Narra Residences: The Nature Reserve Address, Priced at a Record
Every so often a launch's location argument is settled by a map rather than a masterplan. Narra Residences sits where Dairy Farm Walk meets the green wall of the Dairy Farm Nature Park and the Bukit Timah Nature Reserve: the backyard is a rainforest that cannot be developed, the Rail Corridor and Singapore Quarry are a stroll away, and Hillview MRT on the Downtown Line is a short walk or cycle from the gate. The Santarli-led consortium priced that setting at a record $2,180 psf average for the area, drew 3,500 preview visitors, sold a quarter on launch weekend, and has reached 41 percent seven months in. What remains is the widest type spread on any chart we track: eleven layouts, from compact 2-bedders to private-lift 5-bedders.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
The land came in at $504.52 million, about $1,020 psf ppr, a moderate GLS basis, and the entry pricing kept the door wide: the launch opened from $998,000 and the balance 2-bedders start at $1.339 million. The balance chart also carries a gentle inversion, with 3-bedders from $2,040 psf entering below the 2-bedroom floor of $2,085. The deductions: $2,180 psf average is a record for a neighbourhood whose earlier launches transacted below $2,100, and 41 percent absorption over seven months says the market is taking its time with that premium.
Few addresses can say all of this at once: the Bukit Timah Nature Reserve and Dairy Farm Nature Park as a permanent backyard, a short walk or cycle to Hillview MRT on the Downtown Line, the German European School nearby, Hillion Mall and The Rail Mall for daily life, and four Cari Walk shops downstairs. The eleven-type spread serves everyone from couples to multi-generation households. The deductions: District 23's Dairy Farm pocket is a quiet fringe by design, and the daily-amenity depth relies on a drive or train hop for anything beyond the basics.
The nature frontage is a permanent moat, the Rail Corridor keeps maturing as a 24km green spine, and the Beauty World rejuvenation two Downtown Line stops away lifts the corridor's amenity story. The deduction is structural: unlike the JLD or Woodlands, the Dairy Farm pocket has no large employment or infrastructure catalyst on the government's books, so future demand leans on lifestyle preference and school-driven relocation rather than a build-out story.
Nature-facing stacks in a reserve-fronting estate hold a differentiator that neighbouring resales cannot copy, and the type breadth means the eventual resale market serves many buyer profiles. The deductions: 321 developer units will compete with any early reseller for years, the surrounding cluster from Dairy Farm Residences to Botany and The Myst supplies ready alternatives, and a record-setting entry price leaves less headroom for the exit buyer's arithmetic on a 99-year lease.
What Exactly Is Narra Residences?
Narra Residences is a 544-unit development at Dairy Farm Walk, District 23: 540 homes in seven blocks plus four strata shops forming the Cari Walk retail cluster at the doorstep. The developer is Dairy Farm Walk JV Development, the consortium of Santarli Realty, Apex Asia Development, Soon Li Heng Civil Engineering and Kay Lim Realty, which won the Government Land Sales site with a $504.52 million bid, about $1,020 psf ppr, on a 235,000 sqft plot at plot ratio 2.25. The lease runs 99 years from July 2025, with vacant possession expected by 20 January 2030.
The launch on 1 February 2026 drew 3,500 preview visitors and moved 135 units, about a quarter of the project, at an average of $2,180 psf, from $998,000 for the 1-bedroom-with-study tier. That average set a new benchmark for the Dairy Farm area. Seven months on, take-up stands at 41 percent, with the tiny 1-bedroom tier, the compact 3-bedders and all four shops sold out.
What Is Left, and What It Costs
The chart still offers eleven of the fourteen types. Sold out: the 3 one-bedders with study, all 28 compact 3-bedders, and the 4 shops. Availability as at 6 September 2026:
| Type | Available | Of Total |
|---|---|---|
| 2 Bedroom Compact | 5 | 30 |
| 2 Bedroom Premium | 19 | 58 |
| 2 Bedroom with Household Shelter | 43 | 66 |
| 2 Bedroom with HS + Study | 3 | 24 |
| 2 Bedroom with Study | 77 | 87 |
| 3 Bedroom Flexi | 5 | 31 |
| 3 Bedroom Premium | 69 | 101 |
| 3 Bedroom with Study | 20 | 25 |
| 4 Bedroom Compact | 29 | 35 |
| 4 Bedroom Premium | 25 | 26 |
| 5 Bedroom with Private Lift | 26 | 26 |
On pricing by bedroom count: 2-bedders run $2,085 to $2,519 psf ($1.339M to $1.816M), 3-bedders $2,040 to $2,459 psf ($2.059M to $2.695M), 4-bedders $2,125 to $2,440 psf ($2.448M to $3.363M), and the 5-bedroom private-lift tier $2,345 to $2,498 psf ($3.888M to $4.141M). Two patterns worth noting: the 3-bedroom floor of $2,040 psf actually undercuts the 2-bedroom floor, and the entire 5-bedroom and near-entire 4-bedroom Premium tiers are untouched, so a large-format family buyer today chooses from a full deck.
Project Snapshot
- Project name: Narra Residences
- Developer: Dairy Farm Walk JV Development Pte Ltd (202505347Z): Santarli Realty, Apex Asia Development, Soon Li Heng Civil Engineering and Kay Lim Realty. Licence C1541
- Location: Dairy Farm Walk, off Dairy Farm Road, District 23 (OCR)
- Tenure: 99-year leasehold from 1 July 2025
- Site: GLS parcel won at $504.52M (about $1,020 psf ppr); 21,881 sqm (235,000 sqft), plot ratio 2.25
- Scale: 540 homes in seven blocks plus 4 Cari Walk shops; basement carpark with 546 lots
- Unit mix: fourteen types from 1-bedroom + study (517 sqft) to 5-bedroom with private lift; eleven types still available
- Fit-out: SMEG and Franke kitchens, Duravit and Geberit bathrooms, smart home provisions
- Connectivity: short walk or cycle to Hillview MRT (Downtown Line); 2 stops to Bukit Panjang, 2 stops to Beauty World; BKE nearby
- Nature: Dairy Farm Nature Park at the doorstep, Bukit Timah Nature Reserve, Singapore Quarry and the 24km Rail Corridor in the daily orbit
- Schools: German European School Singapore nearby; CHIJ Our Lady Queen of Peace, Assumption English and the Bukit Panjang belt in the orbit
- Launch: 1 February 2026, 135 units (25%) sold at an average of $2,180 psf, from $998,000; 3,500 preview visitors
- Status (6 Sep 2026): 223 of 544 sold (41%), including all 4 shops; 321 balance units
- Timeline: vacant possession by 20 January 2030; legal completion by 20 January 2033
Why This Location Matters
The Dairy Farm pocket trades on one asset no launch elsewhere can buy: a protected rainforest as the permanent view and playground. Dairy Farm Nature Park's trails start at the doorstep, the Bukit Timah Nature Reserve summit and the Singapore Quarry are weekend fixtures, and the Rail Corridor threads the whole western green spine together. Unusually for a nature address, the train is close too: Hillview MRT on the Downtown Line is a short walk or cycle, two stops from Bukit Panjang's Hillion Mall interchange one way and two from the Beauty World food-and-tuition belt the other.
The daily-life honest note: this is a deliberately quiet pocket. The Cari Walk shops downstairs and The Rail Mall cover the basics, Hillion and Bukit Panjang's hawker-and-mall cluster the weekly run, and the German European School nearby anchors an international-family demand stream that this stretch has always quietly served. Buyers who need city-fringe buzz will not find it here; that is the point of the address, not a flaw in it.
The Product and Facilities
The seven blocks step along the site with the landscaping planned as an extension of the forest edge, from the arrival court through the lap pool spine to the garden zones. The Cari Walk shop row gives the estate its own daily-convenience frontage, and the fit-out list reads above its price class: SMEG and Franke in the kitchens, Duravit and Geberit in the bathrooms, with smart home provisions throughout.
Floor Plans: The Types You Can Still Buy
Eleven types remain, shown with a representative plan each and live counts as at 6 September 2026. Several families carry additional variants (the 2-bedroom household-shelter family runs Types B3H to B6H, the 3-bedroom Premium family C3P to C8P); ask for the full set for any type you shortlist.
The Investment Case
The bull case is a scarce lifestyle asset with rail attached. Reserve-fronting land is finite by law, the Downtown Line walk removes the usual nature-address penalty, and the German European School stream plus Singapore's perennial nature-loving family demand renews the buyer pool. The type breadth means today's buyer chooses stack, facing and layout from a nearly full deck on the large formats, something no later buyer of this project will enjoy.
The bear case is the premium and the pace. $2,180 psf rewrote the area's price ceiling, and the market's measured response, 41 percent in seven months, says buyers are weighing that premium against Botany, The Myst and the resale stock next door. The developer will hold inventory for some time, the pocket has no employment catalyst coming, and the exit arithmetic on a 99-year lease works hardest at record entry prices. To map the payments toward the January 2030 vacant possession, use the Progressive Payment Calculator.
Who Narra Residences Is For
First, the nature-anchored family for whom the reserve is the amenity: trails from the door, the quarry on Sunday mornings, and a green view that planning law protects.
Second, the school-driven household, local or expatriate, drawn by the German European School next door and the Bukit Timah education belt two stops down the line.
Third, the large-format buyer who wants first pick: with the 4-bedroom Premium and 5-bedroom private-lift tiers essentially untouched, the best stacks are still on the table.
It is a poorer fit for buzz-seeking buyers, yield-first investors banking on tenant depth, and anyone for whom a record-for-the-area entry price sits uneasily on a 99-year lease.
Related reviews: for the same green corridor further south see The Sen at Upper Bukit Timah, for the Bukit Timah boutique benchmark see Dunearn House in D11, or browse the full Insider Benchmark.
Frequently Asked Questions
What is Narra Residences, and how many units are left?
How much do Narra Residences units cost?
How close is Narra Residences to the MRT?
How did Narra Residences sell at launch?
Why is the score a Selective Buy rather than a Strong Buy?
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The Bottom Line
Narra Residences is the clearest lifestyle proposition in this cycle's OCR crop: a rainforest for a backyard, a Downtown Line station within walking distance, an international school next door, and eleven layouts to choose from. The consortium priced that clarity at a record, and the market's response has been respect rather than frenzy: a quarter at launch, 41 percent by month seven. That is what a Selective Buy at 79/100 means here: for the nature-anchored or school-driven family, one of the few addresses that genuinely delivers what its brochure promises, with the large-format deck still nearly untouched; for the investor or premium-wary buyer, a chart worth watching rather than chasing, because 321 units of inventory keep the negotiating conversation open. Either way, walk the Dairy Farm trail before the showflat; the trail is the product.
Information herein is based on the developer's brochure, the developer's sales chart and balance pricing as communicated on 6 September 2026, and publicly reported data including GLS and launch coverage, and is subject to change without prior notice. Availability and pricing move continuously; confirm current status before acting. PSF figures are as stated on the developer's chart and vary by unit. Unit areas are approximate and subject to final survey. Renderings are artist impressions and the completed development may differ; photographs of surrounding areas are of existing amenities. Walking and travel times vary by route and pace. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.