The Serra Residences Review: Novena Freehold Condo, Price Estimates and What We Know

Our take: The Serra Residences is Far East Organization's 133-unit freehold condo at 7 Bassein Road, Novena, about 440 m in a straight line from Novena MRT and within 1 km of St. Joseph's Institution Junior. Prices have not been released. The 2-bedroom + study to 5-bedroom mix targets families; judge value once the price list is out.

Updated 27 September 2026. Far East Organization has not released prices and has not officially published preview or booking dates. We will add the price list here once it is released.

The Serra Residences at a glance

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). The developer gives vacant possession and legal completion dates but no expected TOP date, so we do not quote one.

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 will The Serra Residences cost?

Far East Organization has not published any prices. Its project page gives no price list or psf, and the asking psf figures in some online listings come from agents, not the developer.

The only published figure is an estimate of S$3,000–3,200 psf from property agents marketing the project, as reported by Stacked Homes (1 September 2026). It is the agents' estimate, not a developer price, and the actual price list could fall outside that range.

We have not converted that estimate into prices for each unit type because the developer has not published unit sizes. The sizes on agent websites do not agree with each other (the penthouse sizes differ, for example), so we do not rely on them.

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.

This is SG Properties' arithmetic on the agents' estimate reported by Stacked 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 estimated 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?

The agents' estimated range sits about 1% to 8% above Pullman Residences Newton's 2026 average of S$2,965 psf, and between about 0.5% below and 6% 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. Against Dunearn House's launch-weekend average of S$3,140 psf, the estimate runs from about 4% below to 2% above. 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:

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

1. No prices yet. The only figure is the agents' S$3,000–3,200 psf estimate reported by Stacked Homes. Compare the actual price list with Pullman Residences Newton's 2026 transactions before deciding.
2. 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. Agent sites quote a TOP in 2030, but no official TOP date has been published. If you need to time an HDB sale or a move, work from the developer's dates.
3. Conflicting details online. Agent microsites variously list 6-bedroom units (the developer does not), a TOP date the developer has not published, and in one case a "99 years leasehold" footer, although the developer states freehold. Rely on the developer's brochure and sales documents.
4. 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 anyone who wants to commit before a price list is available.

FAQ

What is The Serra Residences price?

Far East Organization has not released prices. Property agents marketing the project estimate S$3,000–3,200 psf, according to Stacked Homes, but that is an estimate, not a developer price.

When is The Serra Residences preview and launch?

The developer has not officially published preview or booking dates. Stacked Homes reported on 4 September 2026 that the project was set to preview in October 2026. We have not seen exact dates from Far East Organization or in the press, and will add them once confirmed.

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?

The developer's expected vacant possession date is 1 September 2031 and expected legal completion is 1 September 2034. It has not published an expected TOP date.

Sources

• 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
• Stacked Homes, "Terra Hill Discounts Reach Up To $1.63 Million On Unsold Units", 4 September 2026 (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.