[Open House] The Sen and Singapore’s Property Market in Q3 2025: What buyers should know

For those who missed this week’s Open House hosted by CNA’s Susan Ng and 99.co’s Felicia Tan, here’s a full breakdown of the conversations that shaped the episode.

The first half featured Bryan Yee, Division Director at ERA Realty Network, who introduced The Sen – a new 99-year leasehold condominium in Bukit Timah that draws on wellness and tropical resort design to redefine everyday living. The second half turned analytical, as Mohan Sandrasegeran, Head of Research and Data Analytics at Singapore Realtors Inc (SRI), dissected the Q3 2025 property market, which recorded Singapore’s highest new launch volume in more than ten years.

Together, the guests offered timely insights into both ends of the housing spectrum – from the design of liveable, nature-rich homes to the broader forces shaping prices and buyer confidence across Singapore’s private and public markets.

The Sen: Bukit Timah’s nature-inspired sanctuary

Located along Jalan Jurong Kechil (though technically on De Souza Avenue), The Sen sits in the Rest of Central Region (RCR) – a zone that often strikes a balance between exclusivity and accessibility. According to Bryan, this development enjoys a strong address advantage: “The Jalan Jurong Kechil name carries better recognition and adds a touch of prestige to the project.”

The site is surrounded by four major nature parks, including Bukit Timah Nature Reserve and Bukit Batok Nature Park, offering a rare green buffer. It’s also within a two-kilometre radius of three primary schools: Bukit Timah Primary, Keming Primary, and Pei Hwa Presbyterian Primary, which remains one of the most sought-after schools in the area.

Who might call The Sen home

When asked about likely buyer profiles, Bryan highlighted two key groups: right-sizers from nearby landed properties and HDB upgraders from areas such as Bukit Batok, Bukit Panjang, and Clementi.

Bukit Timah’s landed zones, like Toh Tuck and Eng Kong, have long attracted multi-generational families. “For older homeowners in those estates, right-sizing to a development like The Sen makes sense,” Bryan explained. “They still enjoy a familiar neighbourhood but with more manageable space and access to amenities.”

On the other hand, upgraders from surrounding estates are drawn by The Sen’s positioning as a luxury low-density project that offers the lifestyle appeal of Bukit Timah without the Core Central Region price tag.

Design and facilities: Wellness at the heart of it all

The Sen spans over 207,000 square feet, but with only 347 units across five 10-storey blocks, it’s designed with space and serenity in mind. “For context, a typical plot of this size could hold 700 units,” Bryan pointed out, “so the low density here really sets it apart.”

The overall theme revolves around wellness and tropical resort living. Facilities are spread across multiple levels, from a 15-metre lap pool, fully equipped gym, and hot and cold recovery baths to rooftop features like a Pilates pavilion, yoga lawn, and meditation deck. Three blocks even come with rooftop sensory and floral gardens, creating tranquil spaces for reflection.

Inside, The Sen is built to maximise liveable space. As a post-harmonised project, areas like air-conditioning ledges and high ceilings are excluded from the gross floor area calculations. This means residents truly get more usable space. “The  first and tenth floors have ceilings as high as 3.9 metres, and this bonus height isn’t counted into the saleable area,” Bryan added.

Accessibility and connectivity

While The Sen isn’t right next to an MRT station, it remains well-connected. Residents are about a 10-minute walk from Hume MRT and just three bus stops from Beauty World MRT. The latter area already boasts four malls, with Bukit V Mall slated to open by 2028.

For drivers, major expressways such as the PIE, BKE, and CTE are easily accessible. “If you’re heading north toward Malaysia or into the city, the connectivity is smooth and direct,” Bryan said.

Want a more in-depth look at The Sen? Read here: The Sen offers wellness-centred living in Upper Bukit Timah from S$993,900

Does The Sen stand out among its neighbours? 

In Bukit Timah, developments like Verdale, Forret@Bukit Timah, and Daintree Residence form part of The Sen’s competitive landscape. Yet Bryan pointed out several features that make The Sen distinct. 

First, its unblocked greenery views – something other nearby condos can’t fully claim. Second, its efficient layouts and bonus ceiling height. Third, its higher plot ratio and 10-storey build, which gives residents broader views without overcrowding the site.

From an investment standpoint, surrounding projects have appreciated by 14% to 22% since launch, a trend Bryan expects to continue. Limited 1-bedroom stock in the area means tight rental supply and strong investor demand.

Bukit Timah’s ongoing transformation

Beyond The Sen itself, Bryan also noted Bukit Timah’s ongoing transformation. “We’re looking at an entirely refreshed Upper Bukit Timah,” he said, highlighting developments like the upcoming Beauty World Integrated Transport Hub, the Bukit Timah Community Building, and the Holland Plains and Turf City residential zones.

Turf City alone is expected to yield around 20,000 homes, including the first Bukit Timah HDB flats in 40 years. Together, these developments will balance urban vibrancy with Bukit Timah’s signature natural calm.

And with prices starting from about S$2,199 psf, The Sen enters the market at a compelling range – comparable to some outer-core projects yet with a far more prestigious address. “It’s already a lively area,” Bryan said, noting the newly opened Link Mall nearby. “But in four or five years, you’ll see a completely new landscape.”

Interested in New Launches? Calculate your payments with 99.co’s Progressive Payments Calculator!

A record quarter for private homes

After exploring The Sen, Susan and Felicia shifted the discussion to the wider private property market, where the third quarter of 2025 recorded the highest new launch volume since 2013. Their guest, Mohan Sandrasegeran, Head of Research and Data Analytics at Singapore Realtors Inc (SRI), broke down the numbers – and what they mean for buyers like you.

About 4,100 new private homes were launched in Q3, marking a 12-year high. Developers, Mohan explained, have been encouraged by strong buyer engagement and improving sentiment across all regions. Many projects launched this year stemmed from Government Land Sales (GLS) sites awarded in 2023 and 2024, which have now reached their development window.

Balanced growth across regions

The government’s expanded GLS programme has ensured a steady and well-diversified pipeline, preventing supply bottlenecks and catering to every buyer segment – from first-timers to investors. “We’re now seeing a healthier spread of launches across the island,” Mohan said, “which keeps the market dynamic and balanced.”

In the Core Central Region (CCR), sales surged to 903 units, the strongest quarterly performance since 2010. This revival, Mohan noted, was led by luxury launches such as River Green and Upperhouse at Orchard Boulevard, which reignited confidence in the high-end market. “Buyers are no longer purchasing just for prestige,” he observed. “They’re seeking long-term value, livability, and design excellence.”

Meanwhile, the mass-market Outside Central Region (OCR) proved its resilience, with Springleaf Residence selling over 92% of its units during launch weekend. Demand here, Mohan said, remains value-driven, with buyers drawn to affordability, spacious layouts, and proximity to transport.

Rather listen to this podcast? Head over here: Open House: A radio show/collabo between CNA 938 and 99.co

What’s driving the surge? 

In the first nine months of 2025, developers sold 7,875 new private homes – a 158% increase from the same period in 2024. Mohan attributed this rebound to several factors:

• More launches, offering buyers a wider range of choices.
• Stable interest rates, which helped restore confidence.
• Sustained buyer optimism, especially as land prices for upcoming GLS sites signal possible price hikes next year.

“Some buyers are acting now,” Mohan said, “because they know the next wave of launches could cost more.”

Sub-sales, HDB trends, and what’s ahead

Not all segments saw growth, however. Sub-sale transactions, a proxy for speculative activity, fell to their lowest since 2022 following the revision of the Seller’s Stamp Duty (SSD). This, Mohan explained, was a calibrated cooling measure to promote longer holding periods, not a dampener on sentiment.

On the HDB front, resale price growth eased to 0.4% in Q3, the slowest since 2020. The shift reflects a market entering a stabilisation phase, supported by more BTO launches and Sales of Balance Flats (SBF). Shorter BTO waiting times and the government’s new clawback measures for prime flats have also redirected some demand away from resales, helping to cool price momentum.

Looking ahead, about 13,500 flats will reach their Minimum Occupation Period (MOP) in 2026, potentially boosting resale supply and further easing upward price pressures. “These newer flats will refresh the resale pool,” Mohan said, “giving families more options and keeping the market dynamic.”

Market outlook

With over 7,800 units already sold this year, Mohan expects new home sales to cross the 10,000-unit mark by year-end, making 2025 one of the most active post-pandemic years. He noted that October alone saw over 2,000 new home transactions, driven by launches like Sky at Holland, Penrith, and Faber Residences.

While rising land costs from GLS sites may add pressure to future prices, competition among developers should keep price growth moderate. “Overall, the market remains underpinned by strong fundamentals and genuine demand,” Mohan concluded.

What it all means for you

From Bukit Timah’s green pockets to the city’s high-end enclaves, Q3 2025 has shown that Singapore’s property market continues to evolve – but with a sense of balance.

For homebuyers, the message is clear: you’re entering a more stable yet opportunity-rich market. Projects like The Sen reflect how developers are responding to demand for quality, lifestyle, and value all at once.

And as the year draws to a close, both Susan and Felicia reminded listeners that the property scene is far from cooling – if anything, it’s becoming more measured, giving you more room to make informed, confident choices.

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