Sales at Narra Residences began on a steady note over the launch weekend, with around a quarter of the project taken up at an average price of S$2,180 psf. While the absorption may appear modest at first glance, the initial launch performance is broadly in line with how private residential projects in the Dairy Farm enclave have historically sold — gradually, and with momentum building over time rather than front-loaded spikes.
Table of contents
- 135 out of 540 units sold at launch
- Who is buying at Narra Residences?
- How it compares with past nearby launches
- The next new launch condo in Dairy Farm
135 out of 540 units sold at launch
By 4pm on 1 February, 135 units (including all four strata-titled shop units) had been sold, translating to roughly 25% of the 540-unit development. The average transacted price of about S$2,180 psf places Narra Residences slightly below the Outside of Central Region (OCR) average for new private homes in 2025, which hovered around S$2,250 psf.
In terms of unit type, the 2- and 3-bedroom units accounted for around 90% of transactions, reinforcing the owner-occupier profile that has long defined demand in this part of District 23. The 2-bedroom units began from S$1.176 million, while 3-bedroom homes started from S$1.63 million.
The 4-bedroom units saw a slower take-up, with four out of 61 units sold at prices from S$2.596 million. This was largely expected, given the narrower buyer pool for larger formats at higher absolute price points, particularly in a market where buyers remain selective. In contrast, demand for smaller layouts was much stronger, with all three 1-bedroom units fully taken up during the launch at prices starting from S$998,000.
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Who is buying at Narra Residences?
Buyer demographics further underline the project’s owner-occupier appeal. Singaporeans made up around 90% of purchasers, with permanent residents accounting for the remaining 10%. A meaningful share of buyers also came from HDB addresses, reflecting strong upgrader demand.
This trend is hardly surprising. Surrounding estates such as Bukit Panjang, Bukit Batok and Choa Chu Kang are seeing a steady flow of flats reaching their Minimum Occupation Period between 2024 and 2027, creating a sizeable pool of households looking to step into private housing while staying within a familiar catchment.
For many of these buyers, Narra Residences offers a rare combination: a new private home in District 23, set within a low-density, nature-integrated environment, without the pricing pressure seen in more centrally located launches. Additionally, Narra Residences pricing sits firmly within the S$1.5 million to S$2.5 million range that many upgraders are targeting today.
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How it compares with past nearby launches
Placed in perspective, Narra Residences’ launch performance fits neatly into the established sales pattern of the Dairy Farm area, with sales tending to build gradually rather than peak at launch. At the same time, the project has established a new pricing high for the neighbourhood, marking the highest average psf achieved by a new launch in the area to date.
By comparison, The Botany at Dairy Farm recorded 187 units sold at launch in 2023, representing about 48% of the project, at an average price of S$2,070 psf. Dairy Farm Residences, which launched in 2019, saw a more muted start with 35 units sold. Over at the nearby Hillview estate, Hillhaven sold 59 of its 341 units when it hit the market in January 2024. Despite these measured launch take-up rates, all three developments have since been fully sold, underscoring the area’s track record of steady demand over time.
The next new launch condo in Dairy Farm
Narra Residences’ sales launch took place just over a week after the fifth Government Land Sale (GLS) tender in the Dairy Farm neighbourhood closed on 22 January. The site was subsequently awarded at about S$962 psf ppr to a consortium comprising ABR Holdings, LWH Holdings, Macly Capital and RP Ventures, a subsidiary of Roxy Pacific Holdings.
Just minutes from Narra Residences, the newly awarded 99-year leasehold site could potentially yield about 480 residential units. Based on the land rate, industry watchers expect indicative launch prices for the future project to range from around S$2,200 to S$2,300 psf.
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That said, with new GLS projects typically taking around a year from land award to reach the market, Narra Residences remains the only near-term new private condominium option for buyers looking within this part of District 23.
Wrapping up
As the first private non-EC launch in the OCR for 2026, Narra Residences offers an early read on buyer sentiment this year — measured and value-conscious. The take-up rate reflects a market where buyers are taking time to compare options, weigh pricing against land costs, and assess suitability for longer-term ownership.
With its nature-led positioning, practical unit mix, and price points accessible to many upgraders, sales momentum at Narra Residences is likely to build progressively over the coming months, in line with how neighbouring projects in the area have typically performed.
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