The Sen: The Nature Belt's Quiet Contender
Some launches shout; The Sen murmurs. Sustained Land's 347-unit estate at De Souza Avenue, built with Ho Lee Group and Greatview Development, sits in a cul-de-sac pocket of Upper Bukit Timah where five 10-storey blocks are wrapped by the district's signature greenery, with the Rail Corridor and Bukit Timah Nature Reserve as the neighbourhood amenity. It launched in November 2025 at an average of $2,358 psf, one of the most accessible entries in the Bukit Timah belt, and has been selling steadily rather than spectacularly since. Here is the independent case.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
An average of $2,358 psf is genuinely sharp for the Bukit Timah belt, hundreds of psf below the Beauty World integrated launches, with 2-bedroom quantums in the accessible mid-$1M range. The deduction reflects the 23% launch-weekend take-up: the market liked the price but did not rush it, which softens the validation signal.
A low-rise, nature-wrapped estate with a full facilities set including a recreational tennis court, in the Bukit Timah school belt's orbit, appeals squarely to families and nature-first owners. The deduction reflects the roughly 10-minute walk to Beauty World MRT, a quiet cul-de-sac address with limited immediate amenities, and a compact-leaning unit mix.
The Beauty World rejuvenation, with its integrated transport hub and refreshed malls, keeps upgrading the precinct, and the Rail Corridor's completion strengthens the green lifestyle pitch. The deduction reflects that De Souza Avenue sits at the transformation's edge rather than its centre, and the 99-year tenure.
The low entry psf protects downside and the D21 school-belt catchment supports family resale demand. The deduction reflects the measured sales pace, a location that leans on future transformation for its uplift, and a 99-year lease in a district where freehold boutique stock competes at resale.
Project Snapshot
- Project name: The Sen
- Developer: Sustained Land, with Ho Lee Group and Greatview Development
- Location: De Souza Avenue (off Jalan Jurong Kechil), Upper Bukit Timah, District 21
- Tenure: 99-year leasehold
- Scale: 347 units in five 10-storey blocks; three Classic blocks hold 1-3BR homes (452-1,109 sqft, 77% of units)
- Representative sizes: 2BR 678 sqft, 2BR+Study 764 sqft, 3BR 936 sqft
- Facilities: lap and family pools, Sen Club with gym, recreational tennis court, play lawns, tai chi lawn, spa deck
- Connectivity: ~10-minute walk or short ride to Beauty World MRT (Downtown Line); Rail Corridor and Bukit Timah Nature Reserve at the doorstep; PIE and BKE minutes away
- Expected completion: around 2029
- Launch: previewed 31 Oct 2025, launched 15-16 Nov 2025; ~80 units (23%) at an average of $2,358 psf
Why This Location Matters
The Sen's location is a trade: you step back from the MRT to buy into the nature belt. The Rail Corridor runs beside the estate, Bukit Timah Nature Reserve is the weekend backyard, and the neighbourhood is the low-rise, landed-adjacent side of Upper Bukit Timah. Beauty World, roughly a 10-minute walk, supplies the Downtown Line, the new integrated transport hub, and a food-and-mall cluster that keeps improving with the precinct's rejuvenation. The Bukit Timah school belt, from Pei Hwa Presbyterian to the Methodist and nature-side institutions, anchors family demand. For a project-by-project comparison, see the full PropertyNet Insider Benchmark.
The Product and Facilities
Five 10-storey blocks keep the estate low against the treeline, with the pools, Sen Club, gym and a recreational tennis court threaded through generous lawns. The arrival pavilion sets a resort tone in bronze and timber, and the landscape plan leans hard into the district's greenery. Homes run compact-efficient in the Classic blocks with larger family formats alongside, all tuned to the value entry that defines the project.
Floor Plans
Three representative plans below; speak to us for the full range and available stacks.
The Investment Case
The bull case is value at the edge of transformation: an accessible entry psf into the Bukit Timah belt, with Beauty World's rejuvenation pulling the precinct upward and the nature lifestyle as a durable differentiator. The honest counterweights: the market's measured launch response, the walk to the MRT, and a 99-year lease. That balance is why it lands as a Selective Buy at 79/100, the right buy for nature-first families and patient value buyers, rather than momentum investors.
Related reviews: compare with Dunearn House, Lentor Gardens Residences and Norwood Grand, or browse the full Insider Benchmark.
Frequently Asked Questions
How many units does The Sen have, and what is the unit mix?
Is The Sen freehold or leasehold, and who is the developer?
How much does The Sen cost, and how did the launch go?
When is The Sen expected to be completed?
How well connected is The Sen?
Who is The Sen best suited to?
The Bottom Line
The Sen is Bukit Timah for people who want the trees more than the train. Five low blocks in the green seam beside the Rail Corridor, a full family facilities set, and the belt's most accessible pricing at $2,358 psf average, with Beauty World's transformation working slowly in its favour. The measured launch response, the MRT walk and the 99-year lease are the honest caveats that hold it at a Selective Buy 79/100. For the right family, that is not a flaw; it is a discount on a lifestyle the district cannot build more of.
Information herein is based on the developer's brochure (November 2025) and publicly reported data, and is subject to change without prior notice. Balance units and pricing move over time. 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.