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 — developing entity Transurban Properties Pte. Ltd. (Licence C1556); land JV originally with Orchard Parade Holdings, 30%Source: developer disclosure (theserra.com.sg); 2010 en-bloc reporting (The Edge)
- Tenure
- FreeholdSource: developer-listed (theserra.com.sg)
- Total units
- 133Source: developer-listed (theserra.com.sg); Stacked Homes and 99.co concur
- 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
- A single 28-storey tower over a landscaped podium (36 storeys were allowable at acquisition)Source: developer-listed (theserra.com.sg); renders, Aug 2026
- Unit mix
- 133 units across 2-bedroom + study, 3-bedroom, 4-bedroom, 4-bedroom + study, 4-bedroom Premium, 5-bedroom Premium and penthouses (Premium and penthouse units with private lift); unit counts and sizes per type not yet publishedSource: developer-listed (theserra.com.sg)
- 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
- Preview / booking day
- Preview 19 September 2026; booking day 3 October 2026Source: developer-advised via our partner agent, Aug 2026 — not yet published by Far East or any property desk
- Facilities
- 50 m lap pool, tennis court, fitness room and social spaces; full facilities list not yet publishedSource: developer-listed (theserra.com.sg)
- Expected TOP
- Estimated Q4 2030; the developer's statutory disclosure gives expected vacant possession 1 September 2031 and legal completion 1 September 2034Source: developer disclosure (theserra.com.sg)
- 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 22 Aug 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 still a pre-launch. Far East has now published the shape of the thing — 28 storeys, seven bedroom types, a 50 m lap pool and tennis court, an estimated Q4 2030 TOP — but not the price, the per-type unit counts and sizes, the floor plans or the architect. The diary is now set — preview 19 September 2026, booking day 3 October — but those dates reach us from Far East through our partner agent rather than from a published source, and the price is what decides the whole question. 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 sizes · Floor plans.
Far East has published the specifications — 28 storeys, seven bedroom types, the headline facilities, an estimated Q4 2030 TOP — and preview is set for 19 September 2026, booking day 3 October. Still missing: the price list, the number of units and sqft per type, the floor plans and the architect. Our partner agent receives the developer brief at preview. Drop your details below and we'll forward everything the moment it's available, plus priority preview access.
What Far East has shown.
The first official artist's impressions, released by Far East Organization in August 2026. They show a single slender tower carried on splayed columns over an open ground level, with a two-level landscaped podium holding the pool deck and a lap pool — which corroborates the lap pool the marketing material had claimed. They do not settle the numbers: the storey count, the full facility list, floor plans and the price are still unpublished, and renders are indicative — final finishes are at the developer's discretion.
Source: Far East Organization marketing renders, received Aug 2026. Artist's impressions — subject to change.
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 — the price list, per-type unit counts and sizes, floor plans and the architect are all still unpublished
- Preview 19 Sept and booking day 3 Oct 2026 are developer-advised, not yet published by Far East or any desk — dates like these do move; completion is an estimate too (TOP Q4 2030, with statutory vacant possession only in Sept 2031)
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? +
- Preview opens 19 September 2026 and booking day is 3 October 2026. Both dates come to us directly from Far East through our partner agent, which is why we label them developer-advised: as of 22 August 2026 Far East has not published them on theserra.com.sg, and no property desk carries them either. The portals are still at quarter level and disagree — Stacked Homes' April round-up called a 3Q 2026 launch 'likely', while 99.co's list, updated 18 August, puts the preview in Q4. The developer's dates straddle that line: a September preview is Q3, a 3 October booking day is Q4. Treat the dates as firm for planning your viewing, but expect the usual pre-launch caveat that developers do move them. Completion, by contrast, is developer-published: theserra.com.sg gives an estimated TOP of Q4 2030, with a statutory expected vacant possession date of 1 September 2031 and legal completion of 1 September 2034. 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. Rechecked 22 August 2026: there is still no dedicated EdgeProp, Straits Times, CNA, Business Times or The Edge article on the project, and EdgeProp has no new-launch page for it — only the old Pastoral View entry it replaces. The launch-stage coverage is two portal round-ups. Stacked Homes' 2026 new-launch guide (April 2026) has the fullest entry: 133 units, Far East, the S$122 million / S$847 psf ppr 2010 en-bloc, 51,395 sqft, and a launch 'likely' in 3Q 2026 with a two- to five-bedroom mix. 99.co's running list of 2026 launches (page last updated 18 August 2026) carries it as a table row under its old name, 'Former Pastoral View' — Bassein Road, CCR, Far East, freehold, 133 units — and puts the preview in Q4, booking day TBA. Neither carries the actual dates — the 19 September preview and 3 October booking day on this page are developer-advised through our partner agent, not published by any desk. Add the 2010 en-bloc reporting (e.g. The Edge) and that is the entire independent record. What has changed is the developer's own disclosure: Far East now runs an official project site at theserra.com.sg, which publishes the 28-storey height, the bedroom types, the 50 m lap pool and tennis court, an estimated Q4 2030 TOP and the statutory completion dates. Those are developer-listed facts, labelled as such on this page — solid for specifications, but not the same thing as independent verification, and still silent on price and on a preview date. 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? +
- 133 units in total, and as of August 2026 the bedroom range is settled — Far East's official project site lists seven types: 2-bedroom + study, 3-bedroom, 4-bedroom, 4-bedroom + study, 4-bedroom Premium, 5-bedroom Premium, and penthouses, with the Premium and penthouse units getting private lifts. That supersedes the earlier confusion, when Far East's group page said 'two- to six-bedroom residences' and other marketing material said '1 to 4 bedrooms'; note there is no one-bedroom in the published list, and the smallest type is a 2-bedroom + study. What is still missing is the granularity that decides a purchase: how many units of each type, and the size in sqft of each. Those come with the factsheet and floor plans, and we'll add them here when Far East releases them.
- 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 (Far East's own site states 51,396 sqft), with up to 36 storeys allowable under the 2008 Master Plan — and the tower Far East is building is 28 storeys, per its official project site. 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 on a 51,395 sqft site, the facilities deck is a 50 m lap pool, tennis court, fitness room and social spaces, which is less than what larger Novena condos put on the table. 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 still a pre-launch — the price list, the per-type unit counts and sizes, floor plans and the architect are unpublished, and the 19 September preview date reaches us from the developer rather than from a published source. 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 specifications were upgraded to Far East's own disclosure on 22 August 2026; the price list, per-type unit counts and sizes, floor plans and the architect will be added the moment Far East releases them. If there's a question we haven't covered, email hello@whichcondo.sg.