Narra Residences has 13 unit bands, from a 517 sqft 1-Bedroom with Study up to a 1,679 sqft 5-Bedroom with Private Lift. The table below gives the current price range for each band, the number of units still available, and the estimated monthly maintenance fee. All figures are nett prices after developer discounts. As the official sales site for Narra Residences at 50 to 62 Dairy Farm Walk, District 23, developed by Dairy Farm Walk JV Development Pte. Ltd., we publish the same direct developer pricing available at the show gallery. There is no buyer’s commission, so you pay nothing above the listed price.

Last Updated: 10th September 2026

How Narra Residences Pricing Works

Prices vary within a band as well as between bands, so the range shown for each band covers every unit of that type still available. Two factors drive the spread. The first is floor level: within the same stack, a higher floor is priced above a lower one. The second is the stack itself, since orientation and outlook differ across the seven blocks, and the blocks range from 6 to 16 storeys. A band that appears in a 16-storey block therefore has a wider price range than one confined to a 6-storey block.

The land was awarded to the developer consortium when the Dairy Farm Walk Government Land Sales tender closed on 14 January 2025, at S$504,515,000, which is S$1,020 per square foot per plot ratio against the maximum permissible gross floor area of 45,951 sqm. The parcel drew two bids. The second, from Sim Lian Land and Sim Lian Development, was S$410 million, or S$829 per square foot per plot ratio, making the winning bid 23.1% higher. For context on the surrounding land market, 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 per square foot per plot ratio, which is 5.7% below the Narra Residences land rate. Both figures are matters of public record from the Urban Redevelopment Authority.

Maintenance Fees and Share Values

Maintenance fees at Narra Residences are estimated at S$59.00 per share value per month, and every band in the table follows that single rate. Share values are set by the size of the unit and determine both the monthly contribution to the management fund and the weight of your vote at general meetings.

• 5 share values: 1-Bedroom with Study. Estimated S$295 per month.
• 6 share values: all 2-Bedroom bands, plus 3-Bedroom Compact, 3-Bedroom Flexi and 3-Bedroom Premium. Estimated S$354 per month.
• 7 share values: 3-Bedroom with Study, 4-Bedroom Compact and 4-Bedroom Premium. Estimated S$413 per month.
• 8 share values: 5-Bedroom with Private Lift. Estimated S$472 per month.

The fee is separate from the purchase price and begins on handover.

Progressive Payment Schedule

Narra Residences is sold under the standard progressive payment scheme, where payment is staged against construction progress rather than paid in full at purchase. The ten stages below total 100% of the purchase price.

• 5% on exercise of the Option to Purchase
• 15% on signing the Sale and Purchase Agreement, within 8 weeks of the Option date
• 10% on completion of foundation work
• 10% on completion of the reinforced concrete framework
• 5% on completion of walls
• 5% on completion of the ceiling
• 5% on completion of doors and windows
• 5% on completion of car park, roads and drains
• 25% on Temporary Occupation Permit
• 15% on Legal Completion

Expected Temporary Occupation Permit for Narra Residences is 20 January 2030 and expected legal completion is 20 January 2033, so the 25% and 15% instalments fall at those points. The stages between are drawn down as the main contractor reaches each milestone, and the exact timing depends on construction progress. Use our Mortgage Calculator to see how the schedule maps against a loan drawdown.

What the Price Includes

Every unit at Narra Residences is delivered with the same brand platform, with no basic tier. What changes between types is the specification, not the brand.

• SMEG (Italy) kitchen appliances. A built-in induction hob with hood in the 1-Bedroom and all 2-Bedroom types, and a built-in gas hob with hood in every 3, 4 and 5-Bedroom type. A built-in oven in all types except the E1 and E2, which receive a built-in steam oven instead.
• Laundry. A combined washer-cum-dryer in the 1-Bedroom, all 2-Bedroom types, the 3-Bedroom Compact, 3-Bedroom Flexi and 3-Bedroom Premium. A separate washer and dryer in the 3-Bedroom with Study, both 4-Bedroom types and both 5-Bedroom types.
• Refrigeration. A fridge and freezer in all types except the E1 and E2, which receive an integrated fridge and an under-counter wine chiller in the dry kitchen.
• Franke (Switzerland) sinks and taps in every kitchen, with quartz countertops and backsplashes throughout.
• Duravit (Germany) sanitary ware and Geberit (Switzerland) concealed cistern flushing systems in all bathrooms, with electric storage water heaters and bidet provision.
• Wardrobes. Built-in with sliding melamine doors in every type. Walk-in with swing doors in melamine for the C9S, C10S and D2P. Walk-in with melamine and glass doors plus LED strip lighting for the E1 and E2.
• Smart Home system. A smart hub, a digital lockset at the main door and smartphone control of the air conditioning in every unit. The E1 and E2 additionally receive digital locksets at the private lift lobby and yard door.
• Air conditioning. Wall-mounted fan coil units throughout. The E1 and E2 receive ceiling-concealed ducted air conditioning in the living and dining areas, with wall-mounted units retained in the bedrooms.

For the full room-by-room breakdown by unit type, including ceiling heights, tile sizes and glazing specification, see the project information page, or the Buyer’s Guide to Narra Residences.

What the Quoted Area Includes

The area shown against each band is the strata area of the unit, which includes the balcony or private enclosed space. It does not include the areas marked AC LEDGE (NON-STRATA) and RC LEDGE (NON-STRATA) on the floor plans. Those are drawn so the position of the air-conditioning condensers and the reinforced concrete ledges is clear, but they sit outside the strata area and are not part of what you are buying.

Narra Residences was granted 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 developments approved from 1 June 2023. In practical terms this means the non-strata ledges are excluded from the quoted area, which is why the areas here are directly comparable with other recent launches but not always with older projects, where such ledges were sometimes counted. The floor plans show exactly which areas are marked non-strata for each layout.

Stamp Duty and Total Purchase Cost

The nett purchase price is not the only cost. All buyers pay Buyer’s Stamp Duty (BSD), and depending on citizenship status and existing property ownership, some also pay Additional Buyer’s Stamp Duty (ABSD). Both are calculated on the higher of the purchase price or the market value assessed by IRAS, and both fall due within 14 days of signing the Option to Purchase or the Sale and Purchase Agreement, whichever comes first.

BSD on residential property runs across six progressive bands. Each rate applies only to the portion of the price falling within its band, not to the whole price:

• 1% on the first S$180,000
• 2% on the next S$180,000
• 3% on the next S$640,000
• 4% on the next S$500,000
• 5% on the next S$1,500,000, covering S$1,500,001 to S$3,000,000
• 6% on any amount above S$3,000,000

The 6% band matters at Narra Residences, because the 4-Bedroom Premium and both 5-Bedroom with Private Lift bands are priced above S$3,000,000 and so cross into it.

ABSD is charged as a flat percentage of the whole price and depends on the buyer’s profile. Singapore Citizens pay nothing on a first residential property, 20% on a second and 30% on a third or subsequent. Singapore Permanent Residents pay 5%, 30% and 35% on the same basis. Foreign buyers pay 60% on any residential purchase, and entities, including trusts, pay 65%. Nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland, and nationals of the United States, are treated as Singapore Citizens for ABSD under the relevant free trade agreements.

Stamp duty rates are set by the Government and revised from time to time. Use our Mortgage Calculator for an estimate of the total upfront cost including downpayment, stamp duty and legal fees, or contact our sales team to talk through a specific unit.

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