Narra Residences
540 homes ringed by the Dairy Farm and Bukit Timah nature belt. 24.8% sold the opening weekend at S$2,180 psf — the first Outside Central Region launch of 2026.
The numbers, on one page.
- Developer
- Dairy Farm Walk JV Development Pte. Ltd. — Santarli Realty, Apex Asia Development, Soon Li Heng Civil Engineering & Kay Lim RealtySource: GLS tender award, Jan 2025
- Architect
- P&T Consultants (P&T Group)Source: developer-listed
- Tenure
- 99-year leasehold
- Total units
- 540 homes + 4 strata shop units, across 8 blocksSource: EdgeProp, Stacked Homes, 99.co & PropertyGuru launch reports
- Block heights
- 3 low-rise (up to 6 storeys) + 5 mid-rise (13–16 storeys)
- Home sizes
- 1 to 5 bedrooms · ~517 – 1,658 sqft
- District
- D23 / Bukit Panjang — Dairy Farm
- Address
- Dairy Farm Walk, Singapore 679268 (developer-listed 50–64)
- Land cost
- S$504.52M for ~235,448 sqft (S$1,020 psf ppr)Source: GLS tender result, Jan 2025
- Plot ratio
- 2.1
- Preview
- 17 January 2026 (3,500+ visitors over the weekend)
- Launched
- 31 January 2026
- Launch weekend sales
- 135 of 540 units (24.8%) at S$2,180 psf avgSource: EdgeProp, The Edge, Stacked Homes & 99.co launch reporting
- Buyer profile
- ~90% Singaporean, ~10% PRSource: developer-reported
- Completion / TOP
- Expected 2030Source: developer launch materials; Stacked Homes
- Nearest MRT
- Hillview (DT3), Downtown Line — ~0.96 km straight-lineSource: straight-line distance, OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
37% sold to date
The first new launch of 2026 leaned on a quiet selling point: the trees.
Narra Residences sits on Dairy Farm Walk, in the far-western District 23 pocket between Bukit Panjang and the Bukit Timah nature belt. It's 540 homes plus four shop units across eight blocks — three low-rise stacks of up to six storeys and five mid-rise blocks of 13 to 16 — laid out on a 235,448 sqft site at a 2.1 plot ratio. The pitch is in the surroundings: Dairy Farm Nature Park is about 605 metres away, with Singapore Quarry, Bukit Timah Nature Reserve and the Rail Corridor beyond.
It came to market as the first Outside Central Region launch of 2026. The preview drew more than 3,500 visitors over its opening weekend on 17 January, and when booking opened on 31 January, 135 of 540 units — 24.8% — were taken up over the launch weekend at an average S$2,180 psf. That's a solid result rather than a blow-out: roughly 90% of buyers were Singaporean and 10% PR, with sales concentrated in the 2- and 3-bedroom layouts. The developer reported that all the 1-bedroom + study units and all four shop units were taken — a pattern that reads as owner-occupier and right-sizing demand more than investor speculation.
What anchors the price is the land. The consortium — Dairy Farm Walk JV Development Pte. Ltd., led by Santarli Realty and Apex Asia Development with Soon Li Heng Civil Engineering and Kay Lim Realty — won the government land site for S$504.52 million, or S$1,020 psf ppr, at a tender that closed on 14 January 2025. There were only two bids: the winning one and Sim Lian Group at S$829 psf ppr, some 23% lower. EdgeProp framed S$1,020 psf ppr as a record-high bid for a Dairy Farm Walk site.
The honest read is that the green setting is both the headline and the trade-off. The nature buffer is real and rare, but it comes with a far-west address, a nearest MRT (Hillview, DT3) that's a genuine ten-minute-plus walk away, and immediate retail that's thinner than the malls 1.3 to 1.7 km out. You're buying calm and trees at the edge of town, in a micro-market that already has several recent launches feeding the same resale pool.
Launched at S$2,180 psf average.
Narra Residences booked 135 of 540 units over its launch weekend at an average S$2,180 psf, with indicative pricing from S$1,930 psf — the cheapest 1-bedroom + study at 517 sqft, from S$998,000. Its natural reference set is the cluster of recent 99-year leasehold launches in the same Dairy Farm Walk and Hillview Rise micro-market:
- Dairy Farm Residences (2019): ~S$1,550–1,650 psf launch
- Midwood (2019): ~S$1,560–1,750 psf launch
- The Botany at Dairy Farm (2023): ~S$2,070 psf launch
- Hillhaven (2024): ~S$2,000–2,100 psf launch
- Narra Residences (2026): S$2,180 psf — top of the local set
The S$1,020 psf ppr land cost sets the floor; the cluster sets the context. Narra's premium over its 2023–24 neighbours tracks land-cost inflation and 2026 market pricing, not a step change in product.
| Project | Location | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Narra Residencessubject | Dairy Farm Walk · D23 | 540 | Jan 2026 | S$2,180 avg · 24.8% launch weekend |
| Hillhaven | Hillview Rise · D23 | 341 | Jan 2024 | ~S$2,000–2,100 avg · 33% of released |
| The Botany at Dairy Farm | Dairy Farm Walk · D23 | 386 | Mar 2023 | ~S$2,070 avg · 48%+ launch day |
| Dairy Farm Residences | Dairy Farm Lane · D23 | 460 | Nov 2019 | ~S$1,550–1,650 · 35 units first weekend |
| Midwood | Hillview Rise · D23 | 564 | Oct 2019 | ~S$1,560–1,750 · 24 of 50 released |
Comparable launch figures are developer-reported averages from each project's own launch (EdgeProp, Stacked Homes, 99.co, SRX). They are same-precinct 99-year leasehold references, not a like-for-like valuation. Narra Residences' full URA caveat range will be added here as transactions settle. Take-up of 24.8% (135 units) is the launch-weekend figure as reported by EdgeProp, The Edge, Stacked Homes and 99.co; against the full 540-unit count, 135 units is ~25%. Cumulative sell-through has since risen — see the live availability band above for the current to-date figure.
Family-weighted, with a five-bedroom tail.
The 540 homes run from 1 to 5 bedrooms, weighted toward the 2- and 3-bedroom layouts that took the bulk of launch-weekend sales. There's a thin top — just three 1-bedroom + study units and a set of 26 five-bedroom homes with private lifts — but the middle of the project is owner-occupier sized rather than shoebox-investor stock. The remaining balance skews to the larger 3-, 4- and 5-bedroom layouts.
| Type | Approx. count | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom + study | 3 (rare) | ~517 | from S$998,000 (~S$1,930 psf) |
| 2-bedroom (variants) | ~265 | 560 – 721 | from S$1.17M (from ~S$2,089 psf) |
| 3-bedroom (variants) | ~185 | 818 – 1,023 | from S$1.6M (from ~S$1,956 psf) |
| 4-bedroom | ~61 | 1,152 – 1,378 | from S$2.4M (from ~S$2,083 psf) |
| 5-bedroom + private lift | 26 | 1,658 – 1,679 | from S$3.8M (from ~S$2,292 psf) |
Per-bedroom counts and sizes are developer/analyst-reported (Stacked Homes), cross-checked against EdgeProp launch coverage; counts are grouped and approximate, and sum to the 540-unit total. The overall envelope runs ~517 to 1,658 sqft. Exact per-stack sizes and unit counts are in the developer factsheet — request it via the form below. Total residential count is 540 (plus 4 strata shops); one launch headline cites 544 — 540 is used across the EdgeProp, Stacked Homes, 99.co and PropertyGuru reports.
Dairy Farm Walk — at the edge of the nature belt.
The site sits off Dairy Farm Walk in District 23, in the Bukit Panjang planning area but firmly on the Dairy Farm side, with the nature park belt to its south and east. The location map shows the site (red), Hillview MRT on the Downtown Line (blue) and the nearest in-band primary, CHIJ Our Lady Queen of Peace (green).
The connectivity story is “close to rail, not on top of it.” Hillview MRT (DT3) is about 0.96 km away straight-line — a real walk rather than a doorstep station — with Cashew (DT2) around 1.17 km and Hume (DT4), which opened in 2025, about 1.62 km. Three Downtown Line stations sit within roughly 1.7 km, but none is a short stroll, so some daily trips favour driving.
Day-to-day retail leans on the nearby malls rather than the doorstep: HillV2 is about 1.3 km away, The Rail Mall roughly 1.4 km, and Hillion Mall at the Bukit Panjang interchange around 1.7 km. The trade-off for the quiet is that the immediate F&B and retail is modest.
A green address with malls a short drive out.
The honest picture: the strongest assets here are the schools inside the 1 km Primary 1 band and the nature belt on the doorstep. The trade-off is that the bigger malls and the MRT are a 1.3–1.7 km hop rather than at the lobby — which is exactly the low-density calm the location is selling.
- CHIJ Our Lady Queen of Peace~683 m · within 1 km P1 band
- Bukit Panjang Primary~850 m · within 1 km P1 band
- St Francis Methodist School~1.06 km · private
- Lianhua Primary School~2.75 km
- Hillview MRT (DT3, Downtown Line)~0.96 km straight-line
- Cashew MRT (DT2)~1.17 km
- Hume MRT (DT4)~1.62 km · opened 2025
- BKE / PIEmain road access
- Dairy Farm Nature Park~605 m
- Singapore Quarry~1.36 km
- Bukit Timah Nature Reserve~1.57 km
- Hindhede Nature Park~2.0 km
- HillV2 mall~1.3 km
- The Rail Mall~1.4 km
- Hillion Mall (Bukit Panjang)~1.7 km
- Rail Corridornearby green spine
Recreation photo: Singapore Quarry in Dairy Farm Nature Park (Wikimedia Commons, Wzhkevin, CC BY-SA 4.0). School, transit and nature maps: OneMap, Singapore Land Authority. Distances are approximate straight-line; walking routes will be longer.
Two buyers it fits — and one it doesn't.
A 24.8% launch-weekend take-up tells you demand was real but measured — not the frenzy of a sold-out launch. Here's where Narra Residences genuinely fits, and where it doesn't.
Calm, green, and accessible to enter.
For buyers who want a low-density, nature-fronted home, Narra's setting is hard to replicate: Dairy Farm Nature Park about 605 m away, the Bukit Timah belt beyond, and eight blocks oriented for cross-ventilation rather than packed for density.
The entry quantum helps. From S$998,000 for a 1-bedroom + study and starting S$1,930 psf, it offers a sub-S$1 million foothold in a nature-fronted Downtown Line pocket — the “lush tranquillity plus accessible pricing” pitch.
Families right-sizing into the Dairy Farm enclave.
The mix is family-weighted, and the launch bore that out — sales concentrated in the 2- and 3-bedroom layouts, with all the 1-bedders gone. For households who value primary-school catchment (two MOE primaries inside the 1 km band) and weekend access to the parks, the larger layouts are the natural fit.
The five-bedroom homes with private lifts, from about S$2,292 psf, give the larger household a top-end option without leaving the precinct.
MRT-at-the-door commuters and buyers who want amenities now.
If you need a station at the lobby, this isn't it — Hillview MRT is about a kilometre away straight-line, and the nature-buffer location means some daily errands favour driving. If you want a dense, walk-to-everything precinct with malls and dining at the doorstep, Dairy Farm runs quieter than that; the bigger malls are 1.3 to 1.7 km out. And freehold-minded buyers should weigh that this is a fresh 99-year leasehold, with freehold alternatives in adjacent Upper Bukit Timah.
What the launch coverage won't lead with.
It's far-west D23.The commute to the CBD and city-fringe employment is long, and there's no expressway frontage at the doorstep. The location is sold on calm and green, which is the flip side of being at the edge of town.
The launch was solid, not sold-out.24.8% over the opening weekend is a respectable OCR result, but it's a long way from the near-total clear-outs some 2025–26 launches posted. Roughly 405 units were still available after launch weekend — read that as choice if you're buying, and as a slower absorption pace if you're weighing resale timing. Absorption has continued steadily since; the live availability band above shows the current to-date balance.
The MRT is a walk, not a doorstep. Hillview (DT3) is about 0.96 km away straight-line — comfortably reachable, but a real walk, and the actual route is longer. Three Downtown Line stations sit within ~1.7 km, yet none is the at-the-lobby convenience some buyers assume.
Nature buffer cuts both ways.The green setting is the selling point, but immediate F&B and retail is thin; the malls are 1.3 to 1.7 km out. If you don't drive, that's a daily friction, not a once-a-week one.
You'll have company on resale.Dairy Farm Walk and Hillview Rise already hold a stack of recent launches — The Botany (386), Dairy Farm Residences (460), Midwood (564) and Hillhaven (341). As Narra completes around 2030, those neighbours feed the same resale and rental pool you'll be selling into.
Hundreds of units still available — get the current balance list.
We'll send the current balance-unit list, indicative pricing by stack, and any developer incentives still active. Tell us the bedroom count or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Narra Residences expected to TOP? +
- Narra Residences is expected to TOP around 2030, per the developer's launch materials and analyst coverage as of June 2026 (Stacked Homes notes Q1 2030) — roughly a four-year build from the January 2026 booking date. We'll firm up the legal completion date here as the developer publishes it.
- What was the average launch PSF for Narra Residences? +
- Narra Residences averaged S$2,180 psf across the units transacted over its launch weekend (31 January – 1 February 2026). Indicative pricing started from S$1,930 psf — the cheapest 1-bedroom + study at 517 sqft, from S$998,000. Two- and three-bedders ran from roughly S$1,956–2,089 psf, with the 5-bedroom + private lift homes from about S$2,292 psf. URA caveats are still being lodged, so a full caveat range will follow here as the data settles.
- How many units does Narra Residences have, and what's left? +
- Narra Residences has 540 residential units plus 4 strata shop units, across 8 blocks (three low-rise up to 6 storeys and five mid-rise of 13–16 storeys). Some launch headlines (The Edge, Yahoo) circulate 544; as of June 2026, that figure counts the four shop units — EdgeProp, Stacked Homes, 99.co and PropertyGuru reporting consistently points to 540 homes. 135 units (24.8%) sold over the launch weekend, leaving roughly 405 unsold as of 1 February 2026; cumulative take-up has risen since (see the live availability band near the top of this page for the current to-date count). The live balance list refreshes as bookings settle — drop your details below for the current availability.
- Who is the developer? +
- Narra Residences is developed by Dairy Farm Walk JV Development Pte. Ltd., a four-member consortium of Santarli Realty, Apex Asia Development, Soon Li Heng Civil Engineering and Kay Lim Realty. The same consortium won the Dairy Farm Walk government land site for S$504.52 million (S$1,020 psf ppr) at a tender that closed 14 January 2025.
- How far is the MRT? +
- Hillview MRT (DT3) on the Downtown Line is the nearest station to Narra Residences, about 0.96 km straight-line — a real walk rather than at-the-door. Cashew (DT2) is roughly 1.17 km and Hume (DT4), which opened in 2025, is about 1.62 km. So you have three Downtown Line stations within about 1.7 km, but none is a short stroll from the lobby.
- What's the unit mix at Narra Residences? +
- Narra Residences' 540 homes span 1 to 5 bedrooms, in a ~517 to 1,658 sqft envelope. The mix is family-weighted — predominantly 2- and 3-bedroom layouts, which is also where most of the launch-weekend sales landed — with a small tail of 1-bedroom + study units (just three) and a set of 26 five-bedroom homes with private lifts. Exact per-stack sizes and counts are in the developer factsheet; request it via the form below.
- What schools are near Narra Residences? +
- CHIJ Our Lady Queen of Peace (~683 m) and Bukit Panjang Primary (~850 m) are the nearest MOE primaries to Narra Residences — both fall inside the 1 km Primary 1 priority band, which is the strongest admission tier. St Francis Methodist School (~1.06 km) is a private through-train school nearby, though the MOE P1 distance framework doesn't apply to it.
- What's the nature access like? +
- Nature access is Narra Residences' core pitch. Dairy Farm Nature Park is about 605 m away, Singapore Quarry roughly 1.36 km, and Bukit Timah Nature Reserve around 1.57 km, with Hindhede Nature Park and the Rail Corridor beyond. EdgeProp frames the setting as fronting more than 2,000 hectares of nature and forested land — the green buffer is what you're buying into here.
- How does it compare to the other Dairy Farm and Hillview launches? +
- Narra Residences sits in a tight cluster of recent 99-year leasehold launches in the Dairy Farm Walk and Hillview Rise micro-market. The Botany at Dairy Farm launched in 2023 around S$2,070 psf, Hillhaven on Hillview Rise in 2024 at roughly S$2,000–2,100, and the older Dairy Farm Residences (2019) and Midwood (2019) well below that. Narra's S$2,180 psf launch average sits at the top of that local set — consistent with its higher S$1,020 psf ppr land cost and 2026 market pricing. The flip side is that all of these neighbours feed the same resale and rental pool you'll eventually compete in.
- What's the land cost, and how competitive was the tender? +
- The Narra Residences consortium paid S$504.52 million for the ~235,448 sqft Dairy Farm Walk site — about S$1,020 psf ppr — at a tender that closed 14 January 2025 with just two bids. Sim Lian Group was the underbidder at S$410 million, or S$829 psf ppr, so the winning bid came in roughly 23% above the only other bidder. EdgeProp framed S$1,020 psf ppr as a record-high bid for a Dairy Farm Walk site. That land floor underpins the S$2,180 launch maths.
- Was this a strong launch? +
- Narra Residences' launch was solid rather than a blowout. 24.8% (135 units) sold over the 31 January – 1 February 2026 weekend at S$2,180 psf, with about 90% Singaporean and 10% PR buyers, no headline foreigner activity, and sales concentrated in 2- and 3-bedders — the developer reported all 1-bedders and all four shop units taken up. That points to owner-occupier and right-sizing demand rather than investor froth. It was reported as the first Outside Central Region new launch of 2026, and the several hundred units still available give buyers room to choose stack and facing.
- Is Dairy Farm a sound long-term bet? +
- Dairy Farm, where Narra Residences sits, is a low-density private enclave wrapped in greenery, with a maturing cluster of recent launches and three Downtown Line stations within ~1.7 km. The upside is a nature-fronted address at an accessible entry quantum, from S$998,000, in a far-west D23 pocket. The risk is the same one every Dairy Farm and Hillview buyer faces: it's a car-helpful location with malls 1.3–1.7 km out, it's leasehold next to freehold alternatives in Upper Bukit Timah, and the neighbouring projects — Botany, Dairy Farm Residences, Midwood, Hillhaven — mean real competition for resale and rental as Narra completes around 2030.
- How do I get the balance unit list or book a showflat? +
- Drop your details via the form on this page. Our partner agent will come back with the current balance-unit list, indicative pricing by stack, and any developer incentives still active.
Why the launch read the way it did.
135 of 540 units booked in a single weekend — solid, not a clear-out. Here's what the buyers were reading, and what it means for the stock still on the table.
Hundreds of units remain · room to pick stack, facing and bedroom count.
Get the balance unit list →- 01It was the first OCR launch of 2026.Coming to market early in a quiet patch gave Narra the floor to itself, and the preview pulled 3,500-plus visitors over its opening weekend — strong top-of-funnel interest for a far-west project.
- 02The entry quantum was genuinely accessible.From S$998,000 for a 1-bedroom + study and S$1,930 psf to start, it offered a sub-S$1 million foothold in a nature-fronted Downtown Line pocket — unusual for a 2026 launch.
- 03Buyers were owner-occupiers, not investors.About 90% Singaporean and 10% PR, with sales concentrated in 2- and 3-bedders and all 1-bedders and shop units taken. That reads as right-sizing demand, which tends to absorb steadily rather than spike.
- 04The land floor is high, so the price is too.S$1,020 psf ppr — EdgeProp called it a record-high bid for a Dairy Farm Walk site, and 23% above the only other bidder. That floor puts the S$2,180 launch average at the top of the local cluster, which tempers a runaway take-up.
- 05The green setting is the differentiator.Dairy Farm Nature Park about 605 m away and the Bukit Timah belt beyond give Narra a low-density, nature-fronted identity its denser neighbours can't match — the core of why it sold at all at this price.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the per-stack unit mix update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.