7 Bassein Road, Singapore 309837
The Serra Residences is Far East Organization’s freehold launch at 7 Bassein Road in Novena, District 11: 133 homes in a single 28-storey tower, with completion expected in the fourth quarter of 2030. It is the only freehold launch with harmonised GFA, on a 4,775 sqm site next to HealthCity Novena that Far East has held since 2010.
Harmonised GFA matters for the price you compare. Under URA’s GFA harmonisation rules, AC ledges are no longer counted in a unit’s strata area, so the sqft you pay for is the space you live in. Many older condos still include those ledges in their quoted sizes, which makes their psf look lower than it really is.
Novena MRT (NS20) on the North-South Line is within 1km, an 8 to 12 minute walk through the HealthCity Novena link to Exit A or along Jalan Tan Tock Seng and Sinaran Drive. Bus stops on Balestier Road and Moulmein Road are about 350m and 440m from the gate, and Orchard Road is an 8-minute drive. Toa Payoh (NS19) and Farrer Park (NE8) stations both sit within 2km.
2 primary schools fall within 1km: St. Joseph’s Institution Junior, a boys’ school about 600m away, and Hong Wen School.
Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Farrer Park, CHIJ Primary (Toa Payoh), Kheng Cheng, Pei Chun Public and Bendemeer follow in the 1km to 2km band. Under MOE’s P1 registration framework, home-school distance decides priority in the later phases, and our P1 registration guide explains how those phases play out.
The tower is split in two. Levels 4 to 16 hold 91 homes: 39 2-bedroom + study units, 39 3-bedders and 13 4-bedders, from 710 to 958 sqft. Level 17 is a sky terrace.
Levels 18 to 27, called The Summit, hold 40 larger homes from 1,216 to 1,755 sqft, 20 of them with a private lift, and 2 penthouses of 2,648 and 2,669 sqft take level 28. There are no 1-bedders.
The podium carries a 50m lap pool above the arrival court and a full-size tennis court, which is uncommon in a boutique project of 133 units.
Tenure is freehold, so there is no lease clock running down. Vacant possession is expected on 1 September 2031, about 5 years after booking day. Our guide to 99-year vs freehold condos covers what that tenure is worth over a long hold.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 2 Bedroom + Study | 39 | 710 - 721 | 29.32% | B1, B1a, B2 | To be Confirmed |
| 3 Bedroom | 39 | 764 - 904 | 29.32% | C1, C2, C3 | To be Confirmed |
| 4 Bedroom | 23 | 958 - 1,216 | 17.29% | D1, D2 | To be Confirmed |
| 4 Bedroom + Study | 10 | 1,335 | 7.52% | D3 | To be Confirmed |
| 4 Bedroom Premium (Private Lift) | 10 | 1,528 | 7.52% | D4 | To be Confirmed |
| 5 Bedroom Premium (Private Lift) | 10 | 1,755 | 7.52% | E | To be Confirmed |
| Penthouse | 2 | 2,648 - 2,669 | 1.50% | PH1, PH2 | To be Confirmed |
| Overall | 133 | 710 - 2,669 | 100.00% |
Far East Organization, founded in 1960, is Singapore’s largest private developer with over six decades of consistent delivery across residential and mixed‑use projects. Its track record includes shaping Orchard Road with Far East Plaza and Lucky Plaza, and recent launches such as Hillhaven (2024) and the integrated The Reserve Residences (2023). Beyond homes, the group operates across hospitality, retail, offices, and healthcare, with listed hospitality entities supporting financial resilience. Buyers value its scale, disciplined execution, and long-term stewardship of assets, which translate into dependable project delivery, practical design, and sustained upkeep across developments.
Freehold land this close to Orchard rarely changes hands, and new 99-year launches in District 11 already sell above $3,000 psf. The Serra Residences sits in that gap: a freehold address with harmonised GFA beside the HealthCity Novena medical hub, built on land bought 16 years ago.
Indicative starting prices, as of 2 October 2026:
2-bedroom + study from $2.3M (710 to 721 sqft)
3-bedroom from $2.5M (764 to 904 sqft)
4-bedroom from $3.2M (958 sqft)
5-bedroom premium with private lift from $6.3M (1,755 sqft)
That works out to about $3,350 psf on levels 4 to 16 and about $3,600 psf at The Summit. Final prices are confirmed at launch on 17 October.
Far East bought the old Pastoral View block and the plot next to it in 2010 for about $122 million, around $847 psf per plot ratio including development charges. Core-region land now costs more than twice that: the Peck Hay Road site in Newton went for $1,865 psf ppr in 2026, on a 99-year lease. Our review of the 2026 GLS land bids covers where those sites sit.
The district sets the reference. Over the 12 months to August 2026, freehold new sales in District 11 changed hands at a median $2,933 psf across 33 transactions, with Watten House at a median $3,256 psf. The 99-year Dunearn House, launched in July 2026, has sold 227 units at a median $3,107 psf. Market analysts quoted in late September 2026 put the median new freehold launch at about $3,160 psf.
Serra’s premium over those figures is paid for in 3 ways: freehold tenure, a 2030 completion, and harmonised sizes, where every sqft is usable space. Neu at Novena, the newest freehold project nearby (TOP 2024), recently resold at $2,921 psf on pre-harmonisation sizes, so the 2 psf figures are not measuring the same thing.
Want to know where your budget lands on the price list? Speak to us before booking day and we will run the numbers with you, honest advice, no pressure. WhatsApp us
The size ladder, as printed on the final September 2026 plans. Our study of which condo unit types buyers actually want shows why the 2 and 3-bedroom formats carry most of the demand.
2-bedroom + study, 710 to 721 sqft (types B1, B1a, B2), 2 bathrooms, 39 units on levels 4 to 16.
3-bedroom, 764 to 904 sqft (C1, C2, C3), 2 bathrooms, 39 units.
4-bedroom, 958 sqft (D1), a compact family layout with 2 bathrooms, 13 units.
The Summit, levels 18 to 27: 4-bedroom of 1,216 sqft with a store (D2), 4-bedroom + study of 1,335 sqft (D3), and the 2 private-lift types, a 4-bedroom premium of 1,528 sqft (D4) and a 5-bedroom premium of 1,755 sqft (E), 10 units each.
2 penthouses on level 28, 2,648 and 2,669 sqft, each with 5 bedrooms on a single floor, a private lift and a private car park lot.
Living and dining ceilings run 2.89m in the typical units and 3.44m in the penthouses. Kitchens come with V-ZUG appliances, every unit gets a smart home hub and a Yale digital lockset, and balcony screens are an optional extra at $13,673 to $61,528 depending on the type.
Start with supply. Serra competes with the larger condos in the Balestier subzone, the 25 existing projects of more than 100 units. 24 of them were completed in 2016 or earlier, the only newer one is Verticus (2024), and The Serra Residences is the only one under construction.
Across the Core Central Region, only 287 of the roughly 4,000 new private homes launched between early 2024 and mid-2026 were freehold, about 7%. The larger new sites within 2km are 99-year government land sales, including the Dorset Road site (about 425 homes) and the Bukit Timah Road site (about 340).
Demand comes from HealthCity Novena next door. Tan Tock Seng Hospital is about 375m from the site and Mount Elizabeth Novena about 420m, with the National Centre for Infectious Diseases and Lee Kong Chian Medical School on the same campus. Phase 2 of the HealthCity plan, launched in September 2025, adds a TTSH Medical Tower of about 600 acute beds.
Within 1km, 3,462 private leases were signed in the 12 months to August 2026, and our rental yield guide covers how we read numbers like that.
Daily life is covered on foot. Shaw Plaza, Zhongshan Mall and Square 2 are each under 500m away, Novena Square and Goldhill Shopping Centre are a little further, and Pek Kio Market & Food Centre and Whampoa Drive Market Place handle the hawker run. Novena Park and Zhongshan Park are the closest green spaces.
The main trade-off is time: keys arrive in September 2031. Against that, freehold land at this distance from Orchard is not being replaced, and the URA Master Plan sets out what else is planned around Novena. Our Q2 2026 market review shows the core region taking the lead on price growth again.
The Serra Residences suits buyers who want freehold in the city fringe without paying for an Orchard address, families who need 4 or 5 bedrooms and value a private lift, households planning for St. Joseph’s Institution Junior or Hong Wen School, and doctors and staff at TTSH or Mount Elizabeth Novena who would like to walk to work. It also suits long-term holders who would rather own the land than a lease.
The exit audience is the same freehold buyer, and the supply competing for that buyer stays thin because so little freehold land is released in the core region.
Fit matters in the other direction too. If you want a 99-year home closer to the station, Soleil @ Sinaran is under 500m from Novena MRT. If you want a larger freehold site with more land around it, Watten House in the Bukit Timah belt is the reference. If you need keys sooner, the freehold resale blocks within 1km are available now.
Thinking about The Serra Residences? The launch is on 17 October, so now is the time to shortlist your stack. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us
The Serra Residences has 1 residential tower of 28 storeys.
The Serra Residences has 133 residential units.
The Serra Residences offers 2 Bedroom + Study (710 to 721 sqft), 3 Bedroom (764 to 904 sqft), 4 Bedroom (958 to 1,216 sqft), 4 Bedroom + Study (1,335 sqft), 4 Bedroom Premium with private lift (1,528 sqft), 5 Bedroom Premium with private lift (1,755 sqft) and 2 penthouses (2,648 and 2,669 sqft). There are no 1 Bedroom units.
The Serra Residences is freehold.
Yes, The Serra Residences is a freehold development.
The Serra Residences is developed by Far East Organization, through Transurban Properties Pte Ltd.
The Serra Residences’s architect is P&T Consultants Pte Ltd and the main contractor is Keong Hong Construction Pte Ltd. Interiors are by 932 Design Group and landscaping by Ecoplan Asia.
The Serra Residences has a 50m lap pool, spa pool, kids pool, full-size tennis court, fitness room, dining room, BBQ pavilion, kids pavilion and playground, pets park, steam room and sauna, plus a level 17 sky terrace with a zen deck, wellness garden and 2 lounges.
The 4 Bedroom Premium (Type D4), 5 Bedroom Premium (Type E) and both penthouses at The Serra Residences have a private lift, 22 units in total.
The Serra Residences is at 7 Bassein Road, Singapore 309837, in Novena, District 11, beside HealthCity Novena and within 1km of Novena MRT (NS20).
The Serra Residences is in District 11 (Novena), within the Novena planning area, in the Core Central Region (CCR).
Novena MRT (NS20) on the North-South Line is within 1km of The Serra Residences, an 8 to 12 minute walk. Toa Payoh (NS19) and Farrer Park (NE8) are within 2km.
Primary Schools within 1km of The Serra Residences:
St. Joseph’s Institution Junior
Hong Wen School
Far East Organization acquired the former Pastoral View site and the adjoining plot in 2010 for about $122 million, or around $847 psf ppr including development charges.
Indicative starting prices for The Serra Residences (as of 2 October 2026): 2 Bedroom + Study from $2.3M, 3 Bedroom from $2.5M, 4 Bedroom from $3.2M, 5 Bedroom Premium from $6.3M. Final prices are confirmed at launch on 17 October 2026.
Indicative pricing for The Serra Residences starts from about $3,350 psf on levels 4 to 16 and about $3,600 psf at The Summit (levels 18 to 27), as of 2 October 2026.
That depends on your entry price and holding period. The Serra Residences is the only freehold launch with harmonised GFA, on land bought in 2010, beside HealthCity Novena. Speak to us and we will run the numbers with you before you commit.
Yes. About 70% of The Serra Residences’s units have 3 or more bedrooms and there is no 1 Bedroom stock. St. Joseph’s Institution Junior and Hong Wen School are within 1km.
The Serra Residences is a freehold condominium by Far East Organization at 7 Bassein Road, Novena, with 133 units in a single 28-storey tower and an estimated TOP in Q4 2030.
The Serra Residences is expected to obtain TOP in Q4 2030, with vacant possession on 1 September 2031.
The Serra Residences previews from 2 to 13 October 2026, with the launch on 17 October 2026.
Yes. Foreigners can buy The Serra Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Serra Residences sales gallery is open for preview from 2 to 13 October 2026, an 8-minute walk from Novena MRT Exit A. Contact us to arrange an appointment and we will share the location and directions.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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