The Serra Residences Fact Sheet

Who is the Developer of The Serra Residences?

The Serra Residences is developed by Far East Organisation, one of Singapore's most established and reputable property developers with over 60 years of experience in the real estate industry.

It has a strong track record of delivering quality residential, commercial and hospitality projects across Singapore. This gives buyers added confidence in the developer's ability to deliver a well-designed development like The Serra Residences with enduring value.

Some of its latest residential developments include Aurea, Hillhaven and The Reserve Residences.

Unit Mix

What are the Prices for The Serra Residences?

The prices for Serra Residences start at a very attractive $2,8xx psf, especially given its freehold status. Recent new launches in prime districts, such as Dunearn House (District 11), River Modern (District 9) and River Green (District 9), where sold 3,140 psf, $3,266 psf, and $3,130 psf, respectively, during their launch. And all of them are 99-year leasehold developments.

For context, amid the renewed interest in Core Central Region properties, recent government land sales of 99-year leasehold sites at Peck Hay Road and Bukit Timah Road (next to Newton MRT) were sold at $1,865 psf ppr and $1,820 psf ppr, respectively. Hence, these projects are likely to sell above $3,400 psf.

As for The Serra Residences, its land cost was only $847 psf ppr as the site was acquired via an en bloc sale way back in 2010, giving Far East Organisation the leeway to price the project more attractively.

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Where is The Serra Residences Located?

The Serra Residences is located at 7 Bassein Road in prime District 11, within the established Newton and Novena residential enclave.

The site is an amenable 8-minute walk from Novena MRT Station, which is connected to the Square 2 and Velocity @ Novena Square, providing partial shelter.

Teh development is also located close to the wider Balestier and Toa Payoh precincts, placing residents within reach of both established heartland amenities and the more upscale Novena/Newton/Orchard Road medical and lifestyle belt.

Major shopping malls such as Square 2, Velocity @ Novena Square, and United Square are within an 8- to 15-minute walk, providing residents convenient access to a wide range of shopping, entertainment, and lifestyle choices, as well as children's enrichment classes.

Major healthcare institutions such as Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, Ren Ci Community Hospital, Novena Medical Centre, and Royal Square Medical Centre, among others, which form part of the Health City Novena master plan, are also located nearby.

Hence, residents of The Serra Residences will have easy access to essential and world-class medical care within a short walk.

Transport Connectivity

Novena MRT Station

For public transportation, the Novena MRT station on the North-South Line is just an 8-minute walk from The Serra Residences. It is also close to three MRT interchanges, which offer convenient transfers to multiple lines and seamless access across Singapore. These MRT interchanges are:

• Newton MRT Station: One stop away, an interchange between the North-South and Downtown Line.
• Orchard MRT Station: Two stops away, an interchange between the North-South and Thomson-East Coast Line.
• Bishan MRT Station: Three stops away, an interchange between the North-South and Circle Line.

Alternatively, residents have access to many public buses along Thomson Road, with the bus stop located next to Velocity @ Novena Square. These buses provide alternative commuting options to the city and major housing estates such as Toa Payoh, Ang Mo Kio, Tampines and many other places.

Major Expressways

For residents with personal transport, the Central Expressway (CTE), Pan Island Expressway (PIE), and upcoming North-South Corridor provide convenient access to many corners of the island, including leisure and lifestyle destinations like the Greater Southern Waterfront, Changi Airport, and East Coast Park.

Shopping Malls, Dining Options and Amenities Nearby

Residents of The Serra Residences have access to several shopping and lifestyle destinations within a short walk or drive:

• Square 2: About 480m away, featuring a mix of shops, services, restaurants and fitness options.
• Velocity@Novena Square: Around 580m away, a popular retail and dining destination within the Novena precinct.
• United Square Shopping Mall: About 800m away, a well-known family-oriented mall with a strong mix of retail and dining options.
• Goldhill Plaza: A nearby commercial building offering additional retail and F&B options within the Novena precinct.
• Zhongshan Mall: Approximately 450m away, offering neighbourhood conveniences and casual dining options.
• Balestier Plaza: Approximately 400 away, it is known for lighting, home renovation and related services.

Other than the above, the Orchard shopping belt is just two MRT stops from Novena, providing residents with a wide range of lifestyle, entertainment, and dining options.

Nature Parks and Recreational Options

While Novena and Bassein Road are more urban and commercial in character, residents of The Serra Residences will still have access to several green spaces within the vicinity. These include:

• Zhongshan Park: Located along Ah Hood Road (off Balestier Road), it is a tranquil neighbourhood park featuring a peaceful courtyard design with mature Banyan trees and paved walking paths for casual strolls. It is also integrated with the Sun Yat Sen Nanyang Memorial Hall and adjacent commercial amenities.
• Kampong Java Park: A quiet neighbourhood park offering a green pocket for walks and light exercise, located a short drive from the development.
• Toa Payoh Town Park: A well-established park with a lake and jogging paths, located within a short drive of Bassein Road.
• Mount Pleasant / Rail Corridor: The northern stretch of the Rail Corridor offers a longer nature trail for walking, jogging and cycling, accessible within a short drive.
• Istana Park: Located next to Dhoby Ghaut MRT station, it offers a green respite close to the city centre.

Residents seeking larger nature reserves or parks will need to travel slightly further as the immediate vicinity of The Serra Residences is predominantly urban. The nearest major parks are MacRitchie Reservoir and Singapore Botanic Gardens.

Schools and Educational Institutions Nearby

Families with school-going children will find a strong cluster of established schools within reach of The Serra Residences, reinforcing the area's long-standing appeal for families with school-going children.

• Primary Schools (within 1 km radius): St. Joseph's Institution Junior (approximately 660m, boys) and Hong Wen School (approximately 1.08km, mixed) are the two nearest schools, both within the Ministry of Education's 1km enrolment priority radius.
• Further Primary Schools (between 1-2 km radius): Farrer Park Primary School (1.22km), CHIJ Primary Toa Payoh (1.29km, girls), Anglo-Chinese School Primary (1.4km, boys), Kheng Cheng School (1.63km), Anglo-Chinese School Junior (1.70km, boys), Pei Chun Public School (1.79km), and Bendemeer Primary School (1.92km) are all within a reasonable walk, drive or public transport ride.
• Tertiary Institutions: Lee Kong Chian School of Medicine (NTU) is located within the Novena medical precinct, adding to the area's academic and research profile.

Investment Potential of The Serra Residences

The Serra Residences' investment appeal is derived from its rare freehold tenure in the Core Central Region, an amenable 8-minute walk to the Novena MRT station, proximity to several shopping malls, Health City Novena, the upcoming lifestyle precinct at 2 Moulmein Road, and Newton Urban Village.

Moreover, there are only 36 residential developments within a 1km radius of Novena with more than 100 units. With The Serra Residences offering 133 units with full facilities, this makes it a rarity in the precinct.

Being priced from $2,8xx psf for a GFA-harmonised project, it indeed looks an attractive proposition. A GFA-harmonised project excludes non-usable areas like air-con ledges, double-volume voids, and wall thickness from the sellable strata space which better reflects actual usable space. Hence, on a per-square-foot (psf) basis, its prices will be about 6-8% higher than a non GFA-harmonised project.

This makes The Serra Residences even more attractive on a true price perspective.

Health City Novena, 2 Moulmein Road & Newton Urban Village Transformation

Health City Novena

Serra Residences is just a short walk from Health City Novena, a 17-hectare integrated medical hub that brings together major public healthcare providers, private medical centres, and research institutes. This established medical cluster supports a steady flow of medical specialists, research fellows, and clinical executives, creating a resilient, high-income tenant pool

2 Moulmein Road

The 2 Moulmein Road site (the former Communicable Disease Centre), with a total Gross Floor Area (GFA) of approximately 139,700 sq ft (or 12,900 sqm), will be transformed into a heritage-sensitive lifestyle hub. It will include thematic zones, F&B and retail, co-living, wellness and fitness, pet-friendly facilities, enrichment spaces, and community areas.

For its redevelopment, more than 40 historic buildings will be preserved. Targeted for opening in 1Q 2027, it aims to uplift the Novena area by adding more amenities, social spaces, and daily conveniences.

Newton Urban Village

The Newton Urban Village is a mixed-use precinct proposed under URA's Draft Master Plan 2025, covering Newton Circus, Scotts Road and Monk's Hill Road beside Newton MRT Interchange. Its plan is to introduce roughly 5,000 private homes across three distinct residential clusters that will roll out gradually.

A new Village Square anchors the precinct next to the MRT station, complementing the retained Newton Food Centre. Monk's Hill will be transformed into a linear park connecting residents to Emerald Hill.

It will also integrate heritage buildings, greenery and improved pedestrian connectivity, seeking to enliven the precinct, strengthen its identity and create a more active and attractive urban environment.

Comparative Market Analysis

To assess the investment potential of The Serra Residences, we will analyse how three developments nearby have performed since their launch, and they are:

1. Neu At Novena.
2. 8 Bassein.
3. Soleil @ Sinaran.

Neu @ Novena vs 8 Bassein vs Soleil @ Sinaran

The following are the results:

The comparative market analysis highlighted a mixed, albeit broadly positive outlook, for The Serra Residences. This is reflected in Neu at Novena’s performance, which recorded a 9.15% increase over a relatively short period of about seven years since launch.

Such a performance suggests that freehold boutique developments in the Bassein/Novena enclave continue to benefit from strong underlying demand and price resilience.

In the case of 8 Bassein, it was affected by the December 2011 introduction of the Additional Buyer's Stamp Duty, followed by another round of property cooling measures in January 2013, which slowed foreign buying and moderated price increases henceforth for several years.

As for Soleil @ Sinaran, its relatively strong gain reflects a longer holding period (approximately 19 years) and benefited from the property market’s bull run, which saw prices soar by approximately 31% year-on-year in 2007. This suggests that, when held over a longer term (10+ years), even leasehold projects in this area can deliver substantial returns.

Nevertheless, 8 Bassein serves as a cautionary tale: even freehold status does not guarantee automatic price appreciation, underscoring that entry price and market timing matter significantly.

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PrimeKey Analysis: The Serra Residences Review Rating

The following is The Serra Residences' review rating using our proprietary PrimeKey Analysis framework, showing how it scores for each of the eight key factors:

• Development: The Serra Residences.
• Overall Rating: 4.2 / 5 Stars.
• Verdict: The Serra Residences demonstrates strong investment appeal due to its excellent school proximity, high rental yield, and a freehold tenure. The project benefits from proximity to the Mount Pleasant growth hotspot (GHS), located just 1.158 km away, positioning it well for future urban transformation market attention. With five upcoming Government Land Sales plots within 2km and a significant cluster of 7,412 upgrader units within 2km reaching MOP in the next decade, this support future demand. The 8-minute walk to Novena MRT Station Exit A provides excellent transit access, while the project's size, with only 133 units, offers a balance between exclusivity and moderate scale. Overall, the project presents a compelling opportunity for investors seeking long-term capital appreciation and strong income returns.

The Serra Residences PrimeKey Analysis: Review Ratings of the 8 Key Factors

The Serra Residences Radar Chart