District 23’s Dairy Farm Walk continues to draw buyers’ attention in November 2025. The walk blends the lush greenery of urban modernity. The tranquil enclave framed by Bukit Timah’s hills rolling down, is witnessing a 12.2% increase in inquiries for property year-over-year according to recent URA information. With Singapore’s Green Plan 2030 encouraging environmentally conscious projects, places like this are gaining popularity due to their low density attractiveness and proximity to natural reserves.
Future projects will capitalize on the Downtown Line’s expansion, and include Hume MRT’s complete operation from February 2025. The expansions boost efficiency by 15 percent. Investors and families alike who are looking for a property, should consider leasehold alternatives that guarantee security without the cost of freeholds, which is ideal given the OCR’s 5.2 percent price increase to Q3 2025.
Narra Residences Guide: Pricing, Units, and TOP Date Overview
Narra Residences is Dairy Farm Walk’s newest 99-year leasehold attraction, a 400 to 500-unit paradise developed by Santarli Realty and Apex Asia. The property covers 2.18 acres, it provides 1to 5 bedroom designs that range from 700 to 2,000 sq feet that incorporate eco-friendly amenities such as solar-integrated roofing and permeable gardens. The project is scheduled to launch in 2025. TOP is slated for 2029-2030 in District 23’s green growth.
The price range is S$2,200 to 2,500 psf which is competitive with the S$2,026 psf benchmarks provided by The Botany that are powered by Hillview MRT walks as well as BKE connectivity. The units are designed to flow. Three bedrooms have two balconies that provide views of the park, and penthouses feature Sky swimming pools. VVIP access allows the floorplans as well as e-brochures which are progressively paid with 5% upfront cost.
The guide highlights the investment’s Investor edge–3.1 10% yields and 10% expected gains– which is a good fit to appeal to families who value peace over hustle.
Project Essentials
Location and Tenure Breakdown
The property is situated on the 2.18-hectare area located at Dairy Farm Walk located in Dairy Farm Walk, the development has 99 years of leasehold tenure that begins with the GLS decision on January 20, 2025. The arrangement provides security for a century and a low annual depreciation rate to less than 1% for similar District 23 locations. Its proximity with Hillview MRT (DT3) signifies that it is a five-minute walk to the platforms that serve 500,000 riders daily connecting to CBD within 25 minutes.
Developer Credentials
Santarli Realty, with roots in construction from the 1980s, combines Apex Asia Development’s ingenuous approach to manage the development. Their S$504.52 million bid–23% above the runner-up–translates to S$1,020 psf ppr, underscoring commitment to quality. The past collaborations, including eco-friendly projects located in Bukit Timah and Bukit Timah, have 90% on-time deliveries as well as Green Mark certifications, reassuring that buyers are buying sustainable constructions.
Unit Configurations
Layout Variety
The development will comprise 400 to 500 units in low-rise towers that are less than 40 stories, focusing on the privacy and view. The options range from 1-bedroom apartments starting that are 700 sq ft in size for professionals in the early stages, up to five-bedroom family suites that exceed 2,200 sq feet and with separate lifts. 2and 3 bedroom staples (850-1,200 sq feet) are the most popular, with modern kitchens with open spaces and storage that are designed for the hybrid lifestyle of work.
Design and Features
Interiors feature biophilic features: large windows with a full height that overlook Chestnut Nature Park, and woody accents that are native to the area, evoking Dairy Farm’s history. The best units come with home automation for HVAC and lighting cutting energy usage by 15 percent. Common decks that include plants and a pet zone add appeal. Ground-level retail platforms provide convenience and density.
Pricing Insights
Launch Price Projections
At the time of writing prices are still under discussion however, analysts estimate the entry price at between S$2,200 and 2,500 psf in 2-bedders that yield S$1.5-1.8 million starters. The 10% premium over OCR averages is due to scarcity in the vicinity of Bukit Timah Reserve however, it is lower than freeholds such as close by Hillview Peaks which cost $2,800 psf. VVIP discounts of 35 percent via developer previews can offer sweet deals and do not require fees for agents.
Value Drivers
Similar sales, like The Botany at Dairy Farm’s 100% sell-out, which was $2,026 psf in 2023, indicate the strong demand. Following the launch, you can anticipate 8 to 10 percentage appreciation in 2027, driven by a limited GLS inventory. Rent yields are currently at 3.1 percent, and 2-bedders are selling for S$4,500 per month from foreign buyers near the German European School–outpacing inflation at 2.5 percent.
TOP Date and Timeline
Construction Schedule
Expected for the latter half of 2025 or 2026 for launch, Showflats will open at the mid-year mark for tours that are immersive. The ground breaking ceremony follows approvals from Q1 2026 which are based on phased building, which minimizes disturbances. The anticipated TOP is set to be completed in 2029-2030 which is in alignment with CRL extensions to improve links north-south, potentially adding 10% of post-completion value.
Handover Expectations
Through TOP residents, they can count on defects-free keys that come with a 2-year warranty and branded appliances such as Bosch ovens. A phased occupancy process makes integration easier and sustainability audits guarantee high efficiency and gold-standard performance. The likelihood of delays is low, considering developers’ 98% adherence rates in the most recent developments.
Pinery Residences: Eastern Accessibility Versus Western Tranquility
Pinery Residences at Tampines Street 94 is in stark contrast to urban activity that is District 18. Hoi Hup Realty along with Sunway Developments’ 585-unit mixed-use property, priced at $1,004 psf ppr and will be launched in February 2026 and will be completed with TOP December 2030, which is in line with Narra’s schedule, however it will take an entire year.
Prices range from S$1,900 to 2,400 psf for 2- to 5 bedroom units (700-2,000 sq feet) which is 10-15% lower than Narra’s prices due to Tampines age. However, while Narra Residences excels in nature involvement and steady 3.1 percentage return on investment, Pinery leverages small proximity as well as 3.5 percentage rentals from park visitors, allowing for people who are energetic and have a faster rate of 5 -7 percentage appreciation.
Conclusion
Dairy Farm Walk’s green appeal cements District 23 to be an area of interest for 2025 consumers.
Narra Residences delivers accessible pricing as well as flexible units as well as a prompt TOP offering value in combination with the beauty of nature.