Narra Residences
, Bukit Panjang, West · 99-year leasehold · Launched
Narra Residences is a 540-unit, 99-year leasehold condominium at Dairy Farm Walk with seven residential blocks of six to 18 storeys and a commercial block with four strata-titled shops. Units range from one-bedroom-plus-study to five-bedroom layouts.
- From
- S$998K
- Lowest
- S$1,930calculated
Exterior: Aerial view of Narra Residences, artist's impression. Narra Residences official website (developer disclosure) 
Exterior: Residential block and pool, artist's impression. Narra Residences official website (developer disclosure) 
Interior: Living and dining area, artist's impression. Narra Residences official website (developer disclosure) 
Interior: Bedroom, artist's impression. Narra Residences official website (developer disclosure) 
Facilities: Pool and landscaped deck, artist's impression. Narra Residences official website (developer disclosure) 
Site plan: Site plan. Narra Residences official website (developer disclosure)
Images from the developer, usually artist's impressions. The finished project may differ.
Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.
- Ready ()
- 2030
- Nearest MRT or LRT
- 1.0 km · ~13 min walkcalculated
- so far
- 216 of 540 (40%)
- Recent sales, median
- S$2,164 psfcalculated
- , median
- S$1,653 psfcalculated
- 99-year leasehold
- Developer
- Dairy Farm Walk JV Development Pte. Ltd.
- Launched
- 31 Jan 2026
Nearest station in service: Hillview MRT Station. Distances are straight-line; walking routes are longer.
Is it worth buying?
PropGPT financial score
57out of 100
Fair case on the numbers
Confidence: high, most figures known (90% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearby21% of the scoreCosts 12% more than similar older homes nearby; usually 17% more. | 75 | Costs 12% more than similar older homes nearby; usually 17% more. |
| Rental yield vs typical16% of the scoreRent of about 2.5% of the price a year; typical is 2.4%. | 66 | Rent of about 2.5% of the price a year; typical is 2.4%. |
| Price vs other new launches nearbynot countedNot known yet. | Not known | Not known yet. |
| Price vs launches in the region11% of the score8% below the typical price of launches in the region. | 75 | 8% below the typical price of launches in the region. |
| Price vs the developer's likely breakeven11% of the scorePriced at 1.52 times the developer's likely cost. | 0 | Priced at 1.52 times the developer's likely cost. |
| Value lost to the lease in the next 10 years11% of the scoreAbout 98 years left: the lease takes about 2.0% off its value in the next 10 years. | 80 | About 98 years left: the lease takes about 2.0% off its value in the next 10 years. |
| Nearby homes that beat the market11% of the score7 of 16 nearby projects beat the market. | 40 | 7 of 16 nearby projects beat the market. |
| Distance to the MRT11% of the score1,022 m to the nearest station. | 20 | 1,022 m to the nearest station. |
| Competing homes finishing nearby5% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
| Developer's track record5% of the scoreNo problems reported, but few completed projects. | 50 | No problems reported, but few completed projects. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 1Neutral 6Watch out 2Not known yet 1
Am I paying a fair price?
Price vs similar resale homes nearby · Neutral
Costs about 12% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one is close to usual.
- This launch
- S$2,164 psf
- Usual for a launch here
- S$2,260 psf
- Similar homes nearby
- S$1,924 psf
Based on 240 resales, Nov 2025 to Nov 2026 · a rough guide only
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What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 414–1,990 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2030) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.The figures
- This project: S$2,164 psf, the median of its own new sales in the last 12 months.
- Nearby resale: S$1,924 psf, the median of 240 sales after the lease adjustment.
- Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
- Age adjustment: 240 of 240 nearby sales are also scaled to this project's age (a new building, expected TOP 2030), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
- Gap: S$2,164 psf ÷ S$1,924 psf − 1 = +12%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.What this check cannot see
- Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
- The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
- Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
- URA gives one map point per project, so large projects are measured from a single spot.
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
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What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (414–1,990 sq ft).Price vs launches in this region · Neutral
About 8% below the typical price of other launches selling now in this region
Priced like most of the homes you are likely to compare it with.
- This launch
- S$2,164 psf
- Typical launch in the region
- S$2,340 psf
Based on 8 launches · a rough guide only
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What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).The figures
- This project: S$2,164 psf
- Median of 8 other launches selling now in this region: S$2,340 psf
- In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.What this check cannot see
- Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
- Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
Land cost vs launch price · Watch out
Priced at about 1.52 times the developer's likely cost
Priced well above what the project likely cost the developer, so the developer has room to give discounts later. Do not rush.
- This launch
- S$2,164 psf
- Developer's likely cost
- S$1,428 psf
Based on the land price from PropGPT research, 22 Oct 2026
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.The figures
- Land: S$1,020 per sq ft of plot ratio, Government Land Sales tender in 2025
- Likely breakeven: about S$1,428 psf (land × 1.4: land plus construction, financing and fees)
- This project: S$2,164 psf; S$2,164 psf ÷ S$1,428 psf = 1.52. In your favour under 1.15; watch out at 1.3 or more.
How fair is this comparison?
Fair. This project's own land and price; only the cost of building is estimated.What this check cannot see
- × 1.4 is a rule of thumb; consultants' estimates for a site differ, and construction costs rose sharply after 2021.
- The land price may or may not include a lease top-up or development charge; the research notes say which when known.
- Land bought years ago is cheaper in today's money, so older land makes the margin look bigger.
Sources
The Business Times: Narra Residences kicks off 2026 new launches, retrieved 2026-10-22
Can it earn or hold its value?
Rental yield · Neutral
About 2.5% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
- This launch
- 2.5%
- Typical for launches selling now
- 2.4%
Based on 1,116 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.The figures
- Nearby rent: S$4.58 per sq ft a month, median of 1,116 contracts (URA, Q1 2026 to Q3 2026)
- Yield = S$4.58 × 12 ÷ S$2,164 psf = 2.5%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.What this check cannot see
- Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
- URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
- New homes usually rent for more than the older homes nearby, so this may understate.
Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.The figures
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · Neutral
7 of 16 nearby projects rose faster than the whole market
Homes around here have moved roughly with the market.
Based on 16 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.The figures
- DAIRY FARM RESIDENCES (215 m): +7% from 2021-Q4 to 2026-Q2; market +25%
- FORESQUE RESIDENCES (234 m): +21% from 2022-Q2 to 2026-Q2; market +21%
- ECO SANCTUARY (279 m): +22% from 2022-Q2 to 2026-Q2; market +21%
- TREE HOUSE (363 m): +26% from 2022-Q1 to 2026-Q2; market +25%
- THE SKYWOODS (472 m): +19% from 2022-Q2 to 2026-Q2; market +21%
- CASHEW HEIGHTS CONDOMINIUM (906 m): +15% from 2022-Q2 to 2026-Q2; market +21%
- In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.What this check cannot see
- PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
- A project's early sales may be small units and later ones large, or the other way round.
- Past price moves do not predict future ones.
MRT · Watch out
1,022 m to Hillview MRT Station
Over 1 km from a station; fewer buyers and tenants will consider it.
Based on LTA station exits and URA Master Plan 2019, worked out 2 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- Nearest planned station: Jelepang (planned), 2,288 m
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 2 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).How fair is this comparison?
Fair. The developer's other projects, not this one.What this check cannot see
- Only problems reported in the news are found; many defects are settled quietly.
- Joint ventures: a problem of one partner is listed even when the other partner led the project.
Cost to buy, hold and sell · Fact
S$24,540 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$998K: S$24,540 (assumes a Singapore citizen buying a first home)
- Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
- Interest is paid only on the loan drawn so far; payments rise as the building goes up.
How fair is this comparison?
Very fair. Worked out for this price.What this check cannot see
- Assumes a Singapore citizen buying a first home until you add your details.
Good to know (not judged)
Sales so far · Fact
40% sold in 9 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
540 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
2 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
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The figures
- Dairy Farm Walk site for about 480 homes; tender closed in January 2026 with a top bid of S$427 million (S$962 psf ppr)
- The Botany at Dairy Farm (386 units) by Sim Lian, on a site bought in March 2022 at S$980 psf ppr
Sources
The Business Times: Top bid for Dairy Farm condo site is 5.7% lower than nearby plot, retrieved 2026-10-22; The Business Times: Narra Residences kicks off 2026 new launches, retrieved 2026-10-22Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.
PropGPT calculations from URA and data.gov.sg, updated 2 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What you would pay
For the cheapest 1BR + Study at S$998,000. Estimates, not financial advice.
- Monthly loan payment
- S$3,156
- Cash and CPF needed upfront
- S$277,040at least S$49,900 of it in cash
- S$24,540
- S$0
PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.
Unit types and prices
As published by the developer or reported in the press. Availability changes daily; confirm with the developer.
1BR + Studyfrom S$998,000
517 sq ftS$1,930 psf
2BRfrom S$1,170,000
560 sq ftS$2,089 psf
3BRfrom S$1,600,000
not published sq ftnot published psf
4BRfrom S$2,400,000
1,152 sq ftS$2,083 psf
5BRfrom S$3,800,000
1,658 sq ftS$2,292 psf
| Type | Size (sq ft) | Price | |
|---|---|---|---|
| 1BR + Study | 517 | from S$998,000 | S$1,930 |
| 2BR | 560 | from S$1,170,000 | S$2,089 |
| 3BR | Not published | from S$1,600,000 | Not published |
| 4BR | 1,152 | from S$2,400,000 | S$2,083 |
| 5BR | 1,658 | from S$3,800,000 | S$2,292 |
Price per square foot of actual sales, by month
URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.
Nearby homes and what they sold for
Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.
10 nearby projects, median from S$1,561 to S$1,789. Show the listHide the list
| Project | Distance | Tenure | Median PSF | Typical size | Sales |
|---|---|---|---|---|---|
| DAIRY FARM RESIDENCES | 215 m | 99-year from 2018 | S$1,789 | 764 sq ft | 24 |
| FORESQUE RESIDENCES | 234 m | 99-year from 2011 | S$1,591 | 1,157 sq ft | 16 |
| ECO SANCTUARY | 279 m | 99-year from 2012 | S$1,660 | 990 sq ft | 9 |
| TREE HOUSE | 363 m | 99-year from 2009 | S$1,585 | 1,152 sq ft | 6 |
| THE SKYWOODS | 472 m | 99-year from 2012 | S$1,677 | 1,012 sq ft | 17 |
| THE DAIRY FARM | 694 m | Freehold | S$1,668 | 1,948 sq ft | 6 |
| CASHEW PARK CONDOMINIUM | 743 m | 999-year from 1882 | S$1,586 | 1,130 sq ft | 2 |
| CASHEW HEIGHTS CONDOMINIUM | 906 m | 999-year from 1882 | S$1,630 | 1,658 sq ft | 6 |
| ESPA | 1,013 m | 999-year from 1882 | S$1,778 | 996 sq ft | 2 |
| HILLVIEW PARK | 1,028 m | Freehold | S$1,561 | 1,324 sq ft | 7 |
Location
- Nearest MRT station
- New LRT station (not yet named)
- 918 m · ~12 min walk
- Nearest school
- Bukit Panjang Primary School
- 791 m · ~10 min walk
- Nearest park
- Chestnut Close Park
- 135 m · ~2 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd
- 1.0 km · ~13 min walk
Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Add Narra Residences to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.