The Serra Residences: Price, Site and Launch Guide
Freehold in District 11, by Far East Organisation, on Bassein Road between Novena and Newton — one of only two freehold condominium projects with a live launch window in the 2026–2027 pipeline.
Upcoming launch — estimated 3Q 2026 · Freehold
In short: The Serra Residences is a freehold development on Bassein Road in District 11, by Far East Organisation. The site is 34,193 sq ft and estimated TOP is 2030, with launch expected around 3Q 2026. No land rate has been published — this was an en-bloc acquisition rather than a Government Land Sales tender — so there is no land-bid model here, only what is known. It is one of only two freehold condominium projects with a live launch window in the 2026–2027 pipeline.
The Serra Residences at a glance
Source: PropNex local-project data, 7 Aug 2026. Not a Government Land Sales site — no public tender rate exists · Updated 7 Aug 2026
| Location | 7 Bassein Road, District 11 — Newton, Novena, Watten Estate · Core Central Region |
|---|---|
| Developer | Far East Organisation |
| Tenure | Freehold |
| Site area | 34,193 sq ft |
| Total units | 133 (per earlier market reporting — not yet confirmed in the developer's own materials) |
| Nearest MRT | Novena (North–South Line (NS20)) · Newton (North–South + Downtown Line interchange (NS21 / DT11)) · Toa Payoh (North–South Line (NS19)) |
| Expected launch | Estimated 3Q 2026 — not confirmed by the developer |
| Est. TOP | 2030 |
| Indicative pricing | Not released |
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My take
The honest read on The Serra Residences
Freehold. Of the 34 projects in the register, seven are freehold — but five of those are stalled, boutique or landed. Among condominium projects with a live launch window, exactly two are freehold, and this is the smaller and more central of them. That single word is why this project will attract attention out of proportion to its size, and it is a defensible reason to pay a premium — freehold stock in District 11 does not come to market often.
The counter-argument deserves an airing, because most marketing will not give it one. Freehold in Singapore typically commands a 10% to 20% premium over comparable leasehold, and whether that premium is worth paying depends entirely on your holding period. Over ten years the difference in performance has often been modest. Over forty, it is decisive.
Far East Organisation is the right developer for this format. It is Singapore's largest private developer, it has built more homes here than anyone else, and it has a long history with small, well-located central blocks. It also retains and manages a great deal of its own stock, which changes how a building is specified.
Bassein Road sits between Novena and Newton — inner-city District 11, close to the medical belt, walkable to two stations and one stop from Orchard on the North–South Line. It is a quietly good address rather than a showy one, and it has been residential for a long time.
The estimated TOP of 2030 tells you this is an early-stage project, so expect a full progressive payment schedule and a long wait. Pair that with a launch expected around 3Q 2026 and you are looking at roughly four years from booking to keys. Budget accordingly.
This suits you if freehold tenure is what you are actually buying, you want an inner-city District 11 address near the medical belt and two MRT stations, and Far East's long-term ownership approach is something you value. This is a hold-forever proposition.
Skip it if your horizon is under ten years — over that span the freehold premium has often not repaid itself. Skip it too if you need keys soon: a 2030 TOP means roughly four years from booking day.
Pricing
The Serra Residences price: freehold, and no tender to model
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
This site was acquired collectively rather than through a Government Land Sales tender, so there is no published $ psf ppr rate to build a cost model from.
Pricing will be set against freehold District 11 comparables — what freehold stock around Novena, Newton and Bassein Road actually transacts at — adjusted for newness and for scale. Those are real, dated transactions and a far better guide than any model I could construct. Ask me and I will pull them for your shortlist.
This site did not come through a Government Land Sales tender with a published $ psf ppr, so the usual land-cost model does not apply cleanly. The Serra Residences site was acquired collectively rather than through a Government Land Sales tender, so no $ psf ppr rate has been published. Pricing will be set against freehold District 11 comparables rather than against a land bill. I will publish the price list here the day it is released, and not before.
The site
The site: 34,193 sq ft, freehold
The parcel is 34,193 sq ft. No gross floor area has been published, so there is no plot ratio on this page. Earlier market reporting put the project at around 133 units, which is not yet confirmed in the developer's own materials.
On a footprint of this size, expect a single building rather than a cluster, with a compact facilities deck. That is the standard format for a central freehold redevelopment and it is what the land supports.
The unit mix has not been released. In this part of District 11 the market absorbs one- and two-bedroom units readily, with a smaller band of three-bedrooms for owner-occupiers, but that is the pattern rather than a developer statement.
Location
Where The Serra Residences actually is
The site is at 7 Bassein Road in District 11, in the residential pocket between Novena and Newton, north of Orchard and west of Balestier.
Novena on the North–South Line and Newton — which carries both the North–South and Downtown lines — both serve the area, putting Orchard one stop away and the CBD a short ride south. Toa Payoh is one stop north.
Everyday life runs on Velocity and United Square at Novena, the Newton Food Centre, and the Balestier food strip. The Novena medical belt — Tan Tock Seng, Mount Elizabeth Novena and the specialist clusters — sits immediately around, which supports a steady professional rental pool. There are long-established schools in this area; P1 distance bands depend on a OneMap school-home query for the exact address, which I run before publishing any of them.
| Station | Line | Note |
|---|---|---|
| Novena | North–South Line (NS20) | Velocity, United Square and the medical belt |
| Newton | North–South + Downtown Line interchange (NS21 / DT11) | Two lines, and the Newton Food Centre |
| Toa Payoh | North–South Line (NS19) | The town centre one stop north |
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Site coordinates for this parcel are 1.32321430, 103.84796748 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Far East Organisation
Far East Organisation is Singapore's largest private property developer, having built more private homes in the country than any other group. Its work ranges from large projects such as Watertown and The Reef at King's Dock to a long series of central, well-located boutique buildings of exactly this type.
What distinguishes Far East in this format is that it retains and manages a significant part of what it builds. A developer that expects to still be involved in twenty years specifies a building differently from one that expects to hand over and move on. Its older central blocks have generally aged well.
Far East also holds One Leonie Residences in District 9 in this same pipeline — 37 units with a 2028 TOP. If boutique central living is what you want, those two are the natural pair to compare, and the tenure difference between them is the main variable.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
The Serra Residences vs the other freehold and central options
Freehold is rare in this pipeline, and boutique freehold rarer still. These are the closest comparisons.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Former Tan Boon Liat Building | D3 Outram · RCR | Not published | $1,245 | Est. 4Q 2027 | The other freehold condominium with a live launch window — far larger, city-fringe rather than central, by Kingsford |
| Bukit Timah Road GLS | D11 Newton · CCR | 340 | $1,820 | Est. Q1 2027 | The same district on 99-year leasehold, at the pipeline's second-highest land cost |
| One Leonie Residences | D9 Leonie Hill · CCR | 37 | Not published | Est. 2Q 2026 | The same developer, leasehold, smaller again, and TOP 2028 rather than 2030 |
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Against the Bukit Timah Road site in the same district, this is the tenure question in its cleanest form: freehold and boutique by a developer with a fifty-year Singapore record, or 99-year leasehold and higher density by a developer with none. Both are defensible. Only one of them is reversible.
Timeline
When The Serra Residences launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Showflat preview | Estimated 3Q 2026 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | 2030 | Expected |
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- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
The Serra Residences: questions people actually ask
Yes. It is one of only two freehold condominium projects with a live launch window in the 2026–2027 pipeline, and the more central of the two. Freehold in Singapore typically commands a 10–20% premium over comparable leasehold, which is worth paying over a long hold and often not over a short one.
No price list has been released. This site was acquired collectively rather than through a Government Land Sales tender, so there is no published land rate to model from. Pricing will be set against freehold District 11 comparables, which I will pull for you rather than publish a guess.
Earlier market reporting put the project at around 133 units, which is not yet confirmed in the developer's own materials. The site is 34,193 sq ft. I will publish the confirmed count when it is released.
The estimated TOP is 2030. With a launch expected around the third quarter of 2026, that is roughly four years from booking day to keys, on a full progressive payment schedule.
Novena on the North–South Line (NS20) and Newton, which carries both the North–South (NS21) and Downtown (DT11) lines. Orchard is one stop from Novena.
Far East Organisation, Singapore's largest private developer. It also holds One Leonie Residences in District 9 in this same pipeline.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against