Narra Residences

Narra Residences is the enclave betting on its own scale. Everything else in the Dairy Farm pocket is counted in the hundreds; this one puts 540 homes and a commercial base on a single plot, then splits the mix evenly so the estate never depends on one buyer type. What you accept in return is time, because keys are a 2029 matter and the neighbours are already finished or finishing.

Narra Residences Prices: Reading the Land Bid First

The Land Bid is where any conversation about fair value has to start. The Dairy Farm Walk site was tendered at $504,515,000, a land rate of $1,020 psf per plot ratio. Construction, financing and the developer’s return all sit between that figure and the price list, which frames how much room the asks actually have.

As of the August 2026 caveat record, the last sixty Narra Residences transactions cleared between $2,023 and $2,456 psf with the median near $2,180 psf. Take the whole launch year and 203 caveats run $1,930 to $2,456 psf at a median of about $2,164. Recent trades read as a 1,378 sqft four-bedroom premium at $3.385m in July, a 1,173 sqft three-bedroom-with-study at $2.637m in May and a 560 sqft two-bedroom compact at $1.296m in July.

The belt makes the comparison unusually easy, because four estates already price this enclave in public. Dairy Farm Residences holds the integrated tier 170m away with 460 units from 2023. The Botany at Dairy Farm lands this year with 386 units, 300m out. Midwood trades as completed resale from 2023 with 564 units, Hillhaven brings 341 units on a 2027 handover, and The Myst marks the corridor’s Cashew end with 408. All run 99-year tenure, so the spread is about timing, format and price rather than lease arithmetic.

One measurement note before you read those spreads. Narra Residences is a post-GFA harmonisation project, so its strata areas exclude the aircon ledges the belt’s earlier launches still count inside theirs. Comparing headline psf across the two generations is not comparing identical square feet.

Working out where the value sits in this launch? Send us the stack you are looking at. We will price it against the finished neighbours before you commit, honest advice, no pressure. WhatsApp us.

Narra Residences Floor Plans: The Half-and-Half Ladder

The Narra Residences floor plan range is split almost down the middle, 268 units in the one and two-bedroom band and 272 carrying three bedrooms or more. Only three one-bed-plus-study units at 517 sqft exist and they have already sold out, so the investor stock is really the two-bedroom band: 30 compact at 560 sqft, 58 premium at 646 sqft, 66 with household shelter at 689 to 700 sqft, and 111 more with shelter or study at 721 sqft.

The family half is the developer’s real bet. 28 three-bed compact at 818 sqft and 31 flexi at 872 sqft open it, then 101 three-bed premium at 990 to 1,023 sqft, the largest single format count in the project, and 25 premium-with-study at 1,152 and 1,173 sqft. Above them sit 35 four-bed compact at 1,152 sqft, 26 four-bed premium at 1,378 sqft and 26 five-bedroom homes at 1,658 to 1,679 sqft with private lift access.

Developer pricing is current and specific. Two-bedroom formats start from $1,310,000 for the 560 sqft compact and $1,419,000 for the 646 sqft premium, with the shelter and study variants from $1,430,000 to $1,502,000. Three-bedroom entry runs $2,038,000 for the flexi and $2,066,000 for the premium, four-bedroom opens at $2,448,000 compact and $3,181,000 premium, and the five-bedroom with private lift starts at $3,888,000.

Run the same ladder at the August 2026 caveat median of about $2,180 psf and the asks hold up. The 646 sqft two-bed premium lands near $1.41m, the 818 sqft three-bed compact around $1.78m, the 990 sqft three-bed premium close to $2.16m and the 1,679 sqft five-bedder around $3.66m. Treat those as arithmetic on the caveat record rather than quotes. Maintenance is tiered cleanly at $294 monthly for the smallest format, $354 across the two and three-bedroom range, $414 for the larger formats and $472 for the five-bedders, and our guide to condominium maintenance fees explains why the unit count is doing the work.

Is Narra Residences Worth Buying? Three Sites on One Walk

Be straight about the supply. The Dairy Farm subzone holds 13 private developments and about 4,012 units, and three of them are building right now: The Botany at Dairy Farm with 386 homes this year, Narra Residences with 540 in 2029 and the Dairy Farm Walk site behind it adding 530 more around 2030. That is roughly 1,456 new homes arriving on one short stretch inside five years, and a buyer should price that rather than ignore it.

Two things soften it. The first is that the pocket has no fourth site waiting. The URA Master Plan keeps the flanks zoned as nature reserve and park, so density here rises only where a plot is released, and the plots are nearly used up. The second is the demand behind it: Bukit Panjang town carries 38,075 HDB flats across 348 blocks, and 31,851 of them are 4-room or larger. That is the pool upgraders sell from, and it dwarfs the private stock the subzone will ever hold.

The wider planning area is calmer than the subzone suggests. Bukit Panjang holds 30 private projects and about 10,238 units, and the only completions scheduled after 2026 are Narra Residences, the Dairy Farm Walk site and a 295-unit executive condominium at Senja Close around 2030. Across District 23, only fifteen of 65 condominiums are ten years old or newer, so fresh-lease stock stays the minority.

Absorption gives the honest read on the price level. Narra Residences placed 203 of its 540 units between January and August 2026, about 38 per cent in seven months, steady take-up rather than a launch-weekend spike, and our Q2 2026 property market review shows that pattern matching the market’s more selective mood. The mirror risk is worth naming: 540 homes reach the resale market on a similar timetable from 2029, so an owner who needs to sell in the first year after handover will have company. Landlords should read it as a 2029 asset and underwrite the holding cost first, which our rental yields guide walks through.

Who Narra Residences Suits

Narra Residences suits belt families who want the newest product in the enclave with shops at the base and two primary schools in the ballot radius, upgraders from Bukit Panjang and Choa Chu Kang stepping into a 990 sqft three-bedder, and patient buyers backing the enclave over the rest of the decade. The 101-unit three-bedroom premium tier is priced exactly where those upgraders land, and our HDB upgrading roadmap sets out how that move is sequenced and financed.

Weekends are the other half of the pitch. Dairy Farm Quarry, Bukit Timah Nature Reserve, Chestnut Nature Park, Bukit Panjang Park and Zhenghua Park all sit within 2km, and our guide to nature-hugging condos covers what living against that green is actually like day to day. The exit audience inherits it: when this project resells, the differentiated card is a mixed-use format with shops downstairs in a pocket where the completed stock is older and smaller.

Fit runs the other way for some buyers. If you need keys inside two years, The Botany at Dairy Farm and Hillhaven land far sooner, and Midwood already trades as completed resale at a lower entry. If a platform at the gate is the priority, the belt has shorter station walks than this one. And the smallest format now available is a 560 sqft two-bedder, since the one-bedroom tier is gone.

Thinking about Narra Residences? Its premium over Midwood’s completed resale, adjusted for format and for how the two projects measure their square feet, is the belt’s live arithmetic. Before you commit, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.