Narra Residences
Dairy Farm Walk, Hillview · Santarli · Apex Asia · Soon Li Heng · Kay Lim
A nature-fronting OCR site with clean access to the Downtown Line -- the story is landed-adjacent greenery and Bukit Timah Nature Reserve, not MRT-above-the-mall convenience.
Location & neighbourhood
Where this sits on the Hillview map.
Narra Residences sits on Dairy Farm Walk, inside the Hillview estate in D23. You are on the western edge of the Central Catchment Nature Reserve -- Dairy Farm Nature Park and Bukit Timah Nature Reserve are both within walking / short-drive distance. This is one of the few Singapore pockets where condo stock sits directly adjacent to old-growth secondary forest.
The character is low-density and residential: landed enclaves (Hume Avenue, Lorong Pisang), existing condos like The Skywoods, Foresque, and The Hillford (senior housing), and a small HDB fringe further west. Not a town-centre vibe. For daily life you lean on HillV2, The Rail Mall, and West Mall / Bukit Panjang -- none of which are at your doorstep.
MRT & transport
- • Hillview MRT (DTL) -- ~8-12 min walk (to be verified on final site plan)
- • Cashew MRT (DTL) -- one stop east
- • Expressways: BKE, PIE via Dairy Farm Road
- • To Orchard: ~20-25 min drive · Jurong East: ~15 min
The developer
A four-way consortium of mid-tier builders.
Narra is developed by a joint venture of Santarli Realty, Apex Asia Development, Soon Li Heng Civil Engineering, and Kay Lim Realty. Santarli is the lead name most buyers will recognise -- they were the main contractor-turned-developer on projects like Parc Clematis and have delivered a string of mid-sized condos. The others are construction-adjacent SME players pooling landbank capacity.
A four-developer JV is a practical structure for a larger site, but it changes how you underwrite the project. Brand premium is lower than a CDL / GuocoLand / UOL project -- which usually means entry PSF is priced sharper on launch day. After-sales coordination across four shareholders can be slower; ask the agent directly who owns the defect liability window and who will be signed on to the MCST handover documentation.
Recent SG track record
- • Santarli -- Parc Clematis (main contractor)
- • Santarli -- Les Maisons Nassim (contractor)
- • Apex Asia -- smaller GCB / residential GP
- • JV track record specific to this site -- to be confirmed
Unit mix & layouts
What's inside the 540 units.
Indicative mix across 1BR to 5BR with the weight on 2BR and 3BR -- typical for a 540-unit OCR launch aimed at the HDB upgrader and young family segment. Expect efficient sizes in line with post-2023 GFA harmonisation rules: smaller 1BRs (~430-500 sqft), 2BRs around 650-750 sqft, and a chunkier 3BR / 4BR count given the family catchment. Full breakdown to be confirmed at showflat.
Efficiency read: post-GFA-harmonisation projects are carrying tighter AC ledges -- check the actual strata area on the floor plan, not the marketing diagram.
Indicative pricing & PSF context
What the numbers actually say.
Expected PSF band
S$2,100-2,400 (indicative)
Benchmark is The Botany at Dairy Farm (launched ~S$2,000-2,100 PSF in 2023, ~95% sold by end of marketing). With 2024-2026 cost inflation and the GFA effect, S$2,100-2,400 PSF on 540 units is a reasonable expectation. To be confirmed at launch.
Resale comparison
Resale comps: The Skywoods (2016 TOP, ~S$1,500-1,650 PSF), Foresque Residences (2015 TOP, ~S$1,450-1,550 PSF), Kingsford Hillview Peak (~S$1,500 PSF). The new-launch premium here is 35-50% over mature resale. Some of that is GFA / tenure recycle, some is froth -- you need a 5-7 year hold to let the resale market re-rate upward.
Schools, amenities, connectivity
The catchment that matters.
Primary schools (within 1-2km)
- • CHIJ Our Lady Queen of Peace
- • Lianhua Primary School
- • Bukit Panjang Primary School
Secondary & beyond
- • Assumption English School / Assumption Pathway
- • Bukit Panjang Government High
- • German European School Singapore (GESS) -- international
Malls, F&B, healthcare
- • HillV2, The Rail Mall, West Mall
- • Dairy Farm Nature Park trails
- • Bukit Panjang Polyclinic, NTUC Health
Investment thesis
Why someone would actually buy here.
Nature Reserve frontage
Unobstructed greenery views on the north-west stacks will not be replicated -- Bukit Timah Nature Reserve is protected land. That is a structural view premium (think of how Bishan Park-facing stacks re-rate).
DTL connectivity
Hillview MRT gets you to Newton in ~18 min, Little India in ~22 min, CBD (Downtown) in ~28 min. Not CCR-fast, but solid for an OCR-priced product. DTL fares are not rising near-term.
OCR upgrader absorption
Hillview pulls from Bukit Panjang, Choa Chu Kang, and Bukit Batok HDB owners reaching MOP. 540 units is large, but The Botany cleared through -- the demand funnel in this sub-region is genuine.
Scarcer future supply
After Narra, the Dairy Farm / Hillview pocket has thin pipeline -- landbank is constrained by the nature reserve and existing landed plots. Once this absorbs, the next Hillview launch is several years out.
Risks & what to stress-test
Where this could bite you.
MRT walk is middling
Hillview MRT is walkable but not a 5-minute walk. For rental, a 10-12 min walk with a BKE crossing costs you roughly 5-10% on achievable rent vs an MRT-integrated product. Map the actual footpath before committing.
Rental depth is shallow
Hillview rentals are mostly Singaporean families and a thin expat-executive pool (mostly GESS-linked). Landlord yield is realistic at ~3.0-3.5% gross, not higher. Do not underwrite a CBD-tenant model here.
Developer brand risk
A four-SME consortium does not carry the same after-sales machinery as a CDL / UOL. Defect rectification and MCST first-AGM handover need to be stress-tested -- ask to see the TOP'd reference project from the JV.
Competing launches
You are competing with The Botany (nearby, 2023 launch) for the resale buyer pool on exit. If The Botany owners sell at S$2,300-2,500 PSF in 2028, your re-sale price needs to beat that with a tenure-fresher argument -- not trivial.
Winfred's take
The honest read.
My read: Narra is an owner-occupier upgrader project with a strong amenity (nature reserve) that partially compensates for a mid-tier developer and a sub-ideal MRT walk. At S$2,100-2,400 PSF on a 99-year lease, the maths works if you are buying to live and hold 10+ years -- not if you are chasing a quick three-year flip. The view-facing stacks will hold value; the internal-facing stacks will be ordinary supply.
This suits: HDB upgraders from Bukit Panjang / Choa Chu Kang / Bukit Batok who want to stay west of BKE, a family that values nature proximity over MRT-mall convenience, or an investor who specifically wants OCR-Hillview yield exposure. It does not suit: first-time investors wanting a high-liquidity exit vehicle, or buyers who need a 5-minute MRT walk for tenant profile. Run the sums against a comparable D19 or D20 99-yr launch before committing.
Related reading
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