Narra Residences Price (Quick Overview)
Narra Residences is positioned as a family-oriented development in District 23, with pricing structured to remain accessible for upgrader households rather than pushing into high-end quantum ranges.
Prices now generally start from around the low-$1.2M range for remaining 2-bedroom compact layouts, while larger 5-bedroom private-lift configurations extend beyond $4M depending on stack positioning, floor level and configuration. PSF levels remain positioned within the OCR upgrader-family segment rather than investor-led compact pricing territory.
In practical terms, buyers evaluating Narra Residences are usually assessing affordability, space and long-term own-stay suitability rather than comparing purely on psf or short-term pricing movement.
A simple breakdown of current availability and pricing tiers can be shared to help with comparison.
Explore the Full Narra Residences Analysis
This article is part of the full Narra Residences cluster:
- Narra Residences Review – project positioning, buyer suitability, and long-term decision framework
- Narra Residences Floor Plan Analysis – layout efficiency, unit mix, and stack considerations
- Narra Residences Showflat Guide – viewing strategy, project presentation, and on-site buyer evaluation approach
Buyers who are still learning how Singapore new launches are typically evaluated may also find the New Launch Condo Guide helpful before comparing individual projects.
Narra Residences Entry Price and Indicative Pricing
Entry prices vary depending on unit type, with different pricing tiers reflecting layout size, stack positioning and remaining availability.
Indicative pricing is not fixed across all units, as psf and total price can differ based on floor level, facing and unit configuration.
Buyers typically assess both entry price and indicative pricing ranges together, rather than relying on a single price point.
Narra Residences Key Facts
- Tenure: 99-year leasehold
- Location: District 23 (Dairy Farm)
- MRT: Hillview MRT (DTL)
- Unit Types: 1 Bedroom + Study to 5 Bedroom
- Entry Price: ~$1.27M+
- Price Range: ~$1.27M – $4.27M+
- PSF: ~$2,000 – $2,500+ psf
- Positioning: Nature-facing residential development
- Best For: Own-stay buyers prioritising space and environment
Narra Residences Latest Pricing and Available Units (Live Snapshot)
The table below reflects the latest available units, pricing ranges and psf variation based on current remaining inventory.
| Type | Size (sqft) | PSF Range | Price Range | Available |
|---|---|---|---|---|
| 2 BEDROOM COMPACT | 560 | $2,279–$2,368 | $1,276,000–$1,326,000 | 10/30 |
| 2 BEDROOM PREMIUM | 646 | $2,197–$2,336 | $1,419,000–$1,509,000 | 25/58 |
| 2 BEDROOM with HS | 689-700 | $2,023–$2,247 | $1,416,000–$1,558,000 | 48/66 |
| 2 BEDROOM with HS & STUDY | 721 | $2,062–$2,122 | $1,487,000–$1,530,000 | 8/24 |
| 2 BEDROOM with STUDY | 721 | $2,080–$2,479 | $1,500,000–$1,787,000 | 78/87 |
| 3 BEDROOM FLEXI | 872 | $2,197–$2,336 | $1,916,000–$2,037,000 | 6/31 |
| 3 BEDROOM PREMIUM | 990-1023 | $2,021–$2,420 | $2,067,000–$2,433,000 | 71/101 |
| 3 BEDROOM with STUDY | 1152-1173 | $2,161–$2,305 | $2,490,000–$2,655,000 | 22/25 |
| 4 BEDROOM COMPACT | 1152 | $2,125–$2,422 | $2,448,000–$2,790,000 | 31/35 |
| 4 BEDROOM PREMIUM | 1378 | $2,308–$2,512 | $3,181,000–$3,461,000 | 25/26 |
| 5 BEDROOM with PRIVATE LIFT | 1658-1679 | $2,345–$2,547 | $3,888,000–$4,277,000 | 26/26 |
Current availability remains broadly distributed across 2-bedroom to 5-bedroom layouts, although recent take-up has gradually reduced options within selected compact and more functional configurations.
Within the 2-bedroom segment, multiple configurations such as Compact, Premium, HS and Study variants still continue to provide meaningful choice, although availability is steadily tightening across several of the more flexible sub-types.
In the 3-bedroom segment, Flexi layouts are becoming increasingly selective, while Premium and Study configurations continue to provide a broader range of options for households prioritising stronger long-term usability and family separation.
Larger 4-bedroom and 5-bedroom layouts remain relatively available, continuing to form a secondary layer of supply for buyers prioritising space, family liveability and longer-term own-stay planning over lower entry-level affordability.
At this stage, buyers are still largely comparing within the 2-bedroom and 3-bedroom segments where broader choice remains available, rather than narrowing down to only a small number of remaining units.
Most buyers are still evaluating multiple layout categories and internal configurations rather than shortlisting purely based on limited inventory pressure.
Availability and pricing may continue to change depending on remaining inventory and release phases, with current options still broadly distributed across multiple family-oriented layout segments.
For a full breakdown of unit mix, layout distribution and stack considerations, refer to the Narra Residences Floor Plan Analysis.
How to Interpret Narra Residences Pricing
Narra Residences pricing is not driven purely by affordability or location. It is shaped by how the project is calibrated for family usability, where layout efficiency, unit sizing and practical liveability define value more than psf comparisons.
Buyers are typically weighing:
- well-proportioned layouts across multiple family configurations
- manageable entry quantum relative to unit size
- a lower-density residential environment
against:
- less emphasis on MRT proximity
- lower rental demand compared to central locations
- pricing that reflects usability rather than accessibility
The pricing works best when viewed as a layout-driven family calibration, rather than a transport-led or investor-focused decision.
Comparison With Nearby Projects
| Development | Tenure | Positioning |
|---|---|---|
| The Botany at Dairy Farm | 99-year | Nearby family project |
| Dairy Farm Residences | 99-year mixed-use | Convenience-led |
| Hillhaven | 99-year | Residential |
| The Myst | 99-year | Upper Bukit Timah |
| 8@BT | 99-year | MRT-led positioning |
Narrowing Down Narra Residences Options
If you are comparing Narra Residences with nearby District 23 projects, the main differences typically come down to environment, density and layout usability rather than psf alone.
Get a clearer view of which unit types and price tiers are worth considering based on your budget and holding horizon
Factors Affecting Pricing
- Nature-centric Dairy Farm setting
- Family-sized layouts
- Nearby competing supply
- Own-stay driven demand
Narra Residences Price Tiers by Unit Type
| Unit Type | Size Range | Entry Price | Typical Buyer |
|---|---|---|---|
| 1 Bedroom + Study | ~517 sqft | From ~$998K | Singles / entry-level buyers |
| 2 Bedroom | 560–721 sqft | From ~$1.17M | Couples / HDB upgraders |
| 3 Bedroom | 818–1,023 sqft | From ~$1.6M+ | Core family segment |
| 4 Bedroom | 1,152–1,378 sqft | From ~$2.4M+ | Larger households |
| 5 Bedroom + Private Lift | 1,658–1,679 sqft | From ~$3.8M+ | Multi-generational buyers |
Buyers typically evaluate Narra Residences based on total quantum, space efficiency and long-term own-stay usability, rather than psf alone.
Unit Types and Buyer Direction
1 Bedroom + Study
Primarily entry-level positioning but with limited investor appeal due to weaker rental drivers in a non-MRT-led location.
2 Bedroom
The most balanced option, combining affordability and usability, with broad appeal among upgrader buyers.
3 Bedroom
Core demand segment aligned with family buyers prioritising space, layout efficiency and long-term liveability.
4 Bedroom
Targets larger households but introduces higher quantum sensitivity, requiring stronger financial comfort.
5 Bedroom + Private Lift
Niche segment with very high absolute pricing and a narrower buyer pool, resulting in potentially slower resale liquidity.
Who Narra Residences Pricing Is Most Suitable For
Narra Residences tends to suit buyers who:
- prioritise layout usability over compact entry pricing
- want a balanced upgrade into private housing
- value practical living space over central convenience
It is more aligned with:
- upgrader families transitioning from HDB
- buyers planning long-term own-stay
- households needing functional layouts rather than compact units
It is less aligned with:
- investors seeking rental yield
- buyers prioritising MRT-led accessibility
- those looking for ultra-compact entry units
Affordability Considerations
Affordability here is not about being the cheapest.
It is about:
how much usable space each dollar buys
Buyers are evaluating:
- price relative to layout efficiency
- long-term liveability
- financial comfort over time
This makes affordability a space-efficiency decision, not just a price comparison.
Pricing Structure and Market Positioning
Pricing is typically structured in phases rather than direct discounts.
What buyers often refer to as “discounts” or “promotions” usually reflects differences in entry positioning and unit selection, rather than explicit price reductions.
This means pricing advantages are generally linked to availability and unit choice, rather than headline discounts.
It is a function-driven residential upgrade.
Narra Residences Pricing, Promotions and Release Structure
Does Narra Residences offer discounts?
Narra Residences does not typically offer direct discounts or price reductions. Pricing is structured in phases, where earlier buyers may enter at lower price tiers with a wider selection of units.
Are there promotions for Narra Residences?
What buyers often refer to as “promotions” are generally not traditional discounts. Instead, they come from earlier pricing tiers, better unit availability, or more favourable unit selection rather than explicit price cuts.
How pricing works across different purchase timings
Pricing typically progresses across phases as demand builds and available units decrease. As a result, earlier buyers may secure more favourable entry levels and layout choices, while later buyers may face higher overall quantum or fewer preferred units.
What this means for buyers
The key advantage in most cases lies less in discounts, and more in timing and unit availability. Buyers who enter earlier tend to have more flexibility in layout selection and pricing, while later buyers are typically choosing from remaining units at adjusted price levels.
Narra Residences Pricing FAQs
1) What is the starting price for Narra Residences?
Prices typically start from around $998K for one-bedroom plus study units and can exceed $3.8M for larger five-bedroom homes. Entry pricing reflects unit size rather than psf positioning. Buyers usually evaluate based on total quantum and usability. The focus is on long-term affordability.
2) Why do Narra Residences layouts feel more usable?
The project is designed with more practical layouts that prioritise room proportions and liveability. This allows families to utilise space more efficiently compared to compact developments. Buyers often notice the difference in day-to-day usability. Layout planning plays a key role in pricing perception.
3) Is Narra Residences more suitable for own stay or investment?
Narra Residences is generally more aligned with own-stay buyers due to its layout-driven design and quieter location. Rental demand may be more limited compared to MRT-centric developments. Investors typically prioritise different project characteristics. Suitability depends on intended use.
4) What is the main trade-off at Narra Residences?
The key trade-off is accessibility versus usability. Buyers gain better internal space and layout efficiency but with less emphasis on MRT proximity. This affects rental demand and daily commute patterns. It is a deliberate positioning choice.
5) Why do larger units at Narra Residences have narrower buyer pools?
Higher quantum naturally reduces the number of eligible buyers. Larger units are typically purchased for long-term own stay rather than investment. This results in slower turnover compared to smaller units. Buyers should consider holding horizon.
6) Who is Narra Residences most suitable for?
It is generally suited for families and upgrader households prioritising usable space and long-term living. These buyers focus on functionality rather than centrality. It is less aligned with investors or buyers seeking compact units. Suitability depends on lifestyle needs.
Final Thoughts on Narra Residences Pricing
Narra Residences is best understood as a layout-driven family calibration project, rather than a generic OCR own-stay development.
Its pricing makes the most sense when viewed through:
- layout usability
- space efficiency
- long-term liveability
rather than psf comparisons or short-term market movement.
Buyers who prioritise functional living space are more likely to find the pricing aligned. Those seeking MRT accessibility or investment-driven returns may find other options more suitable.
Ultimately, Narra Residences is not about entry pricing.
It is about how well the space works over time for daily living.
Evaluating Narra Residences Against Other Options
A simple breakdown of current availability and pricing tiers can be shared to help with comparison.
Details submitted below will receive the latest available units and information.