Narra Residences Review — Dairy Farm · D23
HuatScore: 57/100 — Good
Is Narra Residences a good buy?
HuatScore rates Narra Residences 57/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Tight new-launch competition. Main watch-out: District price gap is wide. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2029
- Units: 540
- Developer: Santarli–Apex consortium
- Avg PSF: ~$2,180 psf
- Price from: S$1.12M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,230 psf
What works in its favour
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- Estimated gross yield: 4.5%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +27% above the 5–10 year resale median in Hillview / Bukit Panjang / Bukit Batok. Market needs ~6 years of growth to match the entry price.
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 0/100 — only 0.0% annual turnover (0 resales/12mo). Thin secondary-market activity; exits can be slow.
Who Narra Residences suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Only 24% sold at Dairy Farm. No MRT walk — your taxi uncle becomes your bff.