Narra Residences Review - a Low-Density Charm in the Dairy Farm Enclave
Analytical review of Narra Residences (D23) and comparison with nearby projects
Mervin Yu
As the Singapore property market moves into 2026, the launch of Narra Residences in the Dairy Farm enclave (District 23) offers a compelling case study in value pricing versus location premiums. Developed by a consortium led by Santarli Group, this 99-year leasehold project introduces 540 units into a precinct known for its low-density charm and proximity to the Bukit Timah Nature Reserve. However, the headline grabber is not just the location, but the regulatory timing. Narra Residences is the first residential launch in District 23 to be shaped by the URA's new GFA (Gross Floor Area) Harmonization framework. This has significant implications for usable space and "true" psf value, distinguishing it from older neighbors.
Project Overview & Data
Before analyzing the financials, here is the verified data from the developer factsheet.
| Attribute | Details |
|---|---|
| Developer | Dairy Farm Walk JV (Santarli, Apex Asia, Soon Li Heng, Kay Lim Realty) |
| Location | Dairy Farm Walk (District 23) |
| Tenure | 99-year Leasehold |
| Total Units | 540 Units (8 Blocks, 6 to 16 storeys) |
| Site Area | Approx. 235,500 sqft |
| Expected TOP | 2030 |
| Starting Price | From $998,000 ($1,930 psf) |
The Dairy Farm Enclave: Nature vs. Connectivity
Dairy Farm is often described as a "green lung" address. Located next to the Bukit Timah Nature Reserve and the Central Catchment Nature Reserve, the air quality and noise levels here differ vastly from denser precincts like Clementi or Jurong East.
The Connectivity Reality Check
While the marketing brochure highlights connectivity, savvy buyers must manage expectations regarding the MRT. Hillview MRT (Downtown Line) is the nearest station. The developer states a travel time of "minutes" by car, but for pedestrians, this is approximately a 15-minute walk (roughly 1.2km) via Petir Road.
Editor's Note: Unlike integrated developments where the MRT is at your doorstep, residents at Narra Residences will likely rely on feeder bus services or the shuttle bus (if provided by the MCST) to reach the MRT network daily. This "transport friction" is the trade-off for the lower entry price.
For amenities, the development is supported by:
- Dairy Farm Mall: A short walk away, providing supermarket and dining options.
- The Rail Mall: A heritage strip with cafes and Cold Storage, accessible via a short drive.
- Schools: CHIJ Our Lady Queen of Peace and Bukit Panjang Primary School are within the critical 1km radius, a major draw for young families.
Pricing Analysis: Is It Undervalued?
Narra Residences launches with a starting PSF of $1,930. To understand if this is a "good buy," we must look at the transaction data of its immediate neighbors in District 23.
| Project | Launch/Resale Price (Avg PSF) | Status |
|---|---|---|
| Narra Residences | ~$1,930 psf (Starting) | New Launch (2026) |
| The Botany at Dairy Farm | ~$2,070 psf (Launch) | Sold Out |
| Hillhaven | ~$2,120 psf | Sold Out |
| Dairy Farm Residences | ~$1,800 psf (Resale) | Completed |
The data reveals that Narra Residences is priced competitively, undercutting recent launches like The Botany and Hillhaven. This pricing strategy reflects the consortium's land bid of $1,020 psf ppr, which allowed them some buffer to price units attractively to spur volume.
Note: Market values change. Please verify all financial projections with official documentation.
(Source: Apex Asia)
Floor Plan Efficiency (GFA Harmonization)
Narra Residences is the first in the area to launch under the GFA harmonization rules. Previously, developers could include air-con ledges in the strata area (saleable square footage), meaning buyers paid full PSF price for a concrete slab they couldn't stand on.
Under the new rules:
- Air-con ledges are excluded from the unit's strata area (now part of common property).
- Curtain walls are also excluded.
What this means for you: A 1,000 sqft unit at Narra Residences has more internal, usable liveable space than a 1,000 sqft unit at an older development like Dairy Farm Residences. While the PSF might look numerically similar to resale options, the efficiency-adjusted PSF makes Narra Residences effectively cheaper in terms of internal floor space.
Frequently Asked Questions
Is Narra Residences Freehold or Leasehold?
Narra Residences is a 99-year leasehold development. For freehold options in the vicinity, you would typically need to look at the resale landed market or older condos in the Hillview area. See our collection of 99-year leasehold projects for comparisons.
How far is the walk to Hillview MRT?
It is approximately 1.2km, taking about 15 minutes for an average adult to walk. Most residents will likely use a bus or shuttle service.
What is the "GFA Harmonization" benefit?
It ensures that the square footage you pay for is fully usable internal space, excluding non-functional areas like air-con ledges from the price calculation.
- Entry Price Anchor: Starting from $1,930 psf, significantly lower than District 23 comparables like The Botany ($2,070 psf).
- Efficiency Boost: First D23 project under GFA Harmonization—no air-con ledges included in the saleable strata area.
- Nature Integration: 63-meter separation between blocks and two-thirds of the site dedicated to landscaping.
- Connectivity Trade-off: Situated in a quieter enclave, requiring a 15-minute walk to Hillview MRT (DTL).
- Target Demographic: Ideal for families prioritizing square footage and nature over immediate MRT doorstep access.
The Bottom Line
Narra Residences presents a distinct proposition: high efficiency and nature-centric living at a price point below $2,000 psf—a rarity in the 2026 market. It is best suited for owner-occupiers who drive or don't mind a feeder bus commute, and who prioritize internal living space over immediate MRT access.
If you are looking for a modern home that maximizes every square foot of your purchase, this development warrants a closer look.
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