The soundtrack at Narra Residences is not one of traffic and city bustle, but birdsong, rustling leaves and flowing water. Framed by the greenery of the Dairy Farm enclave, the 540-unit residential development is designed as a forest retreat — one that combines nature-inspired living with competitive prices in today’s new-launch market.
Sitting at the intersection of the Singapore Quarry and a more-than-2,000ha forested belt spanning Lower Peirce Reservoir Park, Bukit Timah Nature Reserve and Dairy Farm Nature Park, Narra Residences is the newest residential launch in District 23 (D23) this year.
Beyond its natural setting, the 99-year leasehold project is entering a market with a healthy record of capital appreciation, where 96% of secondary transactions in D23 over the past decade have been profitable.
Jointly developed by Santarli Realty and Apex Asia Development, as well as Soon Li Heng Civil Engineering, Kay Lim Realty, BHCC Holding and Heeton Holdings, Narra Residences comprises one-to-five-bedroom units. As of June 30, almost 38% of its units have been sold.
The newest addition to the relatively mature Dairy Farm precinct follows previous launches such as the 460-unit mixed-use Dairy Farm Residences (launched in 2019) and the 386-unit Botany at Dairy Farm (2023). The Dairy Farm Walk (Plot 3) is also slated for launch next year. Older nearby projects include Eco Sanctuary and The Skywoods, both launched in 2012.
Since then, the precinct has taken shape, with retail offerings at HillV2, Hillion Mall, The Rail Mall and Bukit Panjang Plaza — all within 2km of Narra Residences. Adjacent to the development is Dairy Farm Mall, complemented by four commercial units located within Narra Residences.
The area is well-served by Cashew and Hillview MRT Stations on the Downtown Line and enjoys direct access to the Bukit Timah Expressway (BKE). Schools within a 1km radius include Bukit Panjang Primary School, CHIJ Our Lady Queen of Peace and GESS International School.
Architecture shaped by nature
Themed as a “forest retreat”, Narra Residences is envisioned as a home that blends the characteristics of the quarry, forest and reservoir that surround it. By placing these elements at the centre of its design, award-winning architectural firm P&T Consultants designed the experience of coming home as “a sense of retreat and relaxation”, one that begins the moment residents step into the development and continues through everyday living.
“The network of gardens, lounges, recreational outdoor activities and moments of quiet reflection enriches daily life and fosters a stronger connection to both community and nature,” says P&T Consultants.
The development’s seven residential blocks are generously spaced 28m to 63m apart, creating wide separation distances while allowing the architects to carve out distinct lifestyle zones across the site. These include a 50m lap pool, family-oriented recreational spaces, a clubhouse spine, tennis court, barbecue pavilions, playground and forest terrace.
The development boasts an exclusive indoor golf simulator, offering residents the convenience of practising their swing year-round without the need to commute to an external driving range.
In addition, the residential blocks are oriented such that most units face north-south to maximise views and ventilation. “For units facing north-south, residents enjoy expansive views towards open vistas rather than neighbouring blocks; while the stack facing east was intentionally designed to avoid the gable wall and instead get some of the best views of the reservoir,” says Ng.
The textured gable walls echo the quarry landscape, while rooftop gardens — with cascading plantings over lower blocks — soften the building form and create a garden roofscape visible from surrounding estates, according to Ng.
The overarching theme is clear — to create a retreat-inspired development.
Efficient layouts and value in a rising market
Beyond its natural setting, Narra Residences’ selling points include its pricing and efficient layouts.
“What stood out to Narra Residences’ buyers are the pricing and the layout efficiency,” says Alex Goh, senior associate branch district director at PropNex and project leader for Narra Residences. “Buyers feel that they are getting more usable space, and that matters greatly in today’s market.”
Under Singapore’s harmonised gross floor area framework, features such as air-conditioning ledges are excluded from saleable area calculations. This means buyers pay only for usable internal space, making the layout efficient, says Goh. “When residents enter the unit, it feels very spacious. The layout is planned efficiently so that the home feels larger than they would expect.”
Goh also notes that Narra Residences’ price points are becoming “increasingly difficult to find among new launches”.
“Among the remaining new launch projects, Narra Residences may be one of the cheapest private residential projects in Singapore on a psf basis,” Goh adds.
While the project’s most popular unit type — the three-bedroom compact units — has been fully sold out, Goh notes that the remaining available units are still attractively priced. Particularly, the three-bedroom flexi units, at 872 sq ft, offer a functional layout at a “very affordable price point”, he adds. Prices of available three-bedroom flexi units start from $2,242 psf.
Other available units as of June 2026 include two- to five-bedroom units, with starting prices of $1.296 million for a 560 sq ft, two-bedroom compact unit and $3.888 million for a 1,658 sq ft, five-bedroom compact unit with a private lift. On a psf basis, prices start from $2,020.
Comparing with the broader market, Narra Residences pricing appears competitive. In D23, median new-sale condominium prices have climbed steadily over the past decade, reaching about $2,147 psf in May 2026, according to Urban Redevelopment Authority (URA) Realis caveat data. This represents an increase of more than 65% from 2016 levels.
Meanwhile, median resale condominium prices in the district stand at about $1,467 psf. While Narra Residences commands the premium typically associated with a new launch, the price gap between new-sale and resale condominiums in D23 has narrowed over the past decade, from 36% in 2016 to 32% in 2026.
This contrasts with the broader Outside Central Region (OCR), where the corresponding gap widened from 13% to 27% over the same period. The compressing newlaunch premium in D23 suggests that buyers are paying a relatively smaller premium for new homes over resale properties, while buyers elsewhere in the OCR are paying increasingly higher premiums for new launches.
Demand spillover
Most purchasers so far have been young families seeking a place for their own stay, many of whom are upgrading from HDB estates in D23 and the northeast region, according to Apex Asia Development.
“A high number of HDB flats in District 19 are reaching their minimum occupation period (MOP) in recent years, which has resulted in demand spillover from the northeast region into D23,” adds Goh.
Narra Residences may also benefit from recent changes to EC demand dynamics. With tighter quotas affecting second-time applicants in future EC launches, “some upgraders who would traditionally have considered an EC may increasingly look towards private condominiums that offer similar price points”, says Goh. “As EC options become more constrained, buyers will naturally compare alternatives in the private market, and projects that are closest in pricing to ECs stand to benefit.”
Narra Residences benefits from “being priced slightly higher” than the recent executive condominiums (EC) launches. “Narra Residences is currently transacting at around $2,000-plus psf, while [the new] ECs are already selling at about $1,900 psf, with some projects exceeding $2,000 psf,” says Goh.
“As such, we believe there could be a wave of second-time buyers who are unable to qualify for EC purchases, likely starting next year, due to the new ruling.
“Once the new ruling takes effect, the second-timer quota will be reduced to 10%. As a result, second-timer buyers looking to upgrade may turn to private residential developments that are priced closest to ECs; and Narra Residences is one of them.”
D23’s healthy profitability
D23 has demonstrated resilient resale performance over the past decade. Among the 1,212 resale transactions recorded between 2016 and 2026, about 96% were profitable, generating an average gain of $240,281 after an average holding period of five years.
Closer to Narra Residences, resale activity in Dairy Farm Residences has also delivered healthy returns. Across the 59 resale transactions, sellers chalked up an average profit of $184,121 after holding their units for around four years.
That said, Goh believes the project’s appeal extends beyond pricing alone. “People who like this area really like this area,” he says. “The greenery, the quiet environment and the sense of space are key reasons buyers choose the Dairy Farm area.”
Within a mature estate with extensive greenery, Narra Residences offers a proposition that is becoming increasingly rare in Singapore: A nature-centric home without the premium typically associated with such surroundings.
“People who choose Dairy Farm area are looking for a different lifestyle, and Narra Residences offers that at a price point that is becoming increasingly difficult to find in today’s market,” adds Goh.
Charts: City & Country
Data: URA Realis
Photos: Apex Asia
