Source: developer starting prices and URA land tender results, as tracked on our new launches page. Starting prices are the lowest published psf; averages are higher.
Our take: The Serra Residences is Far East Organization's 133-unit freehold condo at 7 Bassein Road, Novena. After bookings opened on 16 October 2026 it sold 25 units (18.8%) at an average of S$3,460 psf, according to the developer as reported by EdgeProp. That average is about 15% above Pullman Residences Newton's since-launch average of S$3,014 psf.
Updated 20 October 2026. Far East Organization sold 25 of 133 units (18.8%) since bookings opened on 16 October, at S$3,123 to S$4,200 psf and an average of S$3,460 psf (EdgeProp, 18 October 2026). Launch sales are added below. The guide price from S$3,120 psf comes from Far East's release of 2 October 2026.
The Serra Residences at a glance
| Developer | Far East Organization (brand); licensed developer Transurban Properties Pte. Ltd., Developer Licence C1556 |
| Address | 7 Bassein Road, Singapore 309837 (Lots TS29-00621K and TS29-00045L) |
| District | District 11 (Novena) |
| Tenure | Freehold |
| Units | 133, in a single 28-storey tower (developer release, 2 October 2026; Stacked Homes) |
| Site area | About 51,395 sq ft (4,774.8 sqm) |
| Plot ratio | 2.8 gross, giving a maximum GFA of about 143,906 sq ft (2010 planning parameters) |
| Land | Bought in 2010 for S$122M, about S$847 psf ppr including a marginal development charge (see the note on the year below) |
| Unit types | 2-bedroom + study up to 5-bedroom, plus penthouses; no 1-bedroom units (sizes below) |
| Preview | From 2 October 2026; bookings opened Friday 16 October 2026 (developer release) |
| Prices | Guide price from S$3,120 psf; 2-bedroom + study (710 sq ft) from S$2.22M (developer release, 2 October 2026) |
| Launch sales | 25 of 133 units (18.8%) sold since 16 October; S$3,123–4,200 psf, average S$3,460 psf (developer, via EdgeProp, 18 October 2026) |
| Expected TOP | 4Q2030 (developer release) |
| Expected vacant possession | 1 September 2031 (developer) |
| Expected legal completion | 1 September 2034 (developer) |
| Nearest MRT | Novena (NS20), about 440 m in a straight line to Exit A |
| Positioning | Described by the developer as a "GFA-harmonised development" |
Sources: Far East Organization (developer entity, address, lots, tenure, units, unit types, completion dates), Stacked Homes (tower and storeys), The Edge (site, plot ratio and land price), OneMap (location), EdgeProp and Stacked Homes (unit sizes, 29 September 2026), and Far East Organization's release of 2 October 2026 (guide price, sales launch date, TOP, tower layout).
A note on the land purchase year. Stacked Homes (1 September 2026) says Far East has held the site since it bought it in 2010. The online copy of The Edge's report on the deal carries no original dateline: the date shown on the page changes to the day it is viewed. Two details fit 2010: The Edge describes the sale as Credo Real Estate's fifth en-bloc deal "concluded this year", and a blog post dated 27 July 2010 says the Pastoral View tender closed on 23 August 2010. We have not seen a copy of the original report with its dateline.
Facilities reported by Stacked Homes include a 50 m lap pool, a spa pool, a children's pool, a full-size tennis court, a sauna and steam room, a clubhouse and a sky terrace.
What are the unit sizes at The Serra Residences?
There are no 1-bedroom units. Both EdgeProp and Stacked Homes (29 September 2026) report these sizes:
| Unit type | Size |
|---|---|
| 2-bedroom + study | 710–721 sq ft |
| 3-bedroom | 764–904 sq ft |
| 4-bedroom | 958 sq ft on levels 4 to 16; 1,216–1,528 sq ft on the upper "Summit" floors, levels 18 to 28 |
| 5-bedroom | 1,755 sq ft (Summit) |
| Penthouse (2 units) | 2,648 and 2,669 sq ft (Summit) |
The homes start at level 4, above street level, according to Stacked Homes.
How did The Serra Residences sell at launch?
Far East Organization sold 25 of the 133 units (18.8%) after bookings opened on 16 October 2026, according to EdgeProp (18 October 2026). Measured against the 113 units released in the first phase, take-up is about 22%.
| Figure | |
|---|---|
| Units sold | 25 of 133 (18.8%); about 22% of the 113 units in the first phase |
| Transacted range | S$3,123 to S$4,200 psf |
| Average of units sold | S$3,460 psf |
| Highest sale | The larger penthouse, 2,669 sq ft, for S$11.21M (S$4,200 psf) |
| Units sold by type | Nine 2-bedroom + study, two 3-bedroom, seven 4-bedroom, six premium 4- and 5-bedroom units, and one penthouse |
| Buyers | 75% Singaporeans; about 80% buying for their own use |
Source: Far East Organization figures reported by EdgeProp, 18 October 2026.
Our check: S$11.21M ÷ 2,669 sq ft is about S$4,200 psf, and 25 ÷ 133 is 18.8%. The S$3,460 psf average covers only the units sold so far, which include the penthouse and larger Summit units, so it is not the project's average price. PropNex CEO Kelvin Fong told EdgeProp the average is about 4% above the S$3,332 psf average for new freehold non-landed homes in the Core Central Region from January to 10 October 2026.
What will The Serra Residences cost?
Far East Organization's release of 2 October 2026 says the guide price starts from S$3,120 psf, with a 710 sq ft 2-bedroom + study from S$2.22M. Our check: S$2.22M ÷ 710 sq ft is about S$3,127 psf, consistent with the stated starting psf.
These are entry prices, not an average. Because S$3,120 psf is where the guide price starts, the units sold at launch averaged more: S$3,460 psf (see above). Higher floors usually carry a higher psf, while larger units often carry a lower psf than small ones, so check where each unit sits, including the upper "Summit" floors (levels 18 to 28, with 22 units served by private lifts, according to the release). The developer has not published a full price list.
Before the release, property agents marketing the project had estimated S$3,000–3,200 psf, as reported by Stacked Homes (1 September 2026). The developer's starting psf is in the upper half of that range. In a Stacked article of 29 September 2026, PropNex CEO Kelvin Fong is quoted as saying new launch prices in the CCR could exceed S$3,500 psf "sooner rather than later"; that is a market-wide view, not a forecast for this project.
What did Far East pay for the land?
The site combines the former Pastoral View condo and the adjoining plot at 11 Bassein Road, both freehold. Two Far East Organization-controlled companies bought both in an en-bloc deal for S$122M, or about S$847 psf ppr (per square foot of permissible floor area), including a "marginal" development charge, according to The Edge.
Our check: S$122M divided by the maximum GFA of about 143,906 sq ft (51,395 sq ft × plot ratio 2.8) is about S$848 psf ppr, in line with the reported figure.
| Figure | |
|---|---|
| Developer's starting guide price | S$3,120 psf |
| Land cost paid in 2010 | S$847 psf ppr |
| Land cost as a share of the starting price | about 27% |
This is SG Properties' arithmetic on the developer's starting guide price and The Edge's reported land price. It is not a break-even: it leaves out construction, financing and 16 years of holding costs since 2010, and the final saleable area under the current design has not been published.
The land cost is low relative to the selling price because the land was bought 16 years ago. A low historical land cost does not by itself mean the project will be priced below nearby comparables, so judge the price list against the benchmarks below rather than against the land cost.
How does it compare with nearby condos in Novena and Newton?
| Project | Details | Metric | Value | Source |
|---|---|---|---|---|
| Pullman Residences Newton | Freehold, 340 units, TOP 2025 | Average psf, 2026 year to date (five transactions) | S$2,965 psf | Stacked directory |
| Pullman Residences Newton | as above | Average psf of all sales since launch | S$3,014 psf | Stacked directory |
| Pullman Residences Newton | as above | Range of the five 2026 transactions, Feb–Sep 2026 | S$2,785–3,183 psf | Stacked directory |
| Pullman Residences Newton | as above | Record psf (1-bedroom penthouse, 29 May 2023) | S$3,671 psf | EdgeProp |
| Dunearn House | 99-year, D11 (Bukit Timah), launched July 2026 | Launch-weekend average | S$3,140 psf | EdgeProp |
| The Serra Residences | Freehold, 133 units | Developer's starting guide price (not an average) | From S$3,120 psf | Far East Organization release |
| The Serra Residences | as above | Average psf of the 25 units sold from 16 October 2026 | S$3,460 psf | EdgeProp |
The Serra's starting psf of S$3,120 is about 5% above Pullman Residences Newton's 2026 average of S$2,965 psf and about 4% above Pullman's since-launch average of S$3,014 psf. Pullman is a completed freehold project in Newton, so it is the closest like-for-like benchmark in our sources. The starting psf is about 1% below Dunearn House's launch-weekend average of S$3,140 psf. The average of the units sold at launch, S$3,460 psf, is about 15% above Pullman's since-launch average and about 10% above Dunearn House's launch-weekend average. Dunearn House is in the same district but a different submarket (Bukit Timah) and is on a 99-year lease, so it is a loose benchmark only.
Stacked also cites average resale prices (quantum, not psf; the period is not stated) by bedroom type at nearby projects:
| Project | 2-bedroom | 3-bedroom | 4-bedroom |
|---|---|---|---|
| Soleil @ Sinaran | S$2.3M | S$3.34M | S$3.7M |
| Neu at Novena | S$1.68M | not given | S$3.55M |
| Pullman Residences Newton | S$2M | S$3.7M | S$4.3M |
Source: Stacked Homes, 1 September 2026.
Location: how close is The Serra Residences to Novena MRT?
- Novena MRT (NS20), North-South Line: about 440 m in a straight line from the development's address point to Exit A, and about 530 m to the centre of the station, based on OneMap coordinates. The walking route will be longer; we have not measured it.
- Newton MRT (NS21/DT11): about 1.5–1.6 km in a straight line, and one stop from Novena on the North-South Line.
- Stevens MRT is not a nearby station. It is about 2.4 km away in a straight line.
- Schools: St. Joseph's Institution Junior (3 Essex Road) is about 640 m in a straight line, so it is within 1 km. Hong Wen School is about 1.1 km measured point to point; MOE measures the 1 km distance to the school boundary, so check it with OneMap's school query before counting on it. Anglo-Chinese School (Primary) and Anglo-Chinese School (Barker Road) are about 1.4–1.5 km away, outside 1 km.
- Nearby: Stacked Homes notes the site is next to the HealthCity Novena cluster (Tan Tock Seng Hospital, the National Centre for Infectious Diseases and Ren Ci), with Velocity @ Novena Square and Square 2 nearby.
Distances are straight-line (haversine) figures we calculated from OneMap coordinates. They are not walking distances.
Risks to weigh
- Launch prices sit well above nearby resale. Units sold at launch averaged S$3,460 psf, against S$2,965 psf for Pullman Residences Newton's 2026 transactions. Compare the psf of the specific unit you want with nearby resale before deciding.
- A long wait for keys. The developer's expected vacant possession date is 1 September 2031, about five years from now, and expected legal completion is 1 September 2034. The developer's release gives an expected TOP of 4Q2030. If you need to time an HDB sale or a move, work from the developer's dates.
- Conflicting details online. Agent microsites variously list 6-bedroom units (the developer does not) and in one case a "99 years leasehold" footer, although the developer states freehold. Rely on the developer's brochure and sales documents.
- Small development, full facilities. A 50 m pool, a full-size tennis court and a clubhouse shared across 133 units may mean higher maintenance fees per unit than a larger project. Ask for the estimated maintenance charges.
Who is The Serra Residences for?
- Families who want freehold in the city fringe and value St. Joseph's Institution Junior being within 1 km. The mix runs from 2-bedroom + study up to 5-bedroom units and penthouses.
- Buyers working around Novena, including the HealthCity Novena cluster, who want to live within reach of Novena MRT.
- Buyers with a long horizon, given vacant possession is not expected until September 2031.
- Less suited to buyers who need to move in within the next few years, or to buyers judging on psf alone, since nearby completed freehold condos have transacted lower in 2026.
FAQ
What is The Serra Residences price?
Far East Organization's guide price starts from S$3,120 psf, and a 710 sq ft 2-bedroom + study starts from S$2.22M, according to its release of 2 October 2026. The 25 units sold after bookings opened on 16 October went for S$3,123 to S$4,200 psf, an average of S$3,460 psf (EdgeProp, 18 October 2026).
How many units of The Serra Residences have been sold?
25 of the 133 units (18.8%) were sold after bookings opened on 16 October 2026, about 22% of the 113 units released in the first phase, according to EdgeProp.
When is The Serra Residences preview and launch?
The sales gallery opened for previews on 2 October 2026, and bookings opened on Friday 16 October 2026, according to Far East Organization's release of 2 October 2026.
Is The Serra Residences freehold?
Yes. Far East Organization's project page states the tenure is freehold.
Who is the developer of The Serra Residences?
Far East Organization. The licensed developer is Transurban Properties Pte. Ltd. (Developer Licence C1556).
How far is The Serra Residences from Novena MRT?
About 440 m in a straight line to Novena MRT's Exit A, based on OneMap coordinates. The walking distance will be longer.
When will The Serra Residences be completed?
Far East Organization expects TOP in 4Q2030, vacant possession by 1 September 2031 and legal completion by 1 September 2034.
Sources
- EdgeProp, "The Serra Residences sells 18.8% at launch, with average price of $3,460 psf", 18 October 2026: edgeprop.sg
- Far East Organization, "Far East Organization Unveils The Serra Residences", release via Media OutReach Newswire, 2 October 2026: manilatimes.net
- Far East Organization, The Serra Residences project page (accessed 26 September 2026): fareast.com
- Singapore Land Authority, OneMap search, 7 Bassein Road and Novena MRT Station (accessed 26 September 2026): onemap.gov.sg, onemap.gov.sg; distances to Newton MRT, Stevens MRT, St. Joseph's Institution Junior, Hong Wen School and both Anglo-Chinese School campuses were calculated from the same OneMap search
- Stacked Homes, "This Upcoming 133-Unit Freehold Novena Condo Has A 50m Pool And Tennis Court", 1 September 2026: stackedhomes.com
- EdgeProp, "Far East Organization to preview freehold project The Serra Residences on Oct 2", 29 September 2026: edgeprop.sg
- Stacked Homes, "The Serra Residences Is Launching In Novena — A Rare 133-Unit Freehold Condo With No 1-Bedders", 29 September 2026: stackedhomes.com
- Stacked Homes, "Terra Hill Discounts Reach Up To $1.63 Million On Unsold Units", 4 September 2026 (earlier preview timing): stackedhomes.com
- The Edge, "FEO units buy Pastoral View, adjacent land for $122 mil" (original report from 2010; the online copy shows no original dateline): theedgemalaysia.com
- Tampines Court Blog, "Pastoral View", 27 July 2010 (tender closing date): tampinescourtblog.blogspot.com
- Stacked Homes directory, Pullman Residences Newton (data to September 2026): directory.stackedhomes.com
- EdgeProp, "Pullman Residences Newton hits new high of $3,671 psf", 15 June 2023: sg.finance.yahoo.com
- EdgeProp, "Dunearn House sells 56% of units on launch weekend at average of $3,140 psf", 26 July 2026: edgeprop.sg
SG Properties is an independent research site and is not the developer's official website. This page is not financial advice. Details are as published on the date above and may change; check the developer's price list and sales documents before committing.
Get your free Upgrade Cash Plan
How much cash and CPF you need to go from your HDB flat to a condo, selling first or buying first: the CPF refund, BSD and ABSD, your maximum loan under TDSR, and the ABSD refund deadline. Worked out from your numbers and the official rules, then emailed to you. Free; general information, not advice.
Ask us about The Serra Residences
Questions about a project, prices, ABSD, loans or timing? We reply by email within one working day and, if you'd like, introduce you to a licensed agent for viewings or buying.
Get The Serra Residences updates
We'll email you when The Serra Residences's prices, dates or sales results are officially released, plus other new launch news.