Narra Residences Review: More Choice, but Check the Competition

Narra Residences gives buyers more choice than Singapore's near-sold-out 2026 launches. About four in ten units had sold by mid-July, leaving a broad balance at Dairy Farm Walk. The slower take-up can help a careful buyer, though a future condo site next door and the walk to Hillview MRT deserve close inspection.

Narra Residences at a glance

Fact	Detail
Location	Dairy Farm Walk, District 23
Developer	Dairy Farm Walk JV Development, led by Apex Asia and Santarli Realty
Tenure	99 years
Residential units	540, plus four shop units
Unit mix	One-bedroom-plus-study to five-bedroom homes
Expected completion	2030
Launch result	135 homes sold at an average $2,180 psf

Narra Residences opened for sales on 31 January 2026. Buyers took 135 homes, or 24.8%, over the first weekend. All one-bedroom units sold, and two- and three-bedders made up about 90% of sales. The launch figures come from EdgeProp's Narra Residences sales report, which cites the developer and URA caveats.

Launch prices started at $998,000 for a one-bedroom-plus-study, $1.176 million for a two-bedder and $1.63 million for a three-bedder. Four-bedroom transactions started at $2.596 million. Those opening prices set a reference point, not a standing offer.

Why does Narra Residences still have more units for sale?

A 99.co project snapshot viewed in mid-July showed about 39% sold and 331 units remaining. The portal shows 544 units, while developer reports describe 540 homes and four shop units. Its count may include the shops. Confirm what any availability figure covers before using it.

The sales pace trails fast-moving 2026 projects such as Vela Bay and Hudson Place Residences. That difference does not prove Narra offers poor value. Dairy Farm launches have often sold over a longer period, and the project competes on nature, space and a quieter setting rather than a doorstep MRT or integrated mall.

More stock gives buyers room to compare stacks and layouts. It also signals that future resale buyers may have more alternatives. Ask how many units of the same layout remain above and below you. A developer can adjust prices or incentives while it still holds substantial inventory, so a resale seller after completion may compete with unsold new units.

The layouts use the new floor-area rules

Narra was the first District 23 project designed under Singapore's harmonised gross floor area rules. Developers cannot count air-conditioning ledges as saleable strata area when those ledges form part of the common property. A new 517 sq ft home may therefore use its quoted floor area more efficiently than an older unit measured under the previous rules.

Do not convert that change into a blanket price premium. Put the floor plans side by side and mark the usable living room, bedroom, storage and circulation space. Bay windows, long corridors and oversized balconies can still reduce the area you use each day.

The project offers layouts from a 517 sq ft one-bedroom-plus-study to a 1,658 sq ft five-bedder with a private lift. The developer set aside about 66% of the site for landscaping and greenery, with gaps of up to 63 metres between blocks, according to EdgeProp's preview report. Visit the showflat with the site plan and check whether your stack faces that greenery, another block, the road or the future development next door.

Nature access is real; the commute needs a test

NParks lists Dairy Farm Nature Park as a 75-hectare park with hiking and biking trails. The Wallace Trail runs 2.2 kilometres from Hillview MRT to the Wallace Education Centre. The Rail Corridor and Bukit Timah Nature Reserve add more outdoor routes within the wider area.

Those benefits matter if you use them. Walk from the condo site to the park and Hillview MRT instead of measuring a straight line on a map. Heat, rain and road crossings shape a daily trip more than the brochure's walking-time estimate. Drivers should test Dairy Farm Road during the morning peak and inspect the expressway-facing stacks for traffic noise.

The Dairy Farm Mall provides nearby groceries and food, while HillV2 and Rail Mall widen the choice. This remains a smaller retail catchment than Bukit Panjang or Beauty World. Households that want many shops beneath their block may find the setting too quiet.

The next Dairy Farm site changes the comparison

A consortium led by Roxy-Pacific won the adjacent Dairy Farm Walk government land site in early 2026 at $442 million, or $962 psf per plot ratio, according to the EdgeProp launch report. Analysts expected the next project to reach the market after Narra had time to sell, but it still creates a known source of future construction and new supply.

Pull the URA Master Plan and mark the neighbouring parcel against your chosen stack. Check the likely building envelope, access road and distance from your balcony. A future launch can help by setting a higher area benchmark, or compete with your resale if it offers newer units at a close total price.

Buyers comparing Narra with a completed Dairy Farm condo should read our guide to completed versus uncompleted new launches. You trade immediate inspection and rentability for progressive payments and a newer lease.

Who should shortlist Narra Residences?

Narra suits households that want a nature-led Dairy Farm address, need more layout choice and plan to hold beyond completion. The two- and three-bedroom range gives HDB upgraders several steps between compact and family-sized homes. The slower sales pace lets buyers examine more stacks without a launch-day ballot.

Skip the project if a short walk to an MRT feels essential, if you want a large town centre outside the gate, or if your investment case requires rapid resale. The future site next door and remaining developer inventory can both slow your exit.

If you need to sell an HDB flat before buying, work through the cash and timing in our HDB-to-condo sequencing guide. Narra's progressive payment schedule eases the construction-period outlay, but it does not remove ABSD exposure or the need for temporary housing.

Our view before you book

Narra Residences offers a useful kind of leverage: choice. Buyers can compare more floors, facings and layouts than they can at near-sold-out launches. Use that choice to demand a unit-level reason for the price.

Request the latest price list and balance-unit chart, then compare the chosen unit with Narra caveats and completed Dairy Farm homes. Walk to Hillview MRT, visit the site during peak traffic and study the adjacent land parcel. The project works best when you value its green setting enough to accept the transport and supply trade-offs.

Sources: EdgeProp launch report, EdgeProp preview details, 99.co availability snapshot, NParks Dairy Farm Nature Park.