The Sen: A Modern Sanctuary in Upper Bukit Timah
Project Information
The Sen offers a rare combination of exclusivity and value in Upper Bukit Timah, supported by Sustained Land’s track record of quality workmanship. With its strategic location just moments from the future Beauty World transformation, it presents a unique 'first-mover' advantage—perfect for families who desire a peaceful nature retreat without compromising on future growth potential.
Why Consider The Sen?
With a land rate of $841 psf ppr, The Sen offers a rare pricing advantage in the Rest of Central Region (RCR), making it highly accessible for upgraders and investors compared to higher-priced nearby launches.
Designed to blend seamlessly with its lush surroundings, offering resort-style facilities, tiered landscapes, and quiet exclusivity away from the main road noise.
You are buying into the early stages of the URA Master Plan’s rejuvenation of the Beauty World precinct, which includes the new Integrated Transport Hub, Bukit V Mall, and a redeveloped market & hawker centre.
Proximity to business hubs (Jurong Lake District) and international schools (like Middleton International) creates a steady tenant pool.
Ideal for families, with Pei Hwa Presbyterian Primary and Methodist Girls' School (MGS) located within close proximity, ensuring strong resale demand.
Unlike many new launches with wasted space, The Sen features "harmonised" GFA-efficient layouts (no AC ledges included in strata area), meaning you pay for usable space.
Silence the City. Keep the Connection
Most buyers think they have to choose: Nature OR Convenience. At The Sen, you get the "Holy Trinity" that is disappearing from Singapore's market:
True Privacy: Nestled in a "green bowl" between Bukit Batok Nature Park and the Nature Reserve.
Future Growth: Riding the massive Beauty World Transformation wave (but safely tucked away from its construction noise).
The "Impossible" Price: Entry from $2,1xx PSF - a price point that makes other RCR launches sweat.
The Bottom Line: This is your chance to own a private sanctuary for less than what others are paying for a concrete view.
Location & Connectivity
The Sen sits in a unique sweet spot: close enough to the action to be convenient, but far enough to remain a quiet retreat.
- 📍 Nearby Transport
- 🏫 Schools
- 🛍️ Amenities
- Beauty World MRT (DT5) (~10-12 mins walk / 2 bus stops)
- Direct Bus Connectivity to Clementi, Jurong East & Orchard
- Immediate PIE & BKE Access (City/Jurong in <15 mins)
- Bukit Timah Primary School (Within 1km)
- Pei Hwa Presbyterian Primary (1-2km)
- Methodist Girls' School (MGS) (1-2km)
- Proximity to Ngee Ann Poly, SIM, NUS & German European School
- Bukit Timah Market & Cheong Chin Nam Rd (Foodie Paradise)
- Upcoming Bukit V Mall @ Reserve Residences (Modern Retail)
- Bukit Batok Nature Park & Rail Corridor (Doorstep Nature)
- Kilat Court & Jln Jurong Kechil Shophouses (Daily Cafes)
- 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 strategic blend of schools offers families a future-proof address with seamless access to education from primary to tertiary levels.
Facilities & Lifestyle
The Sen is designed as a "Resort in a Valley," focusing heavily on mental and physical restoration. It features facilities rarely seen in projects of this size (347 units).
Key Facility Themes (naming may vary slightly from different marketing materials):
- The 50m Lap Pool: A serious swimmer’s pool, framed by lush "lagoon-style" landscaping to ensure privacy from the blocks.
- Hot & Cold Bath Pavilion: A luxury wellness feature usually found in high-end spas. Indulge in contrast therapy with baths ranging from 3°C to 42°C—perfect for recovery after a workout.
- Rooftop Pilates Pavilion: Elevate your practice with unblocked views of the Bukit Timah Nature Reserve—fresh air, total silence, and greenery as far as the eye can see.
- The Tennis Court: A rare find for a boutique-sized project (most condos under 500 units sacrifice this). This adds significant resale value and lifestyle convenience.
- Themed Rooftop Gardens: Three distinct zones (Floral, Sensory, and Maze Gardens) that provide private nooks for reading or evening cocktails.
- Tai Chi Lawns & Aqua Gym: Low-impact wellness zones designed for all ages to unwind, promoting a "Blue Zone" healthy living concept.
- On-Site Childcare Centre: A massive convenience for young parents—drop your kids off safely within the condo premises before heading to work.
The inclusion of a full-sized Tennis Court and a 50m Lap Pool for just 347 units is a standout feature, offering an exceptional facility-to-resident ratio that ensures exclusivity and ample space without the typical crowds.
Unit Mix & Sizes
Official Unit Mix (Developer Data)
Key Notes on Unit Mix:
- "GFA-Harmonised" Efficiency: The Sen is designed under the new URA GFA Harmonisation framework. This means air-con ledges are excluded from the strata area. You are paying for 100% usable internal space, making a 678 sqft 2-bedder here feel significantly larger than older 700+ sqft layouts.
- The "Prestige" Collection: The 3-Bedroom Premium + Study (1,259 sqft) and 4-Bedroom Premium + Study (1,453 sqft) are housed in exclusive Prestige Blocks. These blocks feature just 4 units per floor, offering a higher level of privacy and luxury compared to the standard blocks.
- Investor Sweet Spot: With 49% of the units dedicated to 2-Bedroom layouts (Standard & Study), the project is heavily optimised for high rental yield and easy resale liquidity, catering perfectly to the tenant pool from the nearby German European School and Business Parks.
The strategic focus on 2-Bedroom and 3-Bedroom layouts (comprising nearly 75% of the development) signals a clear intent to capture both the savvy investor market and HDB upgraders in District 21 who prioritise efficient, high-utility space over excessive balcony sizes.
Indicative Pricing
The "Psychological" Sweet Spot: The Sen offers one of the few remaining chances to buy into D21 for under $2,200 PSF:
- 1-Bedroom: From $993,000 (Sub-$1M Entry! Extremely Rare!)
- 2-Bedroom (678–732 sqft): From $1.49M (~$2,1xx psf)
- 2-Bedroom + Study (764–775 sqft): From $1.71M (~$2,243 psf)
- 3-Bedroom (872–1,109 sqft): From $1.93M (~$2,220 psf)
- 3-Bedroom Premium + Study (1,259 sqft): From $2.89M (~$2,302 psf)
- 4-Bedroom Premium + Study (1,453 sqft): From $3.34M (~$2,299 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:
- Clarify Your "Why": We don’t just sell condos; we stress-test your financial plan to ensure this buy moves you closer to retirement, not debt.
- Spot the "Blind Spots": We analyse the micro-market rental data in Upper Bukit Timah to show you exactly who your future tenant will be (and how much they will pay).
- Negotiate the Best Unit: Not all stacks are equal. We help you pick the specific unit facing away from the afternoon sun and road noise to maximise your exit profit.
Developer Profile
Sustained Land (SL Capital) Since 2006, Sustained Land has built a reputation for quality, "boutique luxury" developments that stand the test of time.
- Proven Track Record: They have successfully delivered iconic projects in prime districts, including Coastline Residences (D15), One Meyer, and the ultra-luxury 3 Cuscaden (Orchard). Their portfolio proves their ability to handle high-value land with precision.
- The "Efficiency" Specialist: Sustained Land is renowned for mastering space efficiency. They prioritize layouts that minimize wasted corridor space, ensuring every square foot is usable—making their units feel significantly larger than the market average.
- Confidence & Scale: With over 2,500 residential units developed, they combine the financial stability of a major player with the detailed craftsmanship of a niche specialist.
The Bottom Line: For buyers at The Sen, you are partnering with a developer that has a consistent history of transforming plots into high-quality, enduring assets.
Secure Your Priority for The Sen
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 The Sen
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