Narra Residences Condo Prices, Units Sold & Analysis (D23)

Gallery

Narra Residences in D23 — 20 developer images. Select any image to view it full size.

Narra Residences — artist impression or marketing image 1, D23

Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.

Overview

Narra Residences is a 540-unit 99-year leasehold condominium in D23 (OCR, West region), developed by Santarli Realty / Apex Asia, with TOP expected in 2029. The land was secured through a URA Government Land Sales tender in January 2025 at $1,020 psf ppr.

The site sits about 0.94 km in a straight line from Pending (BP8), roughly 14 minutes on foot. Matched developer-sale transactions put take-up at 41% — 219 of 540 units, at an average of $2,166 psf.

This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Narra Residences, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: Selling
Developer: Santarli Realty / Apex Asia
Tenure: 99 years
Total units: 540
Bedroom mix: 1, 2, 3, 4 bedroom
Size range: 517 - 1,679 sqft (48 - 156 sqm)
Expected TOP: 2029

Prices and sales

Average psf: $2,166Transacted, developer sales
Entry price: $998,000Smallest layout, lowest transacted quantum
Units sold: 41%219 of 540, 321 available
HDB upgraders: 47%Of matched buyers with a prior HDB address

Land and cost

Land cost: $1,020 psf pprURA GLS tender, January 2025
Breakeven: $2,027 psf pprest.
Site area: 20,423 sqmest.219,832 sqft, derived from GFA ÷ plot ratio
Gross floor area: 45,952 sqm
Plot ratio: 2.25

Location

District: D23, OCR, West
Nearest LRT: Pending BP80.94 km in a straight line, ~14 min walk
Coordinates: 1.36850, 103.77461

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.

Location and connectivity

Where Narra Residences sits on the map, with its district, market segment and nearest station on the rail network. The nearest LRT station is Pending (BP8), about 0.94 km away in a straight line, roughly 14 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.

Narra Residences is located at 1.36850, 103.77461 in D23, Singapore. The interactive map loads when this section comes into view.

District: D23 · West · OCR
Nearest LRT: Pending BP80.94 km in a straight line, ~14 min walk
Coordinates: 1.36850, 103.77461
Tenure: 99 years
Site status: Selling

Open this location in Google Maps·Every tracked launch on one map·Primary schools map

The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.

What is nearby

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations4 places

Place	By road	Drive	Walk
Pending LRTBP8 · Bukit Panjang LRT	1.3 km	3 min	14 min
Hillview MRTDT3 · Downtown Line	1.4 km	3 min	16 min
Cashew MRTDT2 · Downtown Line	1.6 km	3 min	17 min
Bangkit LRTBP9 · Bukit Panjang LRT	1.7 km	4 min	19 min

Schools10 places

Place	By road	Drive	Walk
CHIJ Our Lady Queen of PeacePrimary school, p1 vacancies available	1.1 km	—	12 min
Bukit Panjang Primary SchoolPrimary school, very high P1 demand	1.1 km	2 min	12 min
Zhenghua Primary SchoolPrimary school, moderate P1 demand	1.9 km	4 min	21 min
Beacon Primary SchoolPrimary school, p1 vacancies available	2.4 km	5 min	26 min
Assumption English SchoolSecondary	1.2 km	3 min	13 min
Assumption Pathway SchoolSecondary	1.3 km	3 min	15 min
Greenridge Secondary SchoolSecondary	1.9 km	4 min	21 min
GESSInternational school	0.5 km	—	5 min
The Perse School SingaporeInternational school	0.6 km	—	6 min
Singapore University of Social SciencesAutonomous university nearest, beyond 3 km	5.9 km	13 min	—

Shopping malls4 places

Place	By road	Drive	Walk
Dairy Farm MallShopping mall	0.4 km	—	5 min
HillV2Shopping mall	1.8 km	4 min	20 min
The Rail MallShopping mall (location approximate)	1.9 km	4 min	21 min
Bukit Panjang PlazaShopping mall	2.3 km	5 min	26 min

Hawker centres1 place

Place	By road	Drive	Walk
Bukit Panjang Hawker CentreHawker centre · 28 cooked-food stalls	1.4 km	3 min	16 min

Parks and nature3 places

Place	By road	Drive	Walk
Zhenghua Nature ParkPark · 16 ha	0.6 km	—	6 min
Dairy Farm Nature ParkPark · 75 ha	0.9 km	—	10 min
Chestnut Nature ParkPark · 81 ha	1.5 km	3 min	16 min

Sports and community clubs3 places

Place	By road	Drive	Walk
Bukit Panjang CCCommunity club	1.3 km	3 min	15 min
Hillview CCCommunity club	1.8 km	4 min	20 min
Senja-Cashew CCCommunity club	2.5 km	5 min	27 min

Healthcare1 place

Place	By road	Drive	Walk
Bukit Panjang PolyclinicPublic polyclinic · National University Polyclinics	3.0 km	7 min	—

Workplaces3 places

Place	By road	Drive	Walk
Jurong Lake DistrictRegional commercial centre	5–10 km	10–20 min	—
International Business ParkBusiness and innovation park	5–10 km	10–20 min	—
Raffles PlaceCentral business district	Over 15 km	30 min or more	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

Bedroom types and unit prices

Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.

Type	Avg price	Avg psf	Transacted range	Size range	Units sold	Available
1 Bedroom	$1.23M	$2,216	$998,000 – $1.32M	517 – 560 sqft	27	6 left560 sqft
2 Bedroom	$1.46M	$2,140	$1.28M – $1.67M	646 – 721 sqft	94	141 left646–721 sqft
3 Bedroom	$2M	$2,167	$1.63M – $2.64M	818 – 1,173 sqft	90	95 left818–1,173 sqft
4 Bedroom	$2.71M	$2,293	$2.5M – $3.38M	1,152 – 1,378 sqft	8	53 left1,152–1,378 sqft

Prices, sizes and unit counts are compiled unit by unit from lodged caveats and developer sales records, updated 7 Oct 2026. Sold figures cover transacted units only; the available column counts unsold units of the same type. Averages vary by floor, stack and facing — ranges matter more than any single number.

Site map

The published site plan for Narra Residences — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.

Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.

Elevation chart

The developer’s elevation chart for Narra Residences: the stacks floor by floor, with the unit type in each. Read it with the site plan above to place a unit in the block. Select the chart to view it full size.

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

24 floor plans across 14 unit types for Narra Residences. Pick a type to narrow the set, then select a plan to view it full size.

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

5 virtual tours of Narra Residences, hosted by the developer’s tour providers. Each one opens in a new tab.

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

Tower view — what is still available

Every unit in Narra Residences, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 321 of 540 units were unsold at the last update.

Total units5407 towers tracked unit by unit

Sold21941% of the development

Still available321Unsold at last check

Latest transaction7 Oct 2026Most recent caveat in the grid

Tower

Show

Stack0102030405060708

Storey6

Storey5

Storey4

Storey3

Storey2

Storey1

Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.

Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent update and can change without notice; confirm with the developer before acting on it.

Tower	Stack	Layout	Units	Sold	Available	Median psf
Tower 50	01	2BR	6	2	4	$2,163.5
Tower 50	02	2BR	6	5	1	$2,025
Tower 50	03	2BR	6	3	3	$2,111
Tower 50	04	2BR	6	5	1	$2,097
Tower 50	05	2BR	6	5	1	$2,088
Tower 50	06	2BR	6	3	3	$2,140
Tower 50	07	2BR	6	2	4	$2,151
Tower 50	08	2BR	6	0	6	—
Tower 52	09	2BR	6	1	5	$2,172
Tower 52	10	3BR	6	2	4	$2,173
Tower 52	11	2BR	6	4	2	$2,154.5
Tower 52	12	2BR	6	6	—	$2,088
Tower 52	13	2BR	6	6	—	$2,132.5
Tower 52	14	3BR	6	4	2	$2,158.5
Tower 52	15	3BR	6	1	5	$2,248
Tower 52	16	2BR	6	3	3	$2,167
Tower 54	17	3BR	6	2	4	$2,242
Tower 54	18	3BR	6	4	2	$2,138
Tower 54	19	2BR	6	0	6	—
Tower 54	20	3BR	6	5	1	$2,103
Tower 54	21	4BR	6	1	5	$2,295
Tower 54	22	2BR	6	0	6	—
Tower 56	23	4BR	13	0	13	—
Tower 56	24	4BR	13	1	12	$2,457
Tower 56	25	5BR	13	0	13	—
Tower 56	26	5BR	13	0	13	—
Tower 58	27	2BR	13	11	2	$2,157
Tower 58	28	4BR	13	1	12	$2,273
Tower 58	29	3BR	13	13	—	$2,103
Tower 58	30	1BR / 2BR	13	4	9	$2,165
Tower 58	31	2BR	13	1	12	$2,113
Tower 58	32	3BR	13	7	6	$2,259
Tower 58	33	3BR	13	2	11	$2,261.5
Tower 58	34	2BR	13	3	10	$2,166
Tower 60	35	1BR	15	13	2	$2,255
Tower 60	36	3BR	15	13	2	$2,134
Tower 60	37	3BR	16	2	14	$2,082.5
Tower 60	38	2BR	16	1	15	$2,206
Tower 60	39	1BR / 2BR	16	6	10	$2,123.5
Tower 60	40	3BR	16	2	14	$2,297
Tower 60	41	3BR	15	10	5	$2,237
Tower 60	42	1BR	15	11	4	$2,208
Tower 62	43	2BR	16	12	4	$2,147
Tower 62	44	3BR	16	16	—	$2,119.5
Tower 62	45	3BR	16	5	11	$2,252
Tower 62	46	1BR / 2BR	16	1	15	$2,106
Tower 62	47	2BR	16	0	16	—
Tower 62	48	3BR	16	2	14	$2,087.5
Tower 62	49	4BR	16	5	11	$2,255
Tower 62	50	2BR	16	13	3	$2,165

Unit-level data compiled by PropertyInsider.sg from lodged caveats and developer sales records, updated 7 Oct 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.

Latest transactions

The ten most recent recorded sales at Narra Residences — the closest read on what buyers are paying right now, and on which layouts are still moving.

Date	Unit	Type	Size	Price	Price psf
7 Oct 2026	#16-40	3BR	1,001 sqft	$2.41M	$2,411
5 Oct 2026	#02-20	3BR	1,023 sqft	$2.14M	$2,093
5 Oct 2026	#01-05	2BR	721 sqft	$1.51M	$2,088
30 Sept 2026	#04-21	4BR	1,152 sqft	$2.64M	$2,295
29 Sept 2026	#07-49	4BR	1,152 sqft	$2.6M	$2,255
23 Sept 2026	#01-12	2BR	721 sqft	$1.51M	$2,088
21 Sept 2026	#14-36	3BR	818 sqft	$1.83M	$2,242
18 Sept 2026	#05-01	2BR	689 sqft	$1.5M	$2,180
4 Sept 2026	#13-35	1BR	560 sqft	$1.32M	$2,367
4 Sept 2026	#12-35	1BR	560 sqft	$1.32M	$2,353

Most recent transaction 7 Oct 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: lodged caveats and developer sales records, compiled by PropertyInsider.sg.

How D23 resales have performed

Capital appreciation context for Narra Residences: what sellers of completed condos in the same district actually realised on 14,559 matched buy-and-sell pairs (March 1995 to October 2026), including the 20.2% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 20.2% recorded on completed sales here.

Median annualised return

2.2% p.a.

all 14,559 exits in district D23, winners and losers; 79.8% made money

OCR segment median

3.2% p.a.

87,845 exits island-wide, 87.8% profitable

D23 resalesOCR resales, all districtsNarra Residences, new sales

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. Narra Residences: median psf of its new sales in each quarter with at least 3 recorded sales (219 sales in all), from lodged caveats and developer sales records. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. Source: URA caveat data, matched pairs.

What past projects here returned

Completed condos in D23 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.

5.0% p.a.middle of the 10 mapped, all exits4.1–8.2%slowest to fastest of the 10$517kmiddle project’s median gain, gross$1,424 psftheir middle average resale psf$2,166 psfthis launch, average transacted

Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.

Pin colour:6–10% a year3.2–6% (at or above the island median)This launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
Wandervale	2018	133	100.0%	8.2% p.a.	7.6y	$671k	$1,481
Inz Residence	2019	155	100.0%	8.0% p.a.	7.5y	$647k	$1,426
Sol Acres	2018	579	100.0%	8.0% p.a.	7.2y	$487k	$1,458
The Quintet	2006	67	100.0%	5.3% p.a.	18.5y	$815k	$1,041
Mi Casa	2012	317	99.1%	5.0% p.a.	5.5y	$252k	$1,366
The Rainforest	2015	99	99.0%	5.0% p.a.	12.0y	$637k	$1,421
The Jade	2004	284	90.1%	4.6% p.a.	8.1y	$422k	$1,497
Blossom Residences	2014	147	100.0%	4.5% p.a.	12.3y	$547k	$1,251
Hillview Regency	2006	632	94.9%	4.2% p.a.	9.0y	$310k	$1,292
Tree House	2013	314	98.4%	4.1% p.a.	8.1y	$307k	$1,711

Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.

Land cost versus comparable sites

What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.

Primary schools within 1km and 2km

MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.

Map of Narra Residences and the 4 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.

Primary school1km ring2km ring

CHIJ Our Lady Queen of Peace≤1km0.79 km (est.)≈ 12 min walkVacancies available · 2026 P1Girls'

2A 0.11×2B 0.12×2C 0.58×2C(S) 0.56×

Bukit Panjang Primary School≤1km0.81 km (est.)≈ 12 min walkVery high demand · 2026 P1

2A 1.00×2B 0.95×2C 1.88× • ballot SC <1km2C(S) —

Zhenghua Primary School1–2km1.39 km (est.)≈ 21 min walkModerate demand · 2026 P1

2A 1.23× • ballot SC <1km2B 0.00×2C 0.98×2C(S) 2.00× • ballot SC <1km

Beacon Primary School1–2km1.75 km (est.)≈ 26 min walkVacancies available · 2026 P1

2A 0.00×2B 0.00×2C 0.23×2C(S) 0.15×

Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.