Dairy Farm Walk (Plot 3) GLS
GLS Site
Est. launch price$2,240–$2,540 psf
0% sold
Gallery
Narra Residences in D23 — 19 developer images. Select any image to view it full size.
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 38% — 203 of 540 units, at an average of $2,162 psf.
38% sold
203 of 540 units sold · 337 still available
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 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Narra Residences, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- Santarli Realty / Apex Asia
- District
- D23 · OCR · West
- Tenure
- 99 years
- Total units
- 540
- Site area
- 20,423 sqmest.219,832 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 45,952 sqm
- Plot ratio
- 2.25
- Land cost
- $1,020 psf pprURA GLS tender, January 2025
- Estimated breakeven
- $2,029 psf pprest.
- Average psf (transacted)
- $2,162
- Units sold
- 38%203 of 540 · 337 available
- Entry price
- $998,000Smallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3, 4 bedroom
- Size range
- 517 - 1,679 sqft (48 - 156 sqm)
- Expected TOP
- 2029
- Nearest LRT
- Pending BP8 · 0.94 km · ~14 min walk
- HDB upgrader share
- 47%Of matched buyers with a prior HDB address
- Coordinates
- 1.36850, 103.77461
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
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 BP8 · 0.94 km · ~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
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Dairy Farm MallShopping mall | 0.33 km | 5 min | — |
| GESSInternational school | 0.36 km | 5 min | — |
| The Perse School SingaporeInternational school | 0.42 km | 6 min | — |
| Zhenghua Nature ParkPark · 16 ha | 0.42 km | 6 min | — |
| Dairy Farm Nature ParkPark · 75 ha | 0.66 km | 10 min | — |
| CHIJ Our Lady Queen of PeaceP1 vacancies available | 0.79 km | 12 min | — |
| Bukit Panjang Primary SchoolVery high P1 demand | 0.81 km | 12 min | 2 min |
| Assumption English SchoolSecondary | 0.88 km | 13 min | 3 min |
| Pending LRTBP8 · Bukit Panjang LRT | 0.94 km | 14 min | 3 min |
| Assumption Pathway SchoolSecondary | 0.97 km | 15 min | 3 min |
| Bukit Panjang CCCommunity club | 0.99 km | 15 min | 3 min |
| Bukit Panjang Hawker CentreHawker centre · 28 cooked-food stalls | 1.04 km | 16 min | 3 min |
| Hillview MRTDT3 · Downtown Line | 1.06 km | 16 min | 3 min |
| Chestnut Nature ParkPark · 81 ha | 1.07 km | 16 min | 3 min |
| Cashew MRTDT2 · Downtown Line | 1.16 km | 17 min | 3 min |
| Bangkit LRTBP9 · Bukit Panjang LRT | 1.28 km | 19 min | 4 min |
| HillV2Shopping mall | 1.33 km | 20 min | 4 min |
| Hillview CCCommunity club | 1.36 km | 20 min | 4 min |
| The Rail MallShopping mall (location approximate) | 1.39 km | 21 min | 4 min |
| Zhenghua Primary SchoolModerate P1 demand | 1.39 km | 21 min | 4 min |
| Greenridge Secondary SchoolSecondary | 1.42 km | 21 min | 4 min |
| Bukit Panjang PlazaShopping mall | 1.71 km | 26 min | 5 min |
| Beacon Primary SchoolP1 vacancies available | 1.75 km | 26 min | 5 min |
| Senja-Cashew CCCommunity club | 1.83 km | 27 min | 5 min |
| Bukit Panjang PolyclinicPublic polyclinic · National University Polyclinics | 2.26 km | — | 7 min |
| Singapore University of Social SciencesAutonomous university nearest — beyond 3 km | 4.36 km | — | 13 min |
| Jurong Lake DistrictRegional commercial centre | 5–10 km | — | 20–30 min |
| International Business ParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| Raffles PlaceCentral business district | 10–15 km | — | 30–45 min |
No categories selected. Pick one above, or .
29 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
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 | $1.22M | $2,199 | $998,000 – $1.3M | 517 – 560 sqft | 24 sold | 9 left560 sqft |
| 2 Bedroom | $1.46M | $2,141 | $1.28M – $1.67M | 646 – 721 sqft | 88 sold | 147 left646–721 sqft |
| 3 Bedroom | $2M | $2,163 | $1.63M – $2.64M | 818 – 1,173 sqft | 85 sold | 100 left818–1,173 sqft |
| 4 Bedroom | $2.74M | $2,299 | $2.5M – $3.38M | 1,152 – 1,378 sqft | 6 sold | 55 left1,152–1,378 sqft |
Prices, sizes and unit counts are compiled unit by unit from the Tower View extraction dated 1 Aug 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.
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. 337 of 540 units were unsold at the last extraction.
Total units5407 towers tracked unit by unit
Sold20338% of the development
Still available337Unsold at last check
Latest transaction1 Aug 2026Most recent caveat in the grid
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.
Sold price:under $2,091 psfaround $2,137–$2,182 psfover $2,236 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction 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 | 1 | 5 | $2,147 |
| Tower 50 | 02 | 2BR | 6 | 5 | 1 | $2,025 |
| Tower 50 | 03 | 2BR | 6 | 3 | 3 | $2,111 |
| Tower 50 | 04 | 2BR | 6 | 3 | 3 | $2,135 |
| Tower 50 | 05 | 2BR | 6 | 4 | 2 | $2,102.5 |
| 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 | 5 | 1 | $2,088 |
| Tower 52 | 13 | 2BR | 6 | 6 | — | $2,132.5 |
| Tower 52 | 14 | 3BR | 6 | 3 | 3 | $2,157 |
| 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 | 4 | 2 | $2,115 |
| Tower 54 | 21 | 4BR | 6 | 0 | 6 | — |
| 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 | 10 | 3 | $2,147 |
| 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 | 10 | 5 | $2,231.5 |
| Tower 60 | 36 | 3BR | 15 | 12 | 3 | $2,123 |
| 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 | 1 | 15 | $2,183 |
| Tower 60 | 41 | 3BR | 15 | 9 | 6 | $2,232 |
| 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 | 4 | 12 | $2,283.5 |
| Tower 62 | 50 | 2BR | 16 | 13 | 3 | $2,165 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 1 Aug 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 |
|---|---|---|---|---|---|
| 1 Aug 2026 | #03-04 | 2BR | 721 sqft | $1.5M | $2,085 |
| 24 Jul 2026 | #05-09 | 2BR | 689 sqft | $1.5M | $2,172 |
| 24 Jul 2026 | #03-06 | 2BR | 700 sqft | $1.49M | $2,125 |
| 18 Jul 2026 | #08-39 | 2BR | 721 sqft | $1.58M | $2,198 |
| 17 Jul 2026 | #11-43 | 2BR | 646 sqft | $1.47M | $2,270 |
| 17 Jul 2026 | #11-24 | 4BR | 1,378 sqft | $3.38M | $2,457 |
| 16 Jul 2026 | #09-35 | 1BR | 560 sqft | $1.3M | $2,315 |
| 14 Jul 2026 | #01-02 | 2BR | 700 sqft | $1.42M | $2,024 |
| 13 Jul 2026 | #05-17 | 3BR | 1,152 sqft | $2.59M | $2,248 |
| 10 Jul 2026 | #05-07 | 2BR | 700 sqft | $1.51M | $2,157 |
Most recent transaction 1 Aug 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, 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 13,146 matched buy-and-sell pairs (March 1995 to August 2026), including the 22.4% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 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 22.4% recorded on completed sales here.
Median annualised return
1.9% p.a.
all exits in district D23, winners and losers
Share that made money
77.6%
10,206 of 13,146 matched exits
Median gain when it worked
$251k
gross, before transaction costs
Median loss when it did not
-$93k
2,940 exits sold at or below cost
Median holding period
11.3y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Narra Residences’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. 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.
3.8% p.a.middle of the 10 mapped, all exits3.1–5.0%slowest to fastest of the 10$315kmiddle project’s median gain, gross$1,451 psftheir middle average resale psf$2,162 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Mi Casa | 2012 | 316 | 99.1% | 5.0% p.a. | 5.5y | $252k | $1,366 |
| The Jade | 2004 | 283 | 90.1% | 4.6% p.a. | 8.1y | $422k | $1,497 |
| Hillview Regency | 2006 | 631 | 94.9% | 4.2% p.a. | 9.0y | $310k | $1,292 |
| Tree House | 2013 | 311 | 98.4% | 4.1% p.a. | 8.1y | $307k | $1,711 |
| The Warren | 2004 | 664 | 88.3% | 3.9% p.a. | 9.0y | $319k | $1,299 |
| The Madeira | 2003 | 353 | 89.5% | 3.8% p.a. | 9.4y | $368k | $1,290 |
| Hillington Green | 2002 | 375 | 88.0% | 3.7% p.a. | 10.5y | $507k | $1,755 |
| Midwood | 2023 | 109 | 100.0% | 3.5% p.a. | 4.3y | $197k | $1,680 |
| The Dairy Farm | 1985 | 177 | 73.4% | 3.5% p.a. | 11.2y | $500k | $1,796 |
| Le Quest | 2020 | 133 | 100.0% | 3.1% p.a. | 5.6y | $184k | $1,405 |
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
Bukit Panjang Primary School≤1km0.81 km (est.)≈ 12 min walk
2A 1.00×2B 0.95×2C 1.88× • ballot SC <1km2C(S) —
Zhenghua Primary School1–2km1.39 km (est.)≈ 21 min walk
2A 1.23× • ballot SC <1km2B 0.00×2C 0.98×2C(S) 2.00× • ballot SC <1km
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: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D23 or the same segment and region.
Hillion Residences
12 units available
$1,519–$1,743 psf
98% sold
Phoenix Residences
1 unit available
$1,512–$1,601 psf
99% sold
Solano Grand
Upcoming
Est. launch price$1,820–$2,060 psf
0% sold
The Myst
13 units available
$1,974–$2,165 psf
97% sold
J'Den
6 units available
$2,383–$2,539 psf
98% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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