Discover Narra Residences: Dairy Farm Green Haven in D23
Project Information
Narra Residences stands out in D23 with its thoughtful design and strong fundamentals, backed by Santarli Group's proven expertise in premium projects. As the area matures with infrastructure like the Cross Island Line, it's poised for excellent connectivity and value growth - perfect for savvy investors or families seeking lush tranquility.
Why Consider Narra Residences?
Narra Residences introduces sustainable architecture to Dairy Farm, appealing to eco-conscious buyers and families eager for a fresh take on suburban luxury in this verdant pocket of Singapore.
Positioned in Dairy Farm's evolving landscape with the upcoming Cross Island Line (CRL) and the new Dairy Farm Mall, Narra Residences offers solid 15-20% potential uplift, making it a strategic choice for forward-thinking investors.
Surrounded by Bukit Timah Nature Reserve, it delivers a wellness-centric lifestyle with trails and green corridors right at your doorstep, ideal for rejuvenation and active family bonding away from the urban hustle.
With starting prices from $998K for entry units, it provides an accessible gateway to D23's upscale vibe, undercutting comparable resales while delivering superior modern amenities and brand-new facilities.
From compact 1-bedrooms to expansive 5-bedrooms, the designs emphasize adaptability with smart storage and open spaces, catering to the evolving needs of professionals or multi-generational households in a low-density 540-unit setting.
Specifically positioned as an "entry-accessible" launch for families transitioning from nearby HDB estates like Bukit Batok, Tengah, or Choa Chu Kang, helping buyers bridge the gap to private property through structured cash flow management.
The "HDB to Narra" Strategic Roadmap
The 5-Year Rule: You must complete your 5-year Minimum Occupation Period (MOP) before you can legally sell your HDB or even commit to a private condo purchase.
District 22/23 Surge: Over 3,100 flats in the West (Bukit Batok/Bukit Panjang) are reaching MOP between 2024 and 2027, creating a high-demand pool for projects like Narra.
Step 2: The "Entry-Level" Financial Snapshot
Narra's 1-Bedroom + Study units start from $998k, a key psychological threshold for entry-level investors and young couples.
Minimum Downpayment (25%): Approximately $249,500.
The 5% Cash Component: At least $49,900 must be paid in hard cash.
The 20% CPF/Cash Component: The remaining $199,600 can be paid using your CPF Ordinary Account (OA) savings.
Step 3: Leveraging the Progressive Payment Scheme (PPS)
Unlike resale condos where you pay the full mortgage immediately, Narra uses a PPS where your monthly instalments grow alongside the building.
Year 1 Advantage: You only pay interest on the initial 5–10% of the loan (Foundation Stage), keeping your monthly commitment very low while your HDB continues to appreciate.
HDB Sale Strategy: Most advisors suggest selling your HDB first to avoid the upfront Additional Buyer's Stamp Duty (ABSD), which is 20% for Singapore Citizens on their second property.
Step 4: Stress-Testing Your TDSR
Banks will test your ability to handle a mortgage based on the Total Debt Servicing Ratio (TDSR), capped at 55% of your gross monthly income.
Income Benchmark: To comfortably afford a $1.5M 3-Bedroom unit, a household generally needs a combined monthly income of approximately $11,600.
Rate Protection: Banks typically "stress-test" your loan at a 4% interest rate to ensure you can still pay even if market rates rise.
Location & Connectivity
Narra Residences is located in a mature Dairy Farm neighbourhood, with easy access to transport, amenities, schools and nature reserves.
- 📍 Nearby Transport
- 🏫 Schools
- 🛍️ Amenities
- Hillview MRT (DT3) – approx. 800m - 1km walk (Downtown Line), providing direct access to the CBD and Marina Bay
- Future Connectivity – King Albert Park MRT (2 stops away) will be an interchange for the future Cross Island Line (CRL)
- Quick access to BKE and PIE expressways, connecting to Orchard Road and major employment hubs
- Bukit Panjang Primary School (within 1km)
- CHIJ Our Lady Queen of Peace (within 1km)
- Assumption English School
- German European School Singapore (GESS)
- Zhenghua Primary School, Beacon Primary School
- Dairy Farm Mall – Directly across the road, featuring a FairPrice Finest supermarket, food court, and retail shops
- HillV2 – groceries, F&B, retail (3 mins drive)
- Rail Mall – cafes, restaurants and convenience (3 mins drive)
- Bukit Panjang Plaza & Hillion Mall – approx. 1.5km (major malls with extensive options)
- Casuarina Primary School (within 1km)
- Pasir Ris Primary School (within 1km)
- Elias Park Primary, White Sands Primary
- Hai Sing Catholic School, Pasir Ris Crest Secondary, Meridian Secondary
- Overseas Family School (international)
This mix gives families a range of local and international education options.
Facilities & Lifestyle
Narra Residences is envisioned as a forest-inspired sanctuary, integrating resort-style facilities across its expansive 21,881 sqm site in the Dairy Farm enclave.
Key Facility Themes (naming may vary slightly from different marketing materials):
- Forest Arrival & Grand Entrance – A sheltered drop-off and majestic entrance designed with a nature-led palette to welcome residents home.
- 50m Lap Pool & Family Canyon Pool – Featuring a full-length lap pool, a family-friendly canyon pool, bubble pools, and relaxing spa seating.
- The Forest Clubhouse & Function Rooms – Versatile indoor lounges, gourmet kitchens, and flexible function rooms for private celebrations or community events.
- Kid’s Adventure Play Zone – Dedicated children's spaces including a vibrant Kid’s Club House, refreshing kids' pool, and forest-themed playgrounds.
- Fitness & Forest Wellness – A contemporary indoor gym, outdoor fitness decks, a yoga deck, jogging paths, a golf simulator, and a tennis court.
- Nature Terraces & Viewing Decks – Landscaped forest terraces, an infinity lawn, and sky pavilions taking advantage of the unblocked views of the 2,000-hectare nature reserve.
- BBQ & Alfresco Dining Terraces – Multiple BBQ pavilions and dining pods set within gardened zones and quarry-inspired landscaping.
The generous land area and a 1:1 carpark ratio (546 lots for 540 units) are notable features, providing ample space and convenience in a low-density residential setting.
Unit Mix & Sizes
Official Unit Mix (Developer Data)
Key Notes on Unit Mix:
- Family-Focused Design: Approximately 50% of the development is dedicated to 3, 4, and 5-bedroom units (272 units total), catering to the high demand for spacious, nature-fringe homes among HDB upgraders in the West. The project features an exclusive 5-bedroom series (26 units) with private lifts for multi-generational living.
- Affordability Edge: With indicative starting prices from $1,930 psf, Narra Residences is positioned as one of the most accessible new launches in 2026. Entry-level 3-bedroom units (818 sqft) are estimated from ~$1.6M, offering a realistic step-up for families coming from HDB estates.
- Investment Tip: This is the first District 23 project designed under the GFA Harmonisation Framework, meaning air-con ledges are excluded from saleable area. Buyers get higher space efficiency (more usable square footage) compared to older resale units, supporting better long-term capital resilience.
The high proportion of 2-bedroom (235 units) and 3-bedroom (185 units) layouts signals a clear focus on young couples and growing families seeking a quiet, low-density sanctuary near Hillview MRT.
Indicative Pricing
Based on direct information from the developer and 2026 launch coverage:
- 1-Bedroom + Study (517 sqft) - from $998K (~$1,930 psf)
- 2-Bedroom (560–646 sqft) - from $1.17M (~$2,100 psf)
- 3-Bedroom (818–1,023 sqft) - from $1.6M (~$1,956 psf)
- 4-Bedroom (1,152 sqft) - from $2.4M (~$2,100 psf)
- 5-Bedroom (1,658 sqft) - from $3.8M (~$2,300 psf)
Prices vary by stack, floor level, and specific view orientations (e.g., Nature Reserve vs. Pool view).
Important: These guides are indicative for the 2026 launch phase. For the most accurate unit-by-unit availability and official VVIP pricing, please consult with our team directly.
At J&J Property Advisory, we help you:
- Identify "Hidden Gem" Stacks – Beyond just the floor plan, we analyze block-to-block spacing and sun orientation to pick units that will command the highest resale premium in the future.
- Time the Tengah Upgrader Wave – We provide a data-backed 5-to-10-year exit roadmap, showing exactly when the surge of MOP upgraders from nearby Tengah will peak to maximize your potential capital gains.
- Navigate the Dairy Farm Mall Ecosystem – Understand how the new integrated convenience of the Dairy Farm Mall (just 2 mins walk) directly impacts the rental yield and liquidity of your specific unit type.
Developer Profile
Narra Residences is developed by a high-caliber consortium that balances robust construction capabilities with strategic development expertise. The project is spearheaded by Santarli Realty and Apex Asia Development, supported by specialist local partners.
- Santarli Realty As the property development arm of Singapore’s established Santarli Group (founded in 1983), Santarli Realty serves as the consortium's construction powerhouse. They are renowned for high-quality execution and expertise in complex civil engineering, leveraging advanced building technologies like PPVC and BIM to deliver notable residential projects such as Tenet EC and Altura EC.
- Apex Asia Development Positioned as the strategic visionary, Apex Asia Development is led by Li Jun, the former Executive Chairman of Qingjian Realty (South Pacific). The firm is recognized for its fresh, design-driven perspectives and efficient urban planning, backed by Li Jun’s strong legacy in delivering successful redevelopments like JadeScape and award-winning smart-home projects.
- Supporting Partners The consortium is further strengthened by execution specialists who add deep technical layers to the project. This includes Soon Li Heng Civil Engineering, providing specialized expertise in heavy civil works and excavation, alongside Kay Lim Realty, a veteran local developer and construction firm with a long history of successful residential delivery.
This combination gives Narra Residences a solid development and delivery track record.
Secure Your Priority for Narra Residences
Expert guidance for your private property purchase, whether for own-stay or investment.
- Comprehensive Financial Planning: We provide detailed TDSR calculations, loan eligibility assessments, and CPF usage breakdowns to establish your comfortable budget.
- Strategic Upgrade Timeline: Let us help you map out a seamless timeline for selling your current HDB or private property and managing the progressive payments for your new condo.
- Data-Driven Unit Selection: Receive personalized recommendations on the most suitable stacks and layouts based on your lifestyle needs and future exit strategy.
- Tailored Property Shortlisting: We curate a specific list of high-potential units that balance your daily living requirements with the property's long-term investment value.
Take the Next Step for Narra Residences
Connect with J&J Property Advisory today to request:
- Official e-Brochure & Full Floor Plans: Gain immediate access to the complete project details, including high-resolution floor plans and site layouts.
- Latest VVIP Preview Pricing & Availability: Stay updated with the most current unit availability and exclusive early-bird pricing directly from the developer.
- Customized Financial & Timeline Proposal: Receive a non-obligatory, bespoke roadmap tailored to your specific financial goals and relocation schedule.
Disclaimer: This page is prepared by J&J Property Advisory based on publicly available information as of Jan 2026. It is not the official developer website and does not form part of any offer or contract. All details are subject to change by the developer and relevant authorities.
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Singapore | Updated 2026