The Serra Residences
🚀 Target Launch & Investment Economics
Key launch milestones, land economics and transit provisions for The Serra Residences.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
The Serra Residences offers a rare freehold entry in District 11 with strong primary school and MRT connectivity, but its ~$2,790 PSF launch price sits above the $1,360 PSF PPR land cost, leaving a tight margin that demands careful exit strategy planning.
- • Freehold tenure in CCR D11 with 556m (~7 min walk) to Novena MRT (NS20) and 1039m (~13 min walk) to Toa Payoh MRT (NS19), providing dual-line access.
- • St. Joseph's Institution Junior is within 1km (661m, ~8 min walk), securing Phase 2C priority for families with primary school children.
- • Daily amenities within 500m: Fairprice Finest (445m), Big Harvest Supermarket (468m), and Novena Square (585m) for retail and dining.
- • Land acquisition at $1360 PSF PPR implies a developer breakeven around $2,200–$2,400 PSF, offering a potential safety margin if launch pricing holds near $2,790 PSF.
- • Indicative launch pricing from ~$2,790 PSF is significantly above the $1,360 PSF PPR land rate, leaving a thin developer profit margin that may limit price appreciation headroom.
- • Zero caveats and no sales track record yet; actual take-up and pricing will only be tested at the official booking day on 03 Oct 2026.
- • The 133-unit project is small, which may reduce resale liquidity and rental pool depth compared to larger developments in the vicinity.
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Quick Take
- Pricing for The Serra Residences is on request — no transacted or listed price data yet.
- 🎓 St. Joseph'S Institution Junior is within 661m (8 min walk).
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; prestige-district buyers prioritising address and top-tier schools.
About The Serra Residences
The Serra Residences is a prestigious 28-storey freehold residential landmark by Far East Organization situated at 7 Bassein Road, offering a tranquil city-fringe sanctuary in prime District 11. Reimagining the former Pastoral View site, this marks the first new residential launch in this highly sought-after Novena enclave in over 12 years.
Rising 28 storeys over a 51,396 sq ft elevated freehold parcel, The Serra Residences comprises only 133 homes, from 2-Bedroom + Study (710 sq ft) to 4- and 5-Bedroom Premium units with private lifts and two penthouses (up to 2,669 sq ft). Designed with architectural elegance and biophilic principles, the tower maximizes natural light, cross-ventilation, and panoramic vistas over the Novena and Orchard city skyline.
Residents enjoy unmatched lifestyle convenience at the doorstep of HealthCity Novena — Singapore's flagship integrated healthcare and medical science mega-precinct — alongside premier shopping malls (Velocity, Square 2, United Square) and top-tier educational institutions including St. Joseph's Institution Junior and Anglo-Chinese School (Junior & Primary).
Signature Lifestyle & Clubhouse Zones
The Serra Residences Unit Mix & Planned Blueprint
Developer's official unit tier distribution — Classic & Luxury Collections breakdown.
| Type | Size Range | From Price | Indicative PSF | Layout & Provision Notes |
|---|---|---|---|---|
| 2 Bedroom + Study | 710 – 721 sqft | From ~$2,087,400 | Est. ~$2,940 psf | Types B1, B1a, B2 |
| 3 Bedroom | 764 – 904 sqft | From ~$2,292,000 | Est. ~$3,000 psf | Types C1, C2, C3 |
| 4 Bedroom | 958 – 1,216 sqft | From ~$2,931,480 | Est. ~$3,060 psf | Types D1, D2 |
| 4 Bedroom + Study | 1,335 sqft | From ~$4,165,200 | Est. ~$3,120 psf | Type D3 |
| 4 Bedroom Premium (Private Lift) | 1,528 sqft | From ~$4,859,040 | Est. ~$3,180 psf | Type D4 |
| 5 Bedroom Premium (Private Lift) | 1,755 sqft | From ~$5,686,200 | Est. ~$3,240 psf | Type E |
| Penthouse | 2,648 – 2,669 sqft | From ~$8,738,400 | Est. ~$3,300 psf | Types PH1, PH2 |
Based on developer preliminary info kit & floorplan releases — subject to final survey and authority approval.
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units.
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near The Serra Residences (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
St. Joseph'S Institution Junior Highest Balloting Priority661m · 8 min
-
Hong Wen School1103m · 14 min
-
Farrer Park Primary School1249m · 16 min
-
Chij Primary (Toa Payoh)1250m · 16 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Northlight School Secondary (S1-S4) 988m · 12 min
- Chij Secondary (Toa Payoh) Secondary (S1-S5) 1143m · 14 min
- Anglo-Chinese School (Barker Road) Secondary (S1-S5) 1412m · 18 min
- Catholic Junior College Junior College 1441m · 18 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
The Serra Residences Location, Transit & Neighbourhood Amenities
Unrivaled central connectivity connecting Downtown, North-East, North-South, Circle, and East-West MRT lines.
Nearby MRT Stations
- NS20 Novena 556m · 7 min
- NS19 Toa Payoh 1039m · 13 min
- NE8 Farrer Park 1360m · 17 min
- NE9 Boon Keng 1614m · 20 min
- NS21 DT11 Newton 1623m · 20 min
- NE7 DT12 Little India 1797m · 22 min
Nearby Malls
- Novena Square585m
- Balestier Hill Shopping Centre648m
- United Square831m
- HDB Hub Toa Payoh993m
- City Square Mall1636m
- Mustafa Centre1679m
Supermarkets
- Fairprice Finest445m
- Big Harvest Supermarket468m
- Fairprice523m
- Don Don Donki523m
- Sol Mart523m
- Mmmm!585m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
The Serra Residences Master Plan & Location Map
The Serra Residences and MRT stations within walking distance.
The Serra Residences Site Plan & Resident Facilities
Legend from the developer's site plan.
- Arrival Bay
- Bicycle Parking
- Tennis Court
- 60-metre Lap Pool
- Spa Pool
- Sun Deck
- BBQ Pavilion
- Dining Room
- Fitness Room
- Female Changing Room
- Male Changing Room
- Steam Room
- Sauna
- Pets Park
- Family Deck
- Kids Pavilion
- Kids Pool
- Kids Playground
- Social Lounge
- Retreat Lounge
- Zen Deck
- Wellness Garden
- Accessible Toilet (L3)
- Service Driveway (from L1 to B1)
- Transformer Room (B1)
- Service Gate (L1)
The Serra Residences Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about The Serra Residences
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of The Serra Residences?
Units at The Serra Residences have indicative prices starting from Est. $2,940 – $3,340 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to The Serra Residences?
The nearest MRT station to The Serra Residences is Novena MRT (NS20), located approximately 556m (7 min walk) from the development.
What is the tenure and estimated TOP date for The Serra Residences?
The Serra Residences is a Freehold Condo development with an estimated Temporary Occupation Permit (TOP) date of 2030.
Who is the developer of The Serra Residences?
The Serra Residences is developed by Far East Organization.
Which primary schools are within 1km of The Serra Residences?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: St. Joseph'S Institution Junior.
Where can I get the official floor plans and e-brochure for The Serra Residences?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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Similar Developments & Nearby Alternatives to The Serra Residences
Geographically nearest and comparable new launch developments within the District D11 & CCR corridor.
