detail specific to PPVC/PBU construction worth being aware of generally: prefabricated volumetric and bathroom units are a now-common, BCA-encouraged method that can improve build consistency and speed; we haven’t seen any Narra-specific commentary on this beyond the factsheet noting the method, so we wouldn’t read anything unusual into it either way.
Beyond the in-unit Smart Home System (digital lock + aircon + app-based visitor access, covered in the Fittings section above), a separate Smart Community Control System is provided at: Basement Lift Lobbies, 1st Storey Lift Lobbies, Pedestrian Side Gates, Function Rooms, Golf Simulator, Kids Playroom, Studio, and Gym. Common-area connectivity includes fibre optic readiness and WiFi at common areas.
Is this good value, and what should I know before deciding?
The following data points are derived from the project’s published sales and market materials and are included for informational purposes. They are intended to assist readers in conducting their own analysis and should not be interpreted as endorsements of the project’s investment merits.
Narra Residences was acquired at S$504,515,000, or approximately $1,020 psf per plot ratio, when the Dairy Farm Walk Government Land Sales tender closed on 14 January 2025. The parcel drew two bids; the second, from Sim Lian Land and Sim Lian Development, was S$410 million or S$829 psf ppr, making the winning bid 23.1% higher.
For the surrounding land record, a separate Dairy Farm Walk parcel of 29,444.2 sqm closed on 22 January 2026 with five bidders and a top bid of S$427 million, or S$962 psf ppr, about 5.7% below the Narra rate. Both figures are matters of public record from the Urban Redevelopment Authority. Land cost is one input into pricing among several, including construction cost, financing and the developer’s own margin assumptions, so it is offered here as context rather than as a conclusion.
Singapore’s resident population exceeded 6.11 million in 2025, with long-term planning parameters referencing a population of up to 6.9 million. At the same time, average household size has declined, while the number of single-person households has increased meaningfully over the past two decades. These trends have contributed to continued demand for housing despite relatively modest population growth on a percentage basis.
Singapore also maintains one of the highest homeownership rates in the Asia-Pacific region, supported by a residential housing stock of approximately 1.6 million dwelling units. Collectively, these demographic and structural trends provide a supportive backdrop for housing demand at the national level, although they do not necessarily translate into equivalent outcomes for any individual project or location.
High levels of Singaporean and Permanent Resident ownership are evident across several District 23 residential developments. A predominantly domestic ownership base may provide a more stable source of underlying demand and reduce sensitivity to changes in foreign-buyer policies.
Ownership composition is, however, only one factor influencing future resale demand and market liquidity. Pricing, project quality, location attributes, financing conditions, and broader market sentiment will remain important determinants of future buyer demand.
The development is located close to the German European School Singapore (GESS) and The Perse School (Singapore). Access to established international schools may enhance the area’s appeal to expatriate families, educators, and other tenant groups seeking accommodation near educational institutions. We have not identified a source giving the exact distance from Narra Residences to either school, so the proximity is stated without a figure.
While proximity to international schools is generally regarded as a positive locational attribute, the extent of any associated rental premium can vary significantly between locations and schools. The rental-yield comparisons cited in the broader marketing materials are derived from areas surrounding other international schools, including Singapore American School, Overseas Family School, and United World College, which are in different parts of Singapore. As such, rental-demand assessments are best supported by local leasing evidence and comparable rental transactions within the immediate catchment area.
If you’d like to talk through ABSD implications, loan eligibility, monthly commitment, or how the figures above compare to your own research (without any obligation) that’s exactly what our team is here for.
Detailed answers to the questions buyers ask most often
No. “HS” stands for Household Shelter, a small reinforced room with its own door, built to Singapore Civil Defence Force specifications. It’s a fixed structural feature you can use for storage, but it isn’t a flexible room the way a Study or Flexi Room is. Five of the 23 unit types carry “HS” in their type code (B3H, B4H, B5H, B6H and B7H-S). A further twelve types have a Household Shelter without it appearing in the code (C3P, C4P, C5P, C6P, C7P, C8P, C9S, C10S, D1, D2P, E1, E2). And six types have none at all: A1S, B1, B2P, B8S, C1 and C2, which is 237 of the 540 units. The provision does not track unit size or bedroom count, so the absence of “HS” from a type code tells you nothing on its own.
This is genuinely the most surprising single fact in this development’s unit mix, and we verified it directly off the floor plan: Type B1 is 2 Bedroom, 1 Bathroom, Master Bath only, no Bath 2. B2P, at 86 sqft larger, is 2 Bedroom, 2 Bathroom. There’s no “Premium” vs “Compact” labelling difference that telegraphs this, both are simply called “2-Bedroom Compact” (B1) and “2-Bedroom Premium” (B2P), and the bathroom count is the single biggest functional difference between them. B1 exists only as 2 stacks (30 units total) in Block 60. If two working adults or a couple with a child are likely to want two bathrooms, this is the one detail that would steer you toward B2P (or one of the HS types, B3H to B6H, all of which are 2-Bedroom, 2-Bathroom) over B1.
In C3P, C4P, C5P, C6P, C7P, C8P, C9S, C10S, and D1, there is a standalone WC in addition to the two full bathrooms, labelled exactly as “WC” on the floor plan rather than “Bath 3”, positioned off the Yard, next to the Wet Kitchen and Household Shelter. It’s a genuinely separate, enclosed room with its own door, but it’s smaller than Bath 2 and positioned differently. If you’re scanning a floor plan and only see “Master Bath” and “Bath 2” labelled near the bedrooms, look toward the Yard/HS cluster for the WC, that’s where it consistently sits across all nine of these types. The 3-Bedroom Compact (C1) and 3-Bedroom Flexi (C2) have no WC at all.
D1 (1,152 sqft, Master Bath + Bath 2 + WC off the Yard) has Bath 2 shared between Bedrooms 2 and 3, with Bedroom 4 not having a directly attached bathroom, and it has no study. D2P (1,378 sqft) restructures this entirely: it has a Junior Master Bedroom with its own en-suite Junior Master Bath, so two of the four bedrooms are en-suite (Master and Junior Master), plus Bath 3 shared between the remaining two bedrooms, plus the WC off the Yard, plus an enclosed Study. If having two genuinely en-suite bedrooms in a 4-Bedroom home (for example, for a multi-generational household, or simply two adults who each want their own bathroom) is important, D2P’s configuration is the meaningfully different one, not just “D1 but bigger.” D2P is the only 4-Bedroom with this arrangement, which otherwise appears only in the two 5-Bedroom types.
A1S (1-Bedroom with Study, 517 sqft, 1 Bathroom) exists at exactly three addresses, #01-30 (Block 58), #01-39 (Block 60), and #01-46 (Block 62), each a ground-floor PES (patio) unit. All three sit at level 1 of a stack that is Type B8S from level 2 upward, so in each case the A1S occupies what would otherwise have been that stack’s B8S PES unit. There’s no “A1S stack” you can move up or down within; these are three individual ground-floor units. If a smaller footprint with a single bathroom genuinely suits your needs but you’d like more choice of floor and stack, the natural next step up is B8S (721 sqft, 2 Bedroom with Study, 2 Bathroom), about 204 sqft larger, with an enclosed (rather than open) kitchen, a second bedroom-equivalent via the Study, and a second bathroom, though A1S does have a larger foyer than B8S.
GFA harmonisation is a change to how Gross Floor Area is calculated, applying to development applications submitted from 1 June 2023. Under those rules the air-conditioner ledge is no longer counted as part of GFA. Narra Residences received building plan approval under A1716-00043-2025-BP01 dated 8 December 2025, so it falls within the harmonised regime, and its floor plans mark the AC and RC ledges as NON-STRATA accordingly. This is a measurement change, affecting how “sqft” is calculated and, by extension, how much genuinely usable space you get per dollar. It does not change ABSD, Buyer’s Stamp Duty, Loan-to-Value limits, or TDSR, which are determined nationally by buyer profile (citizenship or residency status and existing property count), not by a project’s harmonisation status or its District. We can run the exact duty and financing figures for your specific situation.
“WI” on the floor plan legend stands for Wine Chiller. The legend printed on each plan lists every abbreviation used across the full range of layouts, not only those appearing on that particular plan, so seeing “WI” in a legend does not mean a wine chiller is provided in that unit type. The under-counter wine chiller, together with the integrated fridge, is provided in the Dry Kitchen of E1 and E2 only. No other type receives either, including D2P. The developer’s appliance schedule is the authoritative source for what is actually provided, rather than what appears as a possible position on the architectural drawing.
If we haven’t covered it here, ask us directly, including unit selection guidance, financial planning, or a showflat appointment.
Want to ask an AI anything about Narra Residences, including things not on this page?
Copy the full property summary below and paste it into Gemini Notebook, ChatGPT, Perplexity or any AI assistant of your choice as a source document. Once loaded, the AI can respond in detail to any question about the development, unit types and their differences, views and orientations, fittings by unit type, investment comparisons, facilities access, technical specifications, and more.
✎ Tip: For the most thorough research, paste this into an AI assistant as a source document, then ask follow-up questions. Most assistants will cite the section of this document they drew from, so you can verify every answer against the source text above.
Compare Narra Residences with other Project Developments
Click to View the Buyer’s Guides, and use the Development Data
| Development | District | Classification | T.O.P. | Tenure | No. of Units | Type |
|---|---|---|---|---|---|---|
| The Sen | 21 | RCR | 2030-08 | 99-Year | 347 | Condo |
| One Marina Gardens | 01 | CCR | 2029-04 | 99-Year | 937 | Condo |
| Narra Residences | 23 | OCR | 2030-01 | 99-Year | 540 | Condo |
| Terra Hill | 05 | RCR | 2028-01 | Freehold | 270 | Condo |
| SORA | 22 | OCR | 2028-10 | 99-Year | 440 | Condo |
| Coastal Cabana | 17 | OCR | 2029-03 | 99-Year | 748 | EC |
| ELTA | 05 | OCR | 2029-03 | 99-Year | 501 | Condo |
| Union Square Residences | 01 | CCR | 2031-03 | 99-Year | 366 | Mixed Development |
| Promenade Peak | 03 | RCR | 2031-02 | 99-Year | 596 | Condo |
| Hudson Place Residences | 05 | RCR | 2029-09 | 99-Year | 327 | Condo |
| Grand Dunman | 15 | RCR | 2028-12 | 99-Year | 1,008 | Condo |
| Zyon Grand | 03 | RCR | 2032-09 | 99-Year | 706 | Mixed Development |
| 8@BT | 21 | OCR | 2028-11 | 99-Year | 158 | Condo |
| Meyer Blue | 15 | RCR | 2028-12 | Freehold | 226 | Condo |
| The Continuum | 15 | RCR | 2027-11 | Freehold | 816 | Condo |
| Lentor Gardens Residences | 26 | OCR | 2030-12 | 99-Year | 499 | Condo |
| Dunearn House | 11 | CCR | 2030-12 | 99-Year | 380 | Condo |
| The Arcady at Boon Keng | 12 | RCR | 2028-12 | Freehold | 172 | Condo |
| Vela Bay | 16 | OCR | 2031-12 | 99-Year | 515 | Condo |
| The Myst | 23 | OCR | 2029-03 | 99-Year | 408 | Condo |
| Newport Residences | 02 | CCR | 2030-03 | Freehold | 246 | Mixed Development |
| Midtown Bay | 07 | CCR | 2023-06 | 99-Year | 219 | Mixed Development |
| Kassia | 17 | OCR | 2029-11 | Freehold | 276 | Condo |
| Norwood Grand | 25 | OCR | 2030-03 | 99-Year | 348 | Condo |
| Canberra Crescent Residences | 27 | OCR | 2030-04 | 99-Year | 376 | Condo |
| River Green | 09 | OCR | 2030-06 | 99-Year | 524 | Condo |
| River Modern | 09 | OCR | 2032-12 | 99-Year | 455 | Mixed Development |
| Pinery Residences | 18 | OCR | 2031-10 | 99-Year | 588 | Mixed Development |
| Parktown Residence | 18 | OCR | 2030-06 | 99-Year | 1,193 | Mixed Development |
| The Hillshore | 05 | RCR | 2027-06 | Freehold | 59 | Condo |