Short answer: Narra Residences is a 540-unit, 99-year leasehold condo with four shops at 50 to 64 Dairy Farm Walk, District 23, developed by a consortium led by Santarli Realty and Apex Asia. It launched on 31 January 2026 and sold 135 units (24.8%) that weekend at an average S$2,180 psf. Expected TOP is Q1 2030.
Updated 2 October 2026. This page replaces an earlier preview that contained incorrect facts; see the correction note at the end. SG Properties is not the developer's site and not an estate agency.
What is Narra Residences?
| Developer | Dairy Farm Walk JV Development Pte. Ltd., a joint venture of SNC2 Realty (Santarli), Apex Asia Alpha Investment Two, Soon Li Heng Civil Engineering and Kay Lim Realty |
| Address | 50 to 64 Dairy Farm Walk, District 23 |
| Tenure | 99-year leasehold, from 1 July 2025 (Stacked Homes) |
| Units | 540 homes plus 4 shops |
| Building heights | 6, 13 and 16 storeys |
| Site area | 21,881.1 sq m (about 235,500 sq ft) |
| Expected TOP | Q1 2030 |
| Launch | Preview from 17 January 2026; sales from 31 January 2026 |
| Nearest MRT | Hillview (Downtown Line), about 1.2 km |
Sources: URA (awardees, site area, lease term); Stacked Homes review (22 Jan 2026: tenure start, storeys, TOP); EdgeProp listing (developer, address, TOP, MRT distance); EdgeProp (units and shops); EdgeProp via Yahoo (8 Jan 2026: preview and sales dates).
EdgeProp and Stacked Homes both describe it as the first District 23 condo designed under the revised GFA harmonisation rules, which changed how areas such as air-con ledges and bay windows are counted. EdgeProp reports that 66% of the site is landscaped.
How much did the developers pay for the land?
URA awarded the Dairy Farm Walk site on 21 January 2025 for S$504,515,000, or S$10,979.41 per sq m of gross floor area, for a maximum GFA of 45,951 sq m on a 99-year lease (URA). That is about S$1,020 psf per plot ratio (our conversion). The tender drew two bids; Sim Lian's second bid was S$410 million, or S$829 psf ppr (EdgeProp, 14 January 2025).
What unit types does Narra Residences have?
| Type | Units | Size (sq ft) |
|---|---|---|
| 1-bedroom + study | 3 | 517 |
| 2-bedroom (five layouts, including study and home-shelter types) | 265 | 560 to 721 |
| 3-bedroom (compact, flexi, premium, premium + study) | 185 | 818 to 1,173 |
| 4-bedroom | 61 | 1,152 to 1,378 |
| 5-bedroom with private lift | 26 | 1,658 to 1,679 |
| Total | 540 |
Source: Stacked Homes, 22 January 2026. Stacked gives 2-bedders as 49.1% of the mix; the 265 figure is the balance of the 540 units (our calculation).
The mix leans heavily on 2- and 3-bedders, which make up about 83% of units (our calculation).
What were the launch prices?
Indicative starting prices published before the preview:
| Type | Size (sq ft) | From | Psf |
|---|---|---|---|
| 1-bedroom + study | 517 | S$998,000 | S$1,930 |
| 2-bedroom | 560 | S$1.17 million | S$2,089 |
| 3-bedroom | 818 | S$1.6 million | S$1,956 |
| 4-bedroom | 1,152 | S$2.4 million | S$2,083 |
| 5-bedroom | 1,658 | S$3.8 million | S$2,292 |
Source: EdgeProp via Yahoo, 8 January 2026. We checked each psf against price and size.
On the launch weekend, the cheapest units sold were: 2-bedders from S$1.176 million, 3-bedders from S$1.63 million and 4-bedders from S$2.596 million (EdgeProp, 1 February 2026).
How well did Narra Residences sell?
Launch weekend (31 January to 1 February 2026):
- 135 units sold (24.8%) at an average of S$2,180 psf. That is about 6% to 12% above our estimated break-even of S$1,950–2,050 psf, the narrowest gap among the 2026 government land sale launches in our land-cost break-even table. The 24.8% matches 135 of all 544 units, including the four shops (our calculation); EdgeProp's own breakdown refers to 127 homes sold, so the exact number of homes sold that weekend is not clear from published reports.
- All the 1-bedroom units and all four shops were sold.
- 2- and 3-bedders made up about 90% of units sold; 4 of the 61 four-bedders sold.
- About 90% of buyers were Singaporeans and about 10% permanent residents. HDB upgraders were 30% to 40% of buyers.
Source: EdgeProp, 1 February 2026; Stacked Homes, 1 February 2026. Stacked describes the S$2,180 psf average as a new price benchmark for Dairy Farm.
Latest remaining stock (Stacked Homes, 28 August 2026):
| Type | Units remaining | Lowest listed price |
|---|---|---|
| 2-bedroom | 149 | S$1,419,884 |
| 3-bedroom | 95 | S$2,030,623 |
| 4-bedroom | 54 | S$3,385,000 |
| 5-bedroom | 26 | Not given |
| Total | 324 |
Source: Stacked Homes, 28 August 2026.
On those figures, about 216 of the 540 homes (40%) had been sold by late August 2026, and none of the 5-bedders (our calculation from Stacked's table; URA caveat-based counts can differ slightly). Prices and stock have changed since. Check the current price list with the developer's sales team.
How far is Narra Residences from the MRT?
The nearest station is Hillview on the Downtown Line, about 1.2 km away or a 14 to 15 minute walk, according to EdgeProp's listing. Stacked Homes says Hillview "isn't what most people might consider walking distance". On OneMap coordinates, the residential blocks are about 1.0 to 1.1 km from Hillview station in a straight line, and about 1.1 to 1.2 km from Cashew station (our measurement). Walking routes are longer.
Stacked's review describes the area as car-oriented, with one parking lot per unit and 17 EV charging lots.
What else is near Narra Residences?
- Nature: Stacked Homes notes easy access to Dairy Farm Nature Park and Bukit Timah Nature Reserve.
- Earlier condos in the area: Stacked lists Dairy Farm Residences (launched 2019) and The Botany at Dairy Farm (2023) as the area's earlier new launches.
- More supply coming: URA awarded a second Dairy Farm Walk site (29,444.2 sq m) on 28 January 2026 for S$427 million to a consortium including ABR Holdings (URA). That project would compete with Narra for buyers in the same area.
- Facilities: Stacked lists a 50 m lap pool, a tennis court, a gym and a golf simulator.
FAQ
Who is the developer of Narra Residences? Dairy Farm Walk JV Development Pte. Ltd., a joint venture of Santarli's SNC2 Realty, Apex Asia, Soon Li Heng Civil Engineering and Kay Lim Realty. It is not a UOL project.
How many units does Narra Residences have? 540 homes and four shops.
When is Narra Residences' TOP? Expected in Q1 2030, according to Stacked Homes and EdgeProp.
What was the average price at launch? S$2,180 psf over the 31 January to 1 February 2026 launch weekend, when 135 units sold.
What is the cheapest unit left? In Stacked Homes' 28 August 2026 table, 2-bedders from about S$1.42 million, with 149 left. The 1-bedroom units sold out at launch. See new launch condos under S$1.5 million for how it compares with other 2026 launches.
Correction
An earlier version of this page named UOL Group as the developer (it is a Santarli and Apex Asia-led consortium), gave 530 units (there are 540 homes and 4 shops), said the project would launch in March 2026 (sales began on 31 January 2026) and estimated TOP in 2029 (expected Q1 2030). It also gave Hillview MRT as an 8 to 12 minute walk (EdgeProp puts it at about 1.2 km, 14 to 15 minutes), and published a projected unit mix, price ranges, comparable-project prices and rental yields that we could not verify. These have been replaced with figures from URA, EdgeProp and Stacked Homes.
Sources
- URA, Tender award for URA sale sites at Dairy Farm Walk and Tengah Garden Avenue, 21 January 2025
- URA, Tender award for URA sale site at Dairy Farm Walk, 28 January 2026
- EdgeProp, Santarli and Apex Asia-led consortium submit top bid of $1,020 psf ppr for Dairy Farm Walk GLS site, 14 January 2025
- EdgeProp via Yahoo News, Narra Residences at Dairy Farm to preview from Jan 17, 8 January 2026
- Stacked Homes, Narra Residences review, 22 January 2026
- EdgeProp, Narra Residences sells nearly 25% of units at $2,180 psf on launch weekend, 1 February 2026
- Stacked Homes, Narra Residences sets a new price benchmark for Dairy Farm at $2,180 psf, 1 February 2026
- EdgeProp, Narra Residences project listing
- Stacked Homes, New launch condos from 2026 that still have units available, 28 August 2026
- SLA, OneMap (block and station coordinates)
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