The Serra Residences
A boutique freehold of 133 homes at 7 Bassein Road, on the Novena MRT doorstep. Far East Organization's long-held redevelopment of the former Pastoral View — pricing not yet released. Here's what is confirmed, and what the freehold Novena comps suggest.
What's confirmed, before the price list.
- Developer
- Far East Organization (land JV originally with Orchard Parade Holdings, 30%)Source: 2010 en-bloc reporting (The Edge)
- Tenure
- FreeholdSource: developer-listed (Far East project page)
- Total units
- 133Source: Far East project page + marketing site
- Site area
- 51,395 sqft (combined Pastoral View + No.11 Bassein Road plot)Source: 2010 en-bloc reporting (The Edge)
- Plot ratio
- 2.8 (up to 36 storeys allowable at acquisition)Source: 2010 en-bloc reporting (The Edge)
- Built form
- Not yet released (agent material indicates a 28-storey tower — unconfirmed; up to 36 storeys allowable)
- Unit mix
- 133 units; bedroom range to be confirmed (sources conflict — see below)
- District / Planning area
- D11 · Novena (marketed as Novena / Newton)
- Address
- 7 Bassein Road, Singapore 309837
- Nearest MRT
- Novena (NS20) ~430 m / ~5–9 min walkSource: distance verified on OneMap
- Expected preview / launch
- 3Q 2026 (indicative window — not officially dated)Source: Stacked Homes 2026 round-up; agent listings concur, Jun 2026
- Expected TOP
- 30 Dec 2030 (agent-circulated estimate — not developer-confirmed)
- Indicative pricing
- Not yet released — see comparables below
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 30 May 2026.
A rare freehold on the Novena MRT doorstep.
Freehold launches in this pocket of District 11 are scarce. Most recent Novena and Newton new launches have been 99-year leasehold — Kopar at Newton is the obvious example. The exceptions, Pullman Residences Newton and Watten House, are both freehold and both have sold strongly, which is the backbone of the freehold-premium thesis here. The Serra Residences adds another, smaller, freehold name to that short list: 133 units, owned in perpetuity, roughly 430 m from Novena MRT.
The site has history. It is the former Pastoral View — a freehold block of about 50 units completed in 1986 — which Far East Organization bought en bloc in 2010, together with the adjacent plot at No.11 Bassein Road and with Orchard Parade Holdings taking a 30% stake in the land joint venture. The deal totalled S$122 million across a combined 51,395 sqft site at a 2.8 plot ratio, allowing up to 36 storeys. Far East has held this freehold land for over a decade; the redevelopment as The Serra Residences is finally coming to market.
The location does real work. Novena is one of Singapore's central medical districts — the Health City Novena cluster around Tan Tock Seng Hospital sits on the doorstep, which supports a rental-demand thesis built on medical professionals. Square 2 and Velocity @ Novena Square are above the MRT; United Square, the enrichment-and-kids mall, is a short walk. And the schools are a draw: St Joseph's Institution Junior is inside the 1 km Primary 1 ring, with the wider D11 academic belt (ACS, SJI, SCGS) around it.
The catch is that this is genuinely pre-launch. Far East has not released the price, the exact unit mix, the architect, the building height, or the facilities — and even the launch timing (3Q 2026 is an indicative window flagged by Stacked Homes, not a developer date) and TOP (30 December 2030, an agent-circulated figure) are not firmly confirmed. So the honest framing is: the confirmed facts are strong, but the numbers that decide whether it's a buy are still ahead of us.
What recent freehold Novena/Newton launches fetched.
Far East has not released a price for The Serra Residences, so we won't quote one. Instead, here is the comp set a freehold Novena buyer should anchor to — the two freehold like-for-like launches first, then a leasehold reference point for contrast:
| Project | Developer | Tenure | Units | PSF (reference) | ~Distance |
|---|---|---|---|---|---|
| Pullman Residences Newton★ closest like-for-like | EL Development | Freehold | 340 | Launch ~S$3,000 psf (Sep 2019, 98% sold); resale ~S$3,000–3,400 psf (high of S$3,729 psf, Oct 2023) | ~1.0–1.2 km |
| Watten House★ recent FH D11 benchmark | UOL + Singapore Land | Freehold | 180 | Launch ~S$3,250 psf (Mar 2024, 74% sold); penthouses from ~S$12 million (3,412–4,080 sqft) | ~3.5 km |
| Kopar at Newtonleasehold reference only | CEL Development | 99-yr LH · D9 | 378 | Launch ~S$2,350 psf (Apr 2020); ~97% sold; new high ~S$2,700 psf | ~1.5 km |
| The Serra Residencessubject — price not released | Far East Organization | Freehold | 133 | Not yet released — anchor to the FH comps above | — |
Comp figures from EdgeProp Singapore property-news coverage of each launch. Pullman Residences Newton (freehold, Novena/D11, completed 2023) is the closest like-for-like on tenure, district and walking distance. Watten House sets the recent freehold-D11 new-launch benchmark. Kopar at Newton is included for contrast only — it is 99-year leasehold and technically District 9 (Kampong Java Road, just off Newton), so it is not a freehold or D11 comparison. These figures frame a range; they are not a price for The Serra Residences and should not be read as one. We'll publish Far East's actual numbers the moment they clear.
Price list · Unit mix · Floor plans · Facilities.
Far East has not released the price list, the finalised unit mix, floor plans, architect, building height, or facilities yet — and the bedroom range even differs across Far East's own page and the marketing site (see the unit-mix question below). Our partner agent will receive the first developer brief at preview. Drop your details below and we'll forward everything the moment it's available, plus priority preview access.
7 Bassein Road — Novena's quiet freehold pocket.
The site sits on Bassein Road, a calm residential street off Moulmein Road, a short walk north of Novena MRT (NS20). The immediate surroundings are a mix of low-rise freehold apartments and the Novena medical and retail cluster to the south.
Walking distance: Novena MRT (~430 m), with Square 2 and Velocity @ Novena Square directly above the station, and St Joseph's Institution Junior just over 600 m away. A point worth correcting: marketing that calls Novena a "future Thomson-East Coast Line interchange" is overstated — Novena is North-South Line only; the nearest TEL station is Mount Pleasant (TE10), about 1.5 km away. Newton MRT (NS21/DT11) is about 1.6 km.
The school catchment is a genuine draw. SJI Junior sits inside the 1 km Primary 1 ring; Farrer Park Primary (~1.5 km) and ACS (Primary) (~1.5 km) fall in the 1–2 km tier. Distances are OneMap straight-line estimates; the developer's official catchment table will be confirmed at preview.
Medical hub, malls and a school belt.
Novena packs a lot into a small radius: the Health City Novena medical district, three malls clustered at the MRT (Square 2, Velocity, United Square), the D11 school belt, and the MacRitchie nature reserve a short drive north for the weekends.
- St Joseph's Institution Junior~0.6 km · within 1 km
- Farrer Park Primary School~1.5 km
- Anglo-Chinese School (Primary)~1.5 km
- Singapore Chinese Girls' (Primary)~2.2 km
- Novena MRT (NS20)~430 m / ~5–9 min walk
- Newton MRT (NS21 / DT11)~1.6 km
- Mount Pleasant MRT (TE10, future TEL)~1.5 km
- Central Expressway (CTE)~3 min drive
- Square 2 (above Novena MRT)~480 m
- Velocity @ Novena Square~550 m
- United Square ("The Kids' Mall")~795 m
- Health City Novena (TTSH cluster)short walk
- MacRitchie Reservoir Park~10 min drive
- Mount Pleasant / Balestier greeneryshort drive
- Novena Square fitness & F&B~550 m
- Whampoa Park Connectorshort walk
Strong address, unpriced launch.
The confirmed facts make a clean case: freehold, D11, 133 units, Novena MRT doorstep, SJI Junior in the 1 km ring, a Far East track record and a medical-hub rental thesis. What you can't yet judge is the number — and at a freehold D11 launch, the number is the whole question. Treat everything below the "confirmed" line as provisional until Far East publishes.
- Freehold in D11 — owned in perpetuity, scarce in a Novena/Newton market dominated by leasehold launches
- Novena MRT (NS20) ~430 m, with Square 2 and Velocity malls above the station
- St Joseph's Institution Junior inside the 1 km P1 ring; D11 academic belt around it
- Health City Novena medical district on the doorstep — a real rental-demand thesis
- Boutique scale (133 units) and a Far East track record on a site held since 2010
- Freehold comps (Pullman ~S$3,000 psf launch, Watten House ~S$3,250 psf launch) have sold strongly
- Boutique means fewer facilities than larger Novena condos
- Freehold-premium pricing expected (comps ~S$3,000–3,250 psf at launch) — but no Serra price is published, so don't bank a number
- Novena's medical-hub setting brings Thomson Road / hospital-district traffic
- Pre-launch uncertainty — price, exact unit mix, architect, height and facilities all unconfirmed
- Launch timing (3Q 2026) is an indicative window (per Stacked Homes); TOP (Dec 2030) is an agent-circulated estimate, not developer-confirmed
Be on the priority preview list.
We'll forward Far East's e-brochure, floor plans, and the official price list the moment they're released, plus a priority preview slot. The Serra Residences hasn't opened bookings yet — early registrants get the first look.
What buyers keep asking.
- When will The Serra Residences launch? +
- The Serra Residences has no official launch date yet — Far East Organization has opened preview registration but has not dated the launch. As of June 2026, Stacked Homes' 2026 launch round-up flags a likely 3Q 2026 launch window, but no developer date has been published and the major desks (EdgeProp, ST, CNA, Business Times, The Edge) have no dedicated Serra coverage yet — so we treat 3Q 2026 as an indicative window, not a confirmed date. The TOP figure of 30 December 2030 remains an agent-circulated estimate that Far East has not confirmed. Our partner agent will receive the first developer brief — drop your details on this page to get the e-brochure and a priority preview slot the moment Far East releases them.
- Has The Serra Residences been covered in the property news yet? +
- The Serra Residences has not yet been covered in depth by the major property desks. As of June 2026 there is no dedicated EdgeProp, Straits Times, CNA, Business Times or The Edge article on The Serra Residences — the launch-stage coverage is Stacked Homes' 2026 launch round-up (which flags the indicative 3Q 2026 window), plus older reporting on the 2010 en-bloc of Pastoral View (e.g. The Edge). That means most launch specifics — price, unit mix, height, architect, facilities — remain developer-indicative rather than independently confirmed. We'd rather say that plainly than dress up agent marketing as verified fact: every figure on this page is labelled by how firmly it's sourced, and we'll upgrade each one the moment Far East or a major desk publishes it.
- What's the expected price? +
- The Serra Residences has no released price as of June 2026 — Far East has not published an official price list, so we do not quote a launch price or PSF; any '$2,800–3,000++' figure circulating on agent pages is unverified marketing, not a developer number. The fair way to set expectations is the freehold comp set: Pullman Residences Newton (freehold, Novena/D11, ~S$3,000–3,400 psf resale) and Watten House (freehold D11, ~S$3,250 psf at its 2024 launch). A freehold D11 launch on the Novena MRT doorstep would reasonably be expected to price in that band, but the actual number will be set by Far East at preview — we'll publish it the moment it's confirmed.
- Who is the developer? +
- The Serra Residences is developed by Far East Organization, Singapore's largest private developer. The land was acquired in 2010 by two Far East units together with Orchard Parade Holdings, which held a 30% stake in the land joint venture. Far East has held this freehold site since 2010, so The Serra Residences is a long-deferred redevelopment now coming to market.
- Is The Serra Residences freehold? +
- Yes — The Serra Residences is freehold: Far East's own project page lists the tenure as freehold, and the site is the former Pastoral View — itself a freehold property. Freehold means the land is owned in perpetuity, with no 99-year lease decay, which is the scarcity hook here: most recent Novena/Newton new launches (such as Kopar at Newton) are 99-year leasehold, so freehold launches in this pocket of D11 are rare. For context, D11 Novena sits in the Core Central Region (CCR) — the segment most exposed to Singapore's cooling measures and ABSD, which is one reason a freehold CCR address is positioned as a longer-hold, scarcity play. (Ignore a stray '99 years leasehold' line on one marketing-site footer — it is a template artefact; the tenure is freehold.)
- How many units and what's the unit mix? +
- The Serra Residences has 133 units in total — that figure is consistent across Far East's project page and the marketing site. The bedroom range, however, is not settled publicly: Far East's own page describes 'two- to six-bedroom residences', while the marketing site says '1 to 4 bedrooms'. As of June 2026, agent listings consistently echo the two- to six-bedroom range rather than '1 to 4', though no official factsheet has been published. We present this as expected to span a range that is yet to be confirmed rather than asserting one, and no per-bedroom counts or unit sizes (sqft) have been released. We'll update this section with the official unit mix and floor plans when Far East publishes the factsheet.
- What was on the site before? +
- The Serra Residences replaces Pastoral View — a freehold apartment block completed in 1986 with about 50 units, at 7 Bassein Road. In 2010, two Far East units (with Orchard Parade Holdings, 30%) bought Pastoral View together with the adjacent plot at No.11 Bassein Road en bloc for S$122 million, brokered by Credo Real Estate. The combined site is 51,395 sqft at a 2.8 plot ratio, with up to 36 storeys allowable under the 2008 Master Plan — though agent material indicates a 28-storey tower (unconfirmed until Far East publishes the factsheet). The land cost worked out to roughly S$847 psf per plot ratio — but that is a 2010 figure and is not today's break-even, so it should not be read as a guide to the launch price.
- How far is Novena MRT, and is there a Thomson-East Coast Line interchange? +
- Novena MRT (NS20) on the North-South Line is about 430 m from The Serra Residences (straight-line to Exit A) — a genuine doorstep, roughly a 5–9 minute walk via Bassein and Moulmein/Thomson Roads, with Square 2 and Velocity @ Novena Square malls sitting above the station. On the Thomson-East Coast Line claim: marketing that frames Novena as a 'future TEL interchange' is overstated. Novena NS20 is North-South Line only; the nearest TEL station is Mount Pleasant (TE10), about 1.5 km away. Newton MRT (NS21/DT11, North-South + Downtown Line interchange) is about 1.6 km away.
- Which schools are nearby? +
- St Joseph's Institution Junior (3 Essex Road) is the standout school near The Serra Residences — about 0.6 km away (OneMap straight-line), comfortably inside the MOE 1 km Primary 1 priority ring. Farrer Park Primary (~1.5 km) and Anglo-Chinese School (Primary) (~1.5 km, on Barker Road) fall in the 1–2 km tier. Singapore Chinese Girls' Primary is just over 2 km away, so it falls outside the 2 km tier. All distances are OneMap straight-line estimates; MOE balloting uses its own measured home-to-school distance. The broader D11 academic belt — ACS, SJI, SCGS — is a core part of the Novena/Newton appeal.
- What about the Health City Novena medical hub? +
- The Serra Residences sits beside Singapore's largest integrated healthcare district — the Health City Novena cluster around Tan Tock Seng Hospital and the National healthcare facilities along Thomson Road. For an investor that underpins a rental-demand thesis (medical professionals and visiting families), and for an owner-occupier it means specialist care minutes away. The flip side is traffic: the Thomson Road / hospital-district corridor is busy, which is the everyday trade-off of a central medical-hub address.
- What's the case against The Serra Residences? +
- The case against The Serra Residences comes down to three honest cautions. First, it's boutique — at 133 units it will likely carry fewer facilities than larger Novena condos. Second, freehold in D11 commands a premium: expect a high PSF (the freehold comps launched around S$3,000–3,250 psf), though we won't quote a Serra number until Far East does. Third, this is a pre-launch — price, exact unit mix, architect, building height, and facilities are all unconfirmed, and the launch timing is an estimate. The Novena medical-hub location is a strength and a traffic trade-off at once.
- How do I get the e-brochure and a priority preview? +
- To get The Serra Residences e-brochure, drop your contact below. We'll forward Far East's e-brochure, floor plans, and the official price list the moment they're released, plus a priority slot at the preview. The Serra Residences hasn't opened bookings — early registrants get the first look.
This page is maintained continuously. The price list, unit mix, floor plans, architect and facilities will be added the moment Far East releases them — we'll update when Far East publishes the price list. If there's a question we haven't covered, email hello@whichcondo.sg.