This New Upper Bukit Timah Condo Starts From $993K: But Would You Trade MRT Convenience for Greenery?

Overview of The Sen 

Would you trade MRT convenience for a quieter, greener address, if it meant saving a few hundred thousand dollars?

That’s the choice The Sen puts on the table. Nestled within Upper Bukit Timah and surrounded by four nature parks, it offers prices that edge closer to OCR than city fringe. One-bedders start from $993K ($2,199 psf), and three-bedders from $1.936 million ($2,220 psf), these are numbers that would be attractive to buyers in the new launch market in 2025.

Sustained Land secured the site for $278.9 million ($841 psf ppr), a record for the area, yet still one of the more affordable GLS plots transacted in recent years. The timing of its debut couldn’t be more interesting: it follows the success of Faber Residence, which sold 86 per cent of its units on launch day. That performance sent a clear message, demand for well-priced west-side projects remains strong, even in today’s market.

Now, all eyes are on whether The Sen can build on that momentum. It doesn’t have the advantage of immediate MRT access, but it offers something different. Whether buyers see that as compromise or opportunity will come down to how well it delivers on space, design, and long-term value.

Here’s what we know so far.

The Sen is a 347-unit, 99-year leasehold condominium developed by local builder Sustained Land. The project comprises five 10-storey blocks, with a basement car park offering a 1:1 car park lot ratio. That’s generous by today’s standards, though perhaps expected given its distance from the nearest MRT station.

Sustained Land may not be the most recognisable name out there, but it’s a familiar one for those who follow the market. 

The developer’s portfolio includes Sky Everton, Coastline Residences, One Meyer, and 3 Cuscaden.

Unit Mix and Configurations 

At The Sen, the unit mix spans from 1- to 4-bedroom + study unit. Here’s a quick overview: 

At The Sen, the unit mix is fairly straightforward, with a bigger percentage of 2-bedders which make up close to half the development. Predictably, one bedders here are in short supply, as shown in previous projects they are the slowest unit type to move. 

It’s also a post-GFA harmonisation project, meaning AC ledges are no longer part of the stated floor area. In short: more usable space and layouts that should feel a touch more generous.

Take the 2-bedrooms for instance. The entry unit starts at 678 sq ft, which is sizeable by today’s standards. Compare that to Springleaf Residences, where the smallest 2-bedder is 527 sq ft, and you’ll get a sense of how much more room you’re getting here. The largest 2-bedder at The Sen goes up to 775 sq ft and includes a study; roughly the size of a compact 3-bedder at Springleaf Residences.

From what we can see, some 2-bedroom units come with enclosed kitchens complete with a window for natural ventilation, and that all bathrooms are naturally ventilated as well. The 3-bedders make up about 37.5 per cent of the project, and this is where we can see the larger sizes on offer here. Typical 3-bedrooms here go up to 1,109 sq ft, and if you’d like a bit more, the 3-bedroom + study hits 1,259 sq ft, which is larger than some 4-bedders we’ve seen recently. 

Certain layouts are designed with landscaped frontages, giving a wider living area and better visual depth. All told, this project seems to have been planned with own-stay buyers in mind. 

The best stacks will likely be those facing Bukit Batok Nature Park to the northwest, offering open greenery and quieter views. 

And since the project will be built using an advanced precast concrete system (the same one Qingjian first brought in), there’s also a bit more flexibility in how the layouts are configured than in a standard PPVC project. 

Here’s a look at the site of The Sen. 

At roughly 207,000 square feet, the project sits on a squarish plot of land and comes with the full works, including a 50-metre lap pool, tennis court, clubhouse, children’s pool and playground, along with the usual BBQ pavilions and function spaces.

There will also be a childcare centre within the development (though the vendor has yet to be confirmed), open to both residents and the public. 

As for completion, it is expected to TOP in Q2 2029.

The Location of The Sen 

The biggest talking point for The Sen will probably be its location. It’s one of those you’ll either really love or not take to at all.

A quick look at the Master Plan gives you a good sense of what to expect. The site is bordered by greenery on almost every side. It faces Bukit Batok Nature Park just across the main road, sits close to the Bukit Timah Nature Reserve, and is flanked by a landed enclave nearby. So, you can expect a tranquil environment that’s quite rare today in Singapore, but that does come with its own inaccessibilities (more on that in a bit). 

Pull up the Google Street View (July 2024) and you’ll see what we mean. Lush, quiet, and almost semi-rural by Singapore standards. This is very much a lifestyle location, the kind you’d appreciate if you enjoy the outdoors or just want to be surrounded by calm.

That said, public transport isn’t its strongest suit. It’s not walkable to any MRT station unless you don’t mind a 1.3 km stroll. The Sen sits between Beauty World MRT and Hume MRT, and will likely rely on a short bus ride or drive for daily commutes. From what we hear, no shuttle bus service is planned, though there’s a bus stop right outside the development that connects directly to the nearest stations within a few stops.

You’ll also notice a fair bit of upcoming residential projects in the area. 

The plot directly beside The Sen has already been earmarked for future housing, with several Reserve Sites scattered nearby. So, this pocket of Upper Bukit Timah feels a little like Lentor in its early days: lush, low-rise, and on the cusp of transformation.

Even so, the character of the neighbourhood is unlikely to change overnight. Its proximity to Bukit Timah Nature Reserve and the surrounding parkland means the area should stay largely green and peaceful for the foreseeable future, even as more residential plots are gradually released.

In terms of buyer profile, The Sen will likely appeal to younger families from the surrounding landed estates that want to live near their parents, as well as nature lovers. That said, Verdale’s resale performance and demand nearby hint that demand in this micro-location has been modest so far. 

So while The Sen has a clear lifestyle angle, it’s not a universally convenient one, and that nuance will probably be reflected in how the market responds. 

On the schooling front, The Sen falls within 1 km of Bukit Timah Primary School, though Pei Hwa Presbyterian Primary is expected to fall just outside the 1 km radius. That said, its proximity to tertiary institutions such as NUS, Singapore Polytechnic, and Ngee Ann Polytechnic could still make it attractive for families with older children.

RCR Location, OCR Price: Possibly the Lowest Land Bid for an RCR Project in 2025

Technically speaking, The Sen sits within the RCR. But in both spirit and pricing, it feels much closer to an OCR product instead. 

With its land rate of $841 psf ppr, it’s the lowest RCR site transacted in 2025 and naturally, a figure that immediately sets expectations for a more accessible entry point. 

Indicative prices ranges as such: 

• 1-bedder: From $993,900 ($2,199 psf) 
• 2-bedder: From $1.499 million ($2,212 psf) 
• 3-bedder: From $1.936 million ($2,220 psf) 
• Prestige units: From $2.899 million ($2,299 psf) 

On a quantum basis, pricing here feels roughly comparable to Springleaf Residence, though The Sen’s units are notably larger, and it sits within the RCR boundary. By per-square-foot terms, it’s an attractive proposition for buyers looking at the broader 2025 launch landscape.

That said, it’s worth noting that these could well represent the opening stack prices rather than the project’s overall average. Sustained Land’s track record suggests a cautious approach at launch. For instance, Coastline Residences (another Sustained Land project), entered the market at a relatively high price before seeing adjustments later on. Whether The Sen follows a similar trajectory remains to be seen.

Here’s how it compares with recent land bids and launches across regions:

Even the Chuan Grove and Bayshore GLS sites (both OCR plots) changed hands at around $1,376 and $1,360 psf ppr, respectively.

As for resale performance, Verdale remains the closest reference point. It shares a similar scale, buyer profile, and overall positioning. Here’s a look at the recent transactions:

Recent transactions show muted gains and relatively few resales, though three-bedroom units continue to hold their value better than smaller ones, suggesting a steady but niche demand driven largely by families and long-term own-stay buyers rather than short-term investors.

In that sense, The Sen will likely appeal more to own-stay buyers who appreciate the neighbourhood’s pace and proximity to nature, rather than investors chasing short-term gains.

If you’d like to get in touch for a more in-depth consultation, you can do so here.