Narra Residences was one of the first new condominiums to preview in 2026, welcoming visitors to its sales gallery over the weekend of Jan 17 and 18. The development attracted a strong initial weekend turnout, with over 3,500 visitors flocking to its sales gallery. It is expected to launch for sale on Jan 31.
Interest in the condo should be no surprise. The supply of new private homes in Upper Bukit Timah, where the project is located, is relatively limited, so there is some scarcity value behind this project, in addition to its attributes.
The 540-unit development is located along Dairy Farm Walk, and the area is characterised as a less dense neighbourhood surrounded by plenty of greenery. Narra Residences is also the first post-GFA harmonisation new launch project in this district (so no paying extra for air-con ledges or other unlivable spaces).
In this pricing review, we’ll look beyond the initial buzz to examine how Narra Residences is positioned in terms of its price – how its expected launch prices compare on a $PSF and quantum basis, and whether this translates into capital value for buyers.
At its core, this review asks a simple question:
Is Narra Residences attractively priced because it is one of the most affordable new launches today, or is it expensive relative to the resale alternatives buyers already have in its neighbourhood?
It’s an important question because historically, the data indicates that projects that launch at a relative price premium often need more time to normalise relative to its resale submarket.
Comparing a new launch against nearby projects is a useful starting point, but deciding whether to buy comes down to something more specific: the actual unit you're considering, the price you're paying, and the alternatives available to you.
That's where many buyers seek a second opinion, working through the trade-offs before deciding whether to commit.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
What are the starting prices for Narra Residences?
| Unit type | Estimated size (sqft) | Starting price | Starting $PSF |
| 1 Bedroom | 517 | $998,000 | $1,930 |
| 2 Bedroom | 560 – 721 | $1,176,000 | $2,100 |
| 3 Bedroom | 818 – 1173 | $1,6xx,xxx | $1,9xx |
| 4 Bedroom | 1152 – 1378 | $2,4xx,xxx | $1,9xx |
| 5 Bedroom | 1658 – 1679 | $3,8xx,xxx |
It’s worth pointing out that the unit mix of Narra Residences includes one- and two-bedroom units, although there are only three 1-bedroom units. The higher proportion of two-bedroom units relative to the one-bedders may initially seem unusual for a condo in a locale where buyers are typically families, but prevailing market conditions like affordability and a GFA harmonised layout make two-bedders an appealing choice for many young couples and families.
At a glance, this is our take on the likely buyer profiles at Narra Residences:
| Likely buyer profiles | Less suitable for |
| Buyers who want a new launch at a lower entry price relative to today’s market | Buyers who have a strong preference for larger units |
| Buyers who are comfortable trading off unit size for newness | Buyers who intend to hold the property for the short term |
| First time buyers and/ or HDB upgraders looking to move into a private property without stretching too far |
To help us better understand the pricing strategy of Narra Residences, we’ll first examine the price performance of condos in District 23 (D23).
This gives us a baseline for what typical price growth for most condos in this area looks like. For this, we’re using all transaction types on D23 – new sales, resale, and subsale transactions.
Across all tenures
| Year | D23 | All non-landed private properties |
| 2015 | $957 | $1,180 |
| 2016 | $914 | $1,232 |
| 2017 | $945 | $1,304 |
| 2018 | $999 | $1,435 |
| 2019 | $1,089 | $1,560 |
| 2020 | $1,094 | $1,513 |
| 2021 | $1,285 | $1,600 |
| 2022 | $1,263 | $1,712 |
| 2023 | $1,525 | $1,869 |
| 2024 | $1,591 | $1,886 |
| 2025 | $1,531 | $2,098 |
| Annualised | 4.81% | 5.92% |
99-year leasehold
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