Narra Residences Launch Preview: 530 Units at Dairy Farm District 23

Narra Residences enters a launch market with low inventory and motivated buyers. The 530-unit project at Dairy Farm Road in District 23 brings a new benchmark for the Upper Bukit Timah corridor — an area defined by nature proximity, established schools, and a growing HDB upgrader population.

Project Overview

Project Name: Narra Residences Location: Dairy Farm Road, District 23 (Dairy Farm / Upper Bukit Timah) Developer: UOL Group (United Overseas Land) Tenure: 99-year leasehold Total Units: 530 Expected Launch: March 2026 Expected TOP: 2029 (estimated)

UOL Group is one of Singapore's most respected listed developers, with a strong track record including The Tre Ver (Potong Pasir), Parc Clematis (Clementi), and Avenue South Residence (Silat Avenue).

Unit Mix (Projected)

Type	Estimated Units	Size Range (sqft)
1-bedroom + study	~80	484–560
2-bedroom	~130	650–818
2-bedroom + study	~90	840–958
3-bedroom	~150	958–1,195
4-bedroom	~60	1,270–1,560
5-bedroom / penthouse	~20	1,600–2,200

The mix leans toward 2–3 bedroom units, targeting the HDB upgrader segment that dominates Bukit Panjang and Dairy Farm.

Location Analysis

Dairy Farm sits at the western edge of Singapore's Central Water Catchment Area, bordered by Bukit Timah Nature Reserve to the east and Dairy Farm Nature Park to the north.

MRT Connectivity:

• Hillview MRT (DT3) — Downtown Line; ~8–12 min walk; direct to Bugis (~25 min), Bayfront (~30 min)
• Bukit Panjang MRT (DT1/BP6) — 10–15 min by bus; Downtown Line and Bukit Panjang LRT interchange
• Beauty World MRT (DT5) — 10–12 min

Comparable launches in the Dairy Farm/Hillview corridor:

• Hillhaven (Far East Org, 2023): launched at $1,950–$2,150 psf; resale now at $2,000–$2,250 psf
• The Botany at Dairy Farm (Sim Lian, 2023): launched at $1,920–$2,100 psf; ~98% sold as of Q1 2026
• Dairy Farm Residences (UOL, 2019): launched at ~$1,600 psf; resale now at $1,700–$1,900 psf

Pricing Expectations

Segment	Expected PSF	Indicative Quantum
1-bed + study	$2,000–$2,150	~$990K–$1.2M
2-bedroom	$2,050–$2,200	~$1.35M–$1.8M
3-bedroom	$1,950–$2,100	~$1.9M–$2.5M
4-bedroom	$1,900–$2,050	~$2.4M–$3.2M

The Investment Case

Strengths:

1. UOL's development quality — known for generous balconies, quality fittings, and thoughtful layouts
2. Nature premium is durable — Dairy Farm's ~10% premium over comparable OCR addresses has been consistent since 2015
3. MRT access is already there — Hillview MRT's direct Downtown Line connection to CBD
4. Strong HDB upgrader pipeline from Bukit Panjang-Tengah corridor

Considerations:

1. 99-year leasehold in a premium nature location — the leasehold discount becomes relevant beyond 40 years
2. CBD commute of 25–35 minutes — longer than comparable-priced RCR developments
3. Limited walkable retail — requires bus or car to reach Hillion Mall

Who Should Buy Narra Residences?

Owner-occupiers seeking a nature lifestyle — Families who prioritise green space and weekend hiking will find Narra Residences compelling. The combination of UOL quality and Dairy Farm's natural environment is hard to match elsewhere sub-$2,200 psf.

Long-term investors (8–12 year horizon) — The supply-constrained corridor, combined with the pending Tengah eco-town development nearby, positions this precinct for continued appreciation. Rental yields of 3.0%–3.5% (projected at TOP) are supported by stable demand from nature-seeking expat families.

Conclusion

Narra Residences enters the market at an opportune moment: supply is tight across the OCR, the Dairy Farm corridor has proven pricing power, and UOL brings brand confidence. At $2,000–$2,200 psf, buyers are paying for a scarce combination of nature proximity, MRT access, and developer quality.

---

All pricing information is based on developer communications, GLS site analysis, and comparable launch data as of March 2026. Actual prices will be confirmed at time of booking.