The Sen

The Sen bought cheaper land further from the station and gave the difference back to the buyer as floor area, low density and family formats. Five blocks capped at ten storeys, one carpark lot per home, a childcare centre inside the gate and a 50m lap pool on a 1.6 plot ratio are all the same decision seen from different angles. What follows: the price, the formats, the supply, and where the fit gives way.

The Sen Prices: What an $841 Land Bid Bought

Start with the land, because it explains the rest. The De Souza Avenue site was secured for $278,900,000, a Land Bid of $841 psf per plot ratio. That is materially below what the Beauty World hub site carried, and it is why the launch psf sits where it does and why the developer could afford a low-rise plan instead of maximising height.

As of July 2026, the last sixty caveats cleared between $2,235 and $2,633 psf at a median around $2,337 psf. Across the full 143-caveat record the median is effectively the same at $2,338 psf with a floor of $2,199, which says The Sen has held its pricing line since launch rather than drifting. The developer’s list confirms the shape: the 452 sqft one-bedroom tier is sold out, having opened at $993,900, with two-bedders from about $1.546m, three-bedders from $2.028m and the four-bed-study from $3.45m.

The cleanest comparison in the west sits 270 metres away. Verdale brings 258 completed units from 2023 on the same slope, same 99-year tenure and the same school radius, so the only real variables between the two are age and product. Beyond that pair, Forett at Bukit Timah holds 633 freehold units from 2024, Daintree Residence 327 from 2022, and The Reserve Residences sets the precinct ceiling at 732 units for 2027. Further out, Dunearn House at 380 units for 2029 and the completed Fourth Avenue Residences at 476 units mark the district’s prestige end, three kilometres away and priced accordingly. Our Upper Bukit Timah property guide tracks how the corridor has priced through the Beauty World rebuild.

Weighing a stack against Verdale’s resale? Speak to us before you commit. We’ll run that spread with you, floor by floor and facing by facing, honest advice, no pressure. WhatsApp us.

The Sen Floor Plans: A Short Sheet, Family Weighted

The Sen floor plan sheet is short and legible: six configurations from 452 to 1,453 sqft. Ten one-bedroom units at 452 sqft, 110 two-bedders at 678 to 732 sqft and 57 two-bed-plus-study at 764 to 775 sqft open the range. Above them sit 90 three-bedders at 872 to 1,109 sqft, 40 three-bed-plus-study at 1,259 sqft and 40 four-bed-study homes at 1,453 sqft. A narrow sheet by launch standards means fewer awkward layouts and less internal competition on resale.

Run the arithmetic at the July 2026 median of about $2,337 psf and the ladder prices out plainly. The 452 sqft one-bedder works out near $1.06m, the two-bedders between $1.58m and $1.71m, the study formats around $1.8m, the 872 to 1,109 sqft three-bedders from $2.04m to $2.59m, the 1,259 sqft three-bed-study near $2.94m and the 1,453 sqft four-bed-study around $3.4m. Treat those as arithmetic on the caveat record rather than quotes.

The recorded prints land almost exactly there. A 936 sqft three-bedder cleared at $2,128,700 and a 678 sqft two-bedder at $1,620,000, both in July 2026, with a 1,259 sqft three-bed-study at $2,970,000 in June 2026. Maintenance runs $375 and $450 a month across the small band and $525 for the two largest tiers. Our guide to boutique and mid-sized condos weighs the 347-unit scale honestly in both directions, since a smaller estate also means a smaller resale pool when owners eventually sell.

The facilities are scaled for families rather than for a brochure: a 50m lap pool, hot and cold hydrotherapy pools, a family pool and children’s pool, a gym, a forest fitness deck, a tennis court, a clubhouse, four themed gardens, a sky bar and, unusually, a childcare centre on site. For a household with a toddler and a Bukit Timah Primary sibling, childcare inside the gate removes an entire logistics problem from the morning, and few 347-unit projects bother to build one.

Is The Sen Worth Buying? The Supply Picture

Look at the young end of the pocket, not the headline count. The Anak Bukit subzone holds 42 private developments and about 6,731 units, but the great majority went up between 1980 and 2004, and the field a buyer here actually competes with at resale is the handful completed since 2016: The Hillford, The Creek @ Bukit, Daintree Residence, Verdale, Forett at Bukit Timah, The Linq @ Beauty World and View at Kismis. Seven young projects is the real comparison set.

The Sen is one of three sites under construction in that subzone, and it is the one furthest from the station, which is precisely why its land came cheaper and its plot ratio came lower. The Reserve Residences at 732 units and 8@BT at 158 complete in 2027, The Sen’s 347 in 2028, so the new stock arrives in a cluster and the hillside gets its share of it. What The Sen does not share is the density: this plot keeps its 1.6 plot ratio while the town-centre sites carry three times that.

The demand side is unusual and worth naming. Bukit Timah as an HDB town holds only 2,554 flats across 27 blocks, 1,983 of them 4-room or larger, so there is no large upgrader pool underneath these prices. Buyers arrive instead from the district’s own private stock, from the school belt and from the international-school catchment across the main road. The URA Master Plan build-out at Beauty World upgrades the amenity map next door without adding density to this hillside, and that asymmetry is the useful part.

Two checks belong in any offer. Tenure is the first, since the comparison set mixes freehold and 99-year stock, and our guide to 99-year versus freehold sets out what the difference is worth in a district this old. Absorption is the second: 143 caveats against 347 units between November 2025 and July 2026, 78 in the launch period and 65 more through 2026. That is roughly 41 percent in about nine months, a solid launch with real runway left rather than a sell-out, so today’s buyer is still choosing between the price list and the resale board next door.

Exit liquidity reads through the district: 18,145 private homes across 75 condominiums, of which only twelve are ten years old or newer. Early sales absorbed the family formats fastest, which is the pocket’s own verdict on itself. The ten one-bedders cleared entirely and the 1,453 sqft four-bed-study did its business in the launch month, while the two and three-bedroom middle is what still transacts monthly. Our Q2 2026 property market review tracks how launches have absorbed through this cycle.

Who The Sen Suits

The Sen suits families who want the hillside’s nature-and-schools package in new product and have the patience to wait out construction to 2028. The 170 homes at three bedrooms or more, the childcare centre, the one-lot-per-unit carpark and the Bukit Timah Primary radius all point at one household. Rifle Range Nature Park, Clementi Forest and the reserve trails surround the slope, and our guide to nature-hugging condominiums covers why that setting has held value across cycles. Our guide to the top primary schools in Bukit Timah maps how the radii overlap across the district.

Picture the buyer you will hand the keys to. From 2028 this will be near-new low-rise stock inside 1km of a Downtown Line station, in a pocket where most rental supply is a decade or two older, with Middleton International, The Perse and St. Francis Methodist all within 2km feeding the tenant pool. The 177 homes in the one and two-bedroom band are sized for that market, though the one-bedroom tier is only ten units deep, so the two-bedders carry the rental story here. Our rental yields guide shows what survives of that number after fees and vacancy.

Fit matters in the other direction too. Buyers who need completed certainty will find it at Verdale next door, with keys attached and a resale price to check. Buyers who need a covered five-minute walk to a platform should look at the addresses sitting on top of one, because that is not this product, and the Jalan Jurong Kechil slope is part of daily life rather than a detail you stop noticing. There is also no mall downstairs, which is the honest cost of the quieter pocket.

Thinking about The Sen? The premium over Verdale, stack for stack, is the pocket’s decision and the number to test before anything else. Before you commit, speak to us. We’ll run it with you, honest advice, no pressure. WhatsApp us.