The Sen
347 wellness-pitched homes in the Bukit Timah greenbelt. All ten 1-bedders gone on day one; about 23% sold the opening weekend at S$2,358 psf — a slow-and-steady District 21 launch.
The numbers, on one page.
- Developer
- Sustained Land, Ho Lee Group & Greatview Development (JV)Source: EdgeProp & 99.co launch reporting
- Architect
- AGA Architects
- Tenure
- 99-year leasehold (from 20 January 2025)
- Total units
- 347 across five 10-storey blocksSource: EdgeProp unit distribution table
- Home sizes
- 1 to 4 bedrooms · ~452 – 1,453 sqft
- District
- D21 / Upper Bukit Timah — RCR
- Address
- Along Jalan Jurong Kechil (GLS site: De Souza Avenue)
- Land cost
- S$278.9M for ~207,156 sqft (S$841 psf ppr · 2 bids)Source: GLS tender result, URA
- Green mark
- BCA Green Mark Platinum (Super Low Energy) · rooftop solar
- Childcare
- On-site early-childhood centre (URA tender condition)
- Preview
- 31 October 2025
- Launched
- 15 November 2025
- Launch weekend sales
- ~80 of 347 units (~23%) at S$2,358 psf avgSource: EdgeProp launch reporting; corroborated by 99.co
- Buyer profile
- Singaporean-led demand (≈84% SC / 13% PR / 3% foreigner, Nov 2025 market)
- Completion / TOP
- Expected Q2 2029 (vacant possession 31 Aug 2030)Source: developer-indicated; vacant-possession date per S&P agreement
- Nearest MRT
- Beauty World (DT5) ~1.1 km — Downtown LineSource: map data: OneMap, Singapore Land Authority
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
40% sold to date
The last new launch of 2025 — a green District 21 play that opened soft on purpose.
The Sen was the final new-launch project of 2025, and it arrived with a clear identity. AGA Architects conceived it as a wellness-centric, tropical resort-inspired enclave in the Bukit Timah greenbelt — five 10-storey blocks wrapped around a 50-metre lap pool, an earth-tone façade, rooftop solar and a BCA Green Mark Platinum (Super Low Energy) rating. It sits next to Bukit Batok Nature Park, near Bukit Timah Nature Reserve, the Rail Corridor and a cluster of nature parks.
The launch itself was a study in District 21 behaviour. When booking opened on 15 November 2025, all ten 1-bedroom units — priced below S$1 million from S$993,900 — sold on day one, the kind of entry quantum Huttons called “hard to beat.” But the project as a whole moved about 80 of 347 units (~23%) over the weekend at an average S$2,358 psf. That's a soft headline number next to most of its Beauty World-cluster peers — and entirely in character for a large leasehold project in this locality.
What you're buying is the locality and the product, not a sell-out stampede. Sustained Land's read was explicit: new launches here see “slow but steady, sustained demand as buyers usually purchase for their own stay.” The closest comparator, Pinetree Hill, opened at almost exactly the same soft pace (29%) in 2023 before grinding through its stock. The bet is that The Sen does the same, carried by the schools, the greenery and the upcoming Beauty World transport hub.
The consortium behind it is Sustained Land, Ho Lee Group and Greatview Development, which won the De Souza Avenue government land site for S$278.9 million — S$841 psf ppr — at a tender that drew only two bids and beat the runner-up by about 22%. Against PropNex's ~S$2,770 psf average for RCR new launches in 2025, the S$2,358 psf launch average is positioned as the value option in the region.
Launched at S$2,358 psf average.
The Sen booked about 80 of 347 units over its opening weekend at an average S$2,358 psf, with indicative pricing from S$2,199 psf at the October preview and quantums from S$993,900 for a 1-bedder. Early URA caveats lodged in November 2025 span roughly S$2,198 to S$2,563 psf. The cleanest way to read the price is against the District 21 / Beauty World cluster it competes in:
- Forett at Bukit Timah (FH, 2020): ~S$1,880 psf launch — older, but freehold
- The Botany at Dairy Farm (2023): ~S$2,070 psf launch
- The Sen (2025): S$2,358 psf — the value option among recent leasehold launches
- Pinetree Hill / The Reserve Residences (2023): ~S$2,460 psf launch
- 8@BT (2024): ~S$2,719 psf launch — the cluster's priciest
The S$841 psf ppr land cost sets the floor; the cluster sets the context. The Sen prices below the recent leasehold comps and well under PropNex's ~S$2,770 psf RCR average — the trade-off is a leasehold tenure and a less central, bus-then-train location.
| Project | Segment | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| The Sensubject | 99-yr LH · D21 | 347 | Nov 2025 | S$2,358 avg · ~23% launch weekend |
| Pinetree Hill | 99-yr LH · D21 | 520 | Jul 2023 | S$2,460 avg · 29% launch weekend |
| The Reserve Residences | 99-yr LH · integrated | 732 | May 2023 | S$2,460 avg · 71% launch weekend |
| 8@BT | 99-yr LH · D21 | 158 | Sep 2024 | S$2,719 avg · ~52.5% launch day |
| Forett at Bukit Timah | Freehold · D21 | 633 | Aug 2020 | S$1,880 avg · ~30% launch weekend |
| The Botany at Dairy Farm | 99-yr LH · D23 | 386 | Mar 2023 | S$2,070 avg · 48% launch day |
Comparable launch figures are developer-reported averages from each project's own launch (EdgeProp). Forett at Bukit Timah is freehold; the rest are 99-year leasehold, and The Botany at Dairy Farm sits in adjacent District 23 — so these are cluster references, not exact like-for-like. The Sen's early URA caveats (~S$2,198–2,563 psf) will be refined here as transactions settle.
Family-sized, split across Classic and Prestige blocks.
347 homes from 1 to 4 bedrooms. The three Classic blocks hold the 1 to 3-bedroom stock (267 units, 77% of the project), while the two Prestige blocks carry the larger 3-bedroom premium and 4-bedroom premium layouts (80 units). The mix is built for owner-occupiers and upgraders — the lone tail of just ten 1-bedders sold out on day one. The balance that's left spans the family-sized 2 and 3-bedroom and the larger Prestige homes.
| Type | Units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom | 10 (rare) | ~452 | from S$993,900 (~S$2,199 psf) — sold out day one |
| 2-bedroom | 110 | 678–732 | from S$1.499M (from ~S$2,212 psf) |
| 2-bedroom + study | 57 | 764–775 | factsheet on request |
| 3-bedroom | 90 | 872–1,109 | from S$1.936M (from ~S$2,220 psf) |
| 3-bedroom premium + study | 40 | ~1,259 | from S$2.899M (from ~S$2,303 psf) |
| 4-bedroom premium + study | 40 | ~1,453 | from S$3.34M (from ~S$2,299 psf) |
Unit counts and sizes are from EdgeProp's unit distribution table; indicative starting prices are developer-reported (EdgeProp launch coverage). The 2-bedroom-plus-study starting price was not published at launch — request the developer factsheet via the form below for exact per-stack sizes and pricing.
Jalan Jurong Kechil — green, established, and a bus from the MRT.
The Sen is built along Jalan Jurong Kechil in Upper Bukit Timah, classified within the Rest of Central Region. A naming note worth clearing up: the government land site is called De Souza Avenue, but the built address — and the showflat — is on Jalan Jurong Kechil, about 200 m away, which is why both names turn up in coverage.
The honest line on transport: there's no MRT at the doorstep. Beauty World (DT5) on the Downtown Line is the nearest station at about 1.1 km, which the developer frames as a roughly 6-minute bus ride rather than a walk. King Albert Park (DT6) is further out at about 2.1 km. This is a bus-then-train, fairly car-reliant pocket on hilly Upper Bukit Timah terrain.
What the setting does offer is greenery and schools. The Sen sits next to Bukit Batok Nature Park, near Bukit Timah Nature Reserve, the Rail Corridor and the Beauty World food-and-mall cluster — with Bukit Timah Primary around the 1 km mark and the wider Bukit Timah education belt close by.
A schools belt, a transport hub in the making, and a lot of green.
The draw here is the established Bukit Timah setting: a deep education belt, the Beauty World food-and-mall cluster with an integrated transport hub coming (with Bukit V, the mall within the under-construction Reserve Residences), and one of Singapore's greenest pockets right on the doorstep. The catch is connectivity — the MRT is a bus ride, not a walk.
- Bukit Timah Primary School~1.0 km · ~1 km P1 band
- Pei Hwa Presbyterian Primary~1.1–1.4 km · 1–2 km tier
- Keming Primary School~1.3 km · 1–2 km tier
- Bukit Timah education beltestablished catchment
- Beauty World MRT (DT5, DTL)~1.1 km · ~6-min bus
- King Albert Park MRT (DT6)~2.1 km · not walkable
- Beauty World transport hubupcoming · Bukit V mall (in Reserve Residences)
- PIEmain road access
- Beauty World mall cluster~1.1 km · food & shops
- Bukit Timah Community Clubredeveloped · market & food
- Rail Corridorgreen connector · enhanced
- Ngee Ann Poly & SUSSnearby tertiary
- Bukit Batok Nature Parkadjacent · “sits next to”
- Bukit Timah Nature Reserve~1.4 km
- Rifle Range Nature Park~1.8 km
- Hindhede Nature Park~1.3 km
Two buyers it fits — and one it doesn't.
A 23% launch weekend tells you this isn't a frenzy — and that's the point. The Sen is built for the buy-to-stay buyer who values setting over speed. Here's where it genuinely fits, and where it doesn't.
Families anchored to Bukit Timah.
Bukit Timah is one of Singapore's most established education belts. With Bukit Timah Primary around the 1 km mark and Pei Hwa, Keming, Ngee Ann Poly and SUSS nearby, the catchment is a genuine draw for families planning around schools.
The family-sized mix backs that up: 2 and 3-bedroom layouts dominate the Classic blocks, with larger Prestige homes up to ~1,453 sqft for bigger households.
Buyers who want nature on the doorstep.
The Sen is pitched as a wellness-centric, resort-inspired enclave — a 50-metre lap pool, Green Mark Platinum, rooftop solar — next to Bukit Batok Nature Park and near the Nature Reserve, Rail Corridor and Rifle Range. For a buyer who prizes greenery and quiet over a city address, the setting is the product.
The value framing helps: at S$2,358 psf it's the cheaper recent leasehold launch in the cluster and well below the RCR new-launch average.
MRT-at-the-door commuters and freehold-only buyers.
If your commute depends on walking to rail, this isn't it — Beauty World MRT is about 1.1 km / a bus ride away, on hilly terrain, in a car-reliant pocket. If tenure is your priority, a freehold option like Forett at Bukit Timah sits in the same belt, while The Sen runs a 99-year clock that started in January 2025. And if you want a quick capital flip, the slow-and-steady District 21 absorption — and a competitive Beauty World cluster including the integrated Reserve Residences — means a long sell-through rather than a fast exit.
What the launch coverage won't lead with.
The launch opened soft.About 23% sold over launch weekend — below most Beauty World-cluster peers (The Reserve Residences 71%, 8@BT ~52.5%, Forett ~30%, Botany 48%). The fair read is that it's in the same slow-and-steady band as Pinetree Hill (29%), but a 23% opening means the project will sell through over time, not in a weekend.
The MRT is a bus, not a walk.Beauty World (DT5) is ~1.1 km away — the developer's own framing is a ~6-minute bus ride — and King Albert Park (DT6) is ~2.1 km and not walkable. On hilly Upper Bukit Timah, this is a car-reliant pocket.
It's leasehold next to freehold.The 99-year clock started in January 2025, and the same belt has freehold alternatives such as Forett at Bukit Timah. For tenure-sensitive buyers that's a real trade-off against the lower entry price.
The Beauty World cluster is competitive. The Reserve Residences (integrated, transport hub) and 8@BT compete directly, and resale and late-phase stock from Forett and Pinetree Hill add supply. Your eventual buyer will be choosing from a deep cluster.
Some of the catalysts aren't built yet. The Beauty World integrated transport hub — and Bukit V, the mall within the under-construction Reserve Residences — are upcoming, not open. The greenery and schools are real today; the connectivity upgrade is a few years out.
Well over half the project is still available.
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 visit.
What buyers keep asking.
- When is The Sen expected to TOP? +
- The Sen is expected to TOP around Q2 2029, with vacant possession dated 31 August 2030 and legal completion 31 August 2033 in the sale-and-purchase agreement. Some third-party listings circulate August 2030 as the TOP date; as of June 2026, that is the contractual vacant-possession deadline rather than the completion estimate, which developer-side materials consistently put in 2029. We'll firm this up against the developer's documents as construction progresses.
- What was the average launch PSF for The Sen? +
- The Sen's launch weekend (15–16 November 2025) averaged S$2,358 psf across roughly 80 units sold. Indicative pricing started from S$2,199 psf at the 31 October preview — the cheapest 1-bedroom at S$993,900. Early URA caveats lodged in November 2025 span about S$2,198 to S$2,563 psf. Per EdgeProp's project page, the average has since shown nearer S$2,343 psf as more units transact (as of June 2026).
- How many units does The Sen have, and what's left? +
- The Sen has 347 units across five 10-storey blocks — three "Classic" blocks (1 to 3-bedroom, 267 units) and two "Prestige" blocks (3-bedroom premium and 4-bedroom premium, 80 units). About 80 units (~23%) sold over launch weekend; about 40% has been taken up to date, so well over half the project remains — see the live availability panel above for the exact current balance. The live balance list refreshes as bookings settle — drop your details below for current availability.
- Who is the developer? +
- The Sen is developed by a joint venture led by Sustained Land with Ho Lee Group and Greatview Development. The tender entity was SL Capital (8) Pte Ltd. The same group won the De Souza Avenue government land site for S$278.9 million (S$841 psf ppr) at a tender that closed 18 July 2024 with just two bids.
- Where exactly is The Sen, and what's the De Souza Avenue confusion? +
- The Sen is built along Jalan Jurong Kechil in Upper Bukit Timah (District 21), and the showflat is on Jalan Jurong Kechil. "De Souza Avenue" is the name of the government land sales site, not the built address — the two sit about 200 m apart, which is why both names appear in coverage. The locality is classified RCR (Rest of Central Region).
- How far is the MRT? +
- The Sen's nearest station is Beauty World (DT5) on the Downtown Line, about 1.1 km away — the developer frames it as a roughly 6-minute bus ride rather than a walk. King Albert Park (DT6) is further out at about 2.1 km and isn't walkable. There's no MRT at the doorstep, so this is a bus-then-train, fairly car-reliant pocket of Upper Bukit Timah.
- What's the unit mix at The Sen? +
- The Sen has 347 homes from 1 to 4 bedrooms, ~452 to 1,453 sqft: ten 1-bedders (452 sqft), 110 two-bedroom, 57 two-bedroom-plus-study, 90 three-bedroom, 40 three-bedroom premium-plus-study and 40 four-bedroom premium-plus-study. The 1-bedders and 2-bedroom-led Classic blocks make up 77% of the project; the larger Prestige layouts the rest. Exact per-stack sizes are in the developer factsheet — request it via the form below.
- What schools are near The Sen? +
- The nearest mainstream primary to The Sen is Bukit Timah Primary, at roughly 1 km — close to, and on the developer's framing within, the 1 km Primary 1 priority band, though MOE measures door-to-door distance rather than straight-line, so treat "within 1 km" as something to verify per unit rather than a guarantee. Pei Hwa Presbyterian Primary (~1.1–1.4 km) and Keming Primary (~1.3 km) fall in the 1–2 km tier. The wider Bukit Timah education belt is one of Singapore's most established.
- Why did The Sen only sell about 23% on launch weekend? +
- The Sen sold about 23% over its November 2025 launch weekend for two reasons. First, it's a large 347-unit project, and big District 21 launches historically grind through demand rather than clear out in a weekend — the developer's own read is "slow but steady" owner-occupier buying. Second, the closest like-for-like comparator, Pinetree Hill, also opened soft at 29% in 2023 before selling through over time. By contrast, the smaller or integrated cluster peers — The Reserve Residences (71%) and 8@BT (~52.5%) — opened faster. The 23% is below most peers but in line with the large-D21-leasehold pattern.
- How does it compare to The Reserve Residences and Pinetree Hill? +
- The Sen launched at S$2,358 psf — cheaper than both The Reserve Residences and Pinetree Hill, which each opened around S$2,460 psf. The Reserve Residences is an integrated transport-hub development that sold 71% on launch weekend — more central and more connected, but pricier and a different product. Pinetree Hill is the fairer absorption comparator: a large 520-unit District 21 leasehold project that opened at 29% in 2023. The Sen is cheaper, but it's less connected than the Reserve and follows the same slow-and-steady D21 path as Pinetree Hill.
- What's the land cost, and is the price floor clean? +
- The Sen's consortium paid S$278.9 million for the ~207,156 sqft De Souza Avenue site — S$841 psf ppr — at a tender that closed 18 July 2024 with only two bids. The runner-up, a subsidiary of Eng Seng Lee Construction, bid S$687 psf ppr, so the winning bid sat about 22% above it. Against PropNex's quoted ~S$2,770 psf average for RCR new launches in 2025, the S$2,358 psf launch average reads as relatively value-priced for the region.
- Is The Sen a sound long-term bet? +
- The Sen is a green, wellness-pitched, leasehold play in an established education belt. The bet works if you value the Bukit Timah nature setting (next to Bukit Batok Nature Park, near Bukit Timah Nature Reserve and the Rail Corridor), the schools, and the upcoming Beauty World integrated transport hub (and Bukit V, the mall within the under-construction Reserve Residences development) — and if you're a buy-to-stay owner comfortable with a long sell-through and a 99-year clock that started in January 2025. The risks are the bus-then-train connectivity, the leasehold tenure against freehold neighbours like Forett, and a competitive Beauty World cluster.
- 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 Sen's current balance-unit list, indicative pricing by stack, and any developer incentives still active.
Why the launch went the way it did.
About 80 of 347 units booked over the opening weekend. Here's what the buyers were reading — and what it means for the stock still on the table.
~23% sold launch weekend · all ten 1-bedders gone day one; to-date take-up has since climbed to about 40% — see the live availability panel above for the exact current balance.
Get the balance unit list →- 01The 1-bedders cleared on entry quantum.All ten 1-bedroom units sold day one at S$993,900 — below the S$1 million mark Huttons called "hard to beat." Scarce, cheap and easy to underwrite, they went first.
- 02Big District 21 launches grind, they don't sprint.The developer's own framing is "slow but steady, sustained demand" from own-stay buyers. A large 347-unit leasehold project here sells through over months, not over a weekend — so a 23% open is on-pattern, not a red flag.
- 03Pinetree Hill is the fair comparator — and it opened at 29%.The closest like-for-like, a large D21 leasehold project priced around S$2,460 psf, opened at a near-identical soft pace in 2023 before grinding through its stock. The Sen sits right in that band.
- 04It's priced as the value option in the cluster.At S$2,358 psf, The Sen undercut the recent leasehold comps (Pinetree Hill and The Reserve Residences ~S$2,460; 8@BT ~S$2,719) and PropNex's ~S$2,770 RCR average — value framing for buy-to-stay buyers.
- 05The land floor is clean, not stretched.S$841 psf ppr at a two-bid tender, about 22% above the runner-up. The developer didn't overpay, so the S$2,358 launch average sits on solid ground.
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.