The Serra Residences Review
District 11 · CCR · Freehold · New Launch 2026
Overview – The Serra Residences Review
Tucked away on a quiet stretch of 7 Bassein Road, The Serra Residences is Far East Organization’s long-awaited redevelopment of the former Pastoral View site — a boutique, single-tower freehold condominium of approximately 133 units rising 28 storeys above the Novena/Newton skyline. Sitting squarely in District 11’s Core Central Region, the project occupies one of Singapore’s most established residential enclaves, minutes from the Novena medical hub, Newton’s famed food belt, and a cluster of well-regarded schools. For buyers who have watched this corner of District 11 command some of the highest freehold premiums in the country, The Serra Residences represents a rare new-build opportunity in a neighbourhood where freehold land rarely changes hands.
What makes this launch particularly interesting is its long gestation. Far East Organization first secured the site back in 2010 for S$122 million, and after years of shifting cooling measures and a change in joint-venture ownership, is now bringing the project to market with a guided preview slated for Q3 2026. This means The Serra Residences carries a land cost base that predates the entire post-2018 CCR price cycle — a structural advantage that few of its new-launch peers can match. For a deeper look at how Far East’s return to the CCR stacks up, our team at BuyCondo.sg has broken down the numbers below, from unit mix and indicative pricing through to comparable launches and market context. Buyers considering their options should also review our buyer resources before committing to a pre-launch purchase.
Project at a Glance – The Serra Residences Review
| Attribute | Detail |
|---|---|
| Project Name | The Serra Residences (former Pastoral View) |
| Developer | Far East Organization |
| Address | 7 Bassein Road, Singapore 309837 (plus adjacent plot at 11 Bassein Road) |
| District / Region | District 11 (Novena/Newton) · Core Central Region (CCR) |
| Tenure | Freehold |
| Site Area | 51,395 sq ft (combined two freehold plots) |
| Total Units | ~133 units (single tower; some sources cite up to 140) |
| Storeys / Blocks | 1 block, ~28 storeys |
| Expected TOP | 2030 (estimated) |
| Preview / Launch | Guided preview Q3 2026 |
| Facilities | 50m lap pool, tennis court, gym, function room, BBQ pavilion, sky terrace/garden |
Note: The Serra Residences is pre-launch. Unit mix, exact unit sizes, storey count and total unit numbers are indicative only and remain subject to Far East Organization’s official confirmation.
Unit Mix
Marketing materials point to a mix spanning 1- to 4-bedroom layouts, though some listings describe a broader 2- to 5-bedroom “ultra-luxury” configuration — the exact split has not been finalised by the developer. The smallest unit referenced so far is a 2-Bedroom + Study from around 721 sq ft, while a 3-Bedroom listing has surfaced at approximately 900 sq ft. Given the site’s modest 51,395 sq ft footprint and a total count of roughly 133 units, expect a boutique, low-density feel relative to typical CCR mega-developments.
| Unit Type | Indicative Size (sq ft) | Notes |
|---|---|---|
| 1-Bedroom | 450 – 550 | Unofficial marketing estimate |
| 2-Bedroom (+ Study) | 650 – 800 (from ~721) | Smallest confirmed layout referenced |
| 3-Bedroom | 900 – 1,100 | One listing cites ~900 sq ft |
| 4-Bedroom | 1,200+ | Some sources reference up to 5-Bedroom |
All unit mix and size figures above are indicative pre-launch estimates drawn from secondary marketing sources and are unconfirmed pending Far East Organization’s official release.
Location & Connectivity – The Serra Residences Review
| Item | Detail |
|---|---|
| Nearest MRT | Novena MRT (NS20) — approx. 9-minute walk (~750m) |
| Secondary MRT | Newton MRT also accessible; Toa Payoh MRT (NS19) nearby |
| City Access | 2 stops from Orchard on the North-South Line; short ride to the CBD |
| Expressway | Central Expressway (CTE) |
| Nearby Schools | St Joseph’s Institution Junior, Hong Wen School, CHIJ Primary (Toa Payoh), ACS (Junior), Balestier Hill Primary, Farrer Park Primary, St Margaret’s Primary |
| Malls / Amenities | Velocity @ Novena Square, Square 2, United Square, Shaw Plaza, Balestier Plaza, Newton food belt |
The project’s biggest lifestyle draw is its proximity to the Novena medical hub, anchored by Tan Tock Seng Hospital and the Mount Elizabeth Novena medical cluster — a defining feature of this pocket of District 11 that consistently supports owner-occupier and tenant demand from healthcare professionals and medical tourists alike. Retail needs are well covered by Velocity @ Novena Square, Square 2 and United Square, all within a short stroll, while the Newton food centre remains one of Singapore’s most iconic hawker destinations. Families will find a strong line-up of nearby schools, including St Joseph’s Institution Junior and Hong Wen School, both firm favourites among homebuyers prioritising education. Explore our full guide to primary schools in Singapore and browse other MRT-accessible properties on BuyCondo.sg.
Pricing – The Serra Residences Review
| Metric | Value |
|---|---|
| Indicative PSF | ~S$2,800 – S$3,000+ psf (pre-launch, unofficial) |
| Land Cost (en-bloc, 2010) | S$122 million |
| Land Cost PSF PPR | S$847 psf ppr |
| Absolute Price Reference | One 3BR ~900 sq ft listing quoted at ~S$2.79M (~S$3,100 psf) |
| Official Pricing | Not yet released — guided preview Q3 2026 |
All pricing above is indicative and unofficial pending Far East Organization’s formal launch pricing. See our home value estimate tool for current market benchmarking.
The Land Cost Advantage
The single most striking number in The Serra Residences’ story is its land cost: S$847 psf ppr, locked in when Far East Organization concluded the Pastoral View en-bloc in 2010. To put that in context, recent CCR freehold and near-CCR sites acquired since 2018 have commanded vastly higher land rates — Watten House’s site cost roughly S$1,723 psf ppr, Pullman Residences Newton’s land came in near S$1,914 psf ppr, and Newport Residences’ Anson Road plot was secured at around S$1,424 psf ppr. The Serra’s land basis sits at a fraction of these benchmarks, even after accounting for over a decade of holding, financing and construction cost inflation. This gives Far East Organization unusual pricing flexibility: the developer can price competitively against newer launches while still preserving healthy margins, or it can price closer to the prevailing S$2,800–S$3,500 psf band commanded by comparable D11 freehold peers and capture outsized profit. Either way, the arithmetic favours the developer far more than it would for a site acquired at today’s CCR land values.
The Developer — Far East Organization
Far East Organization is Singapore’s largest private property developer, founded by the late billionaire Ng Teng Fong and responsible for more than 750 developments across the island. The group has built a steady pipeline of award-winning residential projects, including developments recognised at the MIPIM Asia Awards, and maintains a diversified portfolio spanning residential, commercial and hospitality assets — among them the landmark Far East Plaza in Orchard. The Serra Residences traces its origins to 2010, when Far East (originally in a 70/30 joint venture with Far East Orchard) acquired the Pastoral View and 11 Bassein Road plots for S$122 million; Far East Orchard exited its stake in 2015, leaving Far East Organization as sole owner ahead of this long-anticipated relaunch. Browse our full condo directory to see other Far East Organization and District 11 projects.
Comparable New Launches
| Project | District | Tenure | Launch | Avg/Range PSF | Take-up |
|---|---|---|---|---|---|
| Watten House | D11 (Bukit Timah) | Freehold | Mar 2024 | ~S$3,230 psf (range S$3,118–S$3,504) | 57% at preview, ~74% by Mar 2024 |
| Pullman Residences Newton | D11 (Newton) | Freehold | Nov 2019 | ~S$3,000 psf avg; highs to S$3,671 psf | 12/25 units launch weekend |
| Kopar at Newton | D9 (Newton, adjacent) | 99-year LH | Apr 2020 | ~S$2,350 psf avg; highs to S$2,667 psf | 77 units day 1; ~70% by Apr 2022 |
| Newport Residences | D2 (CBD, adjacent CCR) | Freehold | Jan 2026 | ~S$3,370 psf avg (from ~S$2,760 psf) | 57% launch weekend; ~80% by Jul 2026 |
| River Modern | RCR/CCR | — | Q1 2026 | median ~S$3,216 psf | ~92% take-up |
| The Serra Residences | D11 (Novena) | Freehold | Preview Q3 2026 | ~S$2,800–S$3,000+ psf (indicative) | Pre-launch |
Against this backdrop, The Serra Residences’ indicative pricing sits at the lower end of the D11/CCR freehold band, undercutting Watten House and Newport Residences on a headline psf basis while still occupying genuinely freehold, well-located ground. Buyers weighing this launch against other CCR options may find it useful to compare with our reviews of River Modern and Hudson Place Residences, or browse the broader condo listings on BuyCondo.sg.
Singapore Property Market Context
| Metric | Q1 2026 Value |
|---|---|
| Overall Private Residential Index | +0.9% q-o-q (index ~218.3; +3.4% y-o-y) |
| CCR Non-Landed Price | +0.6% q-o-q (rebound from -3.5% in Q4 2025) |
| OCR / RCR Price Growth | +2.2% / +0.8% q-o-q |
| CCR Resale Price | ~S$2,314 psf (+3.2% q-o-q) |
| Median New-Launch CCR Price | ~S$3,208 psf |
| Unsold Private Housing Stock | 16,219 units (+8.08% q-o-q) |
| CCR Vacancy Rate | 8.2% |
Singapore’s private residential market posted broad-based gains in the first quarter of 2026, with the overall price index up 0.9% quarter-on-quarter, but the Core Central Region remained the laggard among the three regions, rising just 0.6% after a sharp 3.5% decline in the prior quarter. This softness is consistent with ABSD-driven suppression of foreign buying — historically the CCR’s core demand base. On supply, URA data show total unsold private housing inventory climbing to 16,219 units, with a further ~30,300 units potentially reaching the market over the next two years; however, CCR-specific 2026 launch supply is comparatively thin, at only around 1,465 units, nearly half of which had already been introduced by Q1. This relative scarcity of new CCR stock could work in The Serra Residences’ favour when it eventually launches. See our tracker of new launches topping out in 2026 for the fuller supply picture.
Cooling measures remain firmly in place and unchanged through mid-2026: Additional Buyer’s Stamp Duty (ABSD) stands at 20% for Singapore Citizens buying a second property and a steep 60% for foreigners buying any residential property, while Seller’s Stamp Duty (SSD) was tightened in July 2025 to a 4-year holding period with rates up to 16% for a first-year sale. These measures are especially material for a historically foreign-buyer-oriented CCR project like The Serra Residences. Buyers navigating these rules, particularly foreign purchasers, should consult our guide on relocating to Singapore and working with a property consultant.
Investment Return Analysis
| Benchmark | Gross Yield | Net Yield |
|---|---|---|
| CCR Overall (2026) | 2.5% – 3.5% | 1.8% – 2.8% |
| D11 Newton/Novena (2026) | ~2.9% – 4.25% | ~1.8% – 2.5% |
| D11 2-Bedroom Median | ~3.1% – 3.6% | — |
| Newton/Novena 2–3BR | 2.8% – 3.5% | — |
Rental comparables from the immediate area give a useful anchor for underwriting returns. Nearby Pullman Residences Newton has seen 2-bedroom units (600–700 sq ft) let for between S$4,250 and S$7,900 a month, while larger 3- to 4-bedroom layouts (1,100–1,200 sq ft) have commanded S$7,400 to S$9,250 monthly. Closer still, units at the former Pastoral View itself — the very site The Serra Residences now occupies — achieved roughly S$3,600/month for a 2-bedroom and S$4,900/month for a 3-bedroom as recently as May 2025, underscoring resilient tenant demand in this micro-location. Landlords considering this segment can find more guidance in our landlord resources and current rental listings across Singapore.
On capital appreciation, the CCR non-landed index has risen 1.7% year-on-year as of Q1 2026, with the broader private residential index up 34.6% over five years — a reminder that CCR cycles tend to be slower but can catch up meaningfully, as seen in the narrowing CCR-RCR price gap drawing local buyers back into prime districts. For a S$2.8M indicative 3-bedroom purchase generating, say, S$6,500/month in rent, gross yield would sit near 2.8%, broadly in line with D11 benchmarks; net of costs, low-to-mid 2% territory is a realistic base case. Investors should model returns conservatively given CCR’s currently elevated vacancy rate of 8.2% and factor in holding costs through to the projected 2030 TOP.
Risks
Pre-Launch Uncertainty
Official unit mix, unit sizes, exact storey count (28 vs. an older 36-storey approval) and total unit count (133 vs. 140 cited elsewhere) remain unconfirmed pending Far East Organization’s formal release, as does pricing. Buyers should treat all current figures as indicative until the developer’s official launch.
Small Boutique Project Liquidity
At roughly 133 units in a single tower, The Serra Residences is a boutique development. Exit liquidity in a smaller resale pool tends to be thinner than in large mega-projects, which can mean fewer comparable transactions and potentially slower resale timelines.
CCR Vacancy & Yield Compression
CCR vacancy stood at 8.2% in Q1 2026, and island-wide non-landed gross yields have compressed to roughly 3.0–3.4%. D11/CCR yields, among the lowest island-wide, leave limited room for error on rental assumptions. Owners considering leasing out their unit may want to review our property management services to help manage vacancy risk.
Absd And Foreign Buyer Constraints
A 60% Additional Buyer’s Stamp Duty on foreign purchasers — unchanged since April 2023 — substantially raises the entry cost for the very buyer segment that has historically driven demand in prime CCR districts like Novena/Newton. This has directly contributed to CCR being the weakest-performing region in recent quarters.
Leasehold Vs Freehold
Unlike 99-year leasehold projects such as Kopar at Newton, The Serra Residences is freehold — a genuine positive that removes lease-decay risk entirely and typically supports stronger long-run capital preservation and intergenerational appeal. This tenure advantage is one of the strongest arguments in the project’s favour and helps offset some of the risks above. Browse other freehold condos for sale on BuyCondo.sg.
BuyCondo.sg Verdict
The Serra Residences offers a genuinely rare proposition: freehold land in the Novena/Newton medical and lifestyle belt, developed by one of Singapore’s most established names, sitting on a land cost base struck more than 15 years ago. That S$847 psf ppr land basis gives Far East Organization room to price competitively against a CCR freehold peer set trading between S$3,000 and S$3,500+ psf, while a limited 2026 CCR launch pipeline works in the project’s favour on the demand side. That said, this remains a pre-launch story — unit mix, sizes and official pricing are still unconfirmed, the project is a boutique ~133-unit development with correspondingly thinner resale liquidity, and CCR’s foreign-buyer-dependent demand continues to face a stiff 60% ABSD headwind alongside elevated 8.2% vacancy. For buyers prioritising freehold tenure, location fundamentals and long-term capital preservation over near-term rental yield, The Serra Residences merits close attention once official pricing is confirmed at preview.
Want a personalised read on The Serra Residences before it previews? Contact our team or Ask Gary Anything for tailored advice.
This report is for informational purposes only and does not constitute financial or investment advice. All figures relating to The Serra Residences are pre-launch estimates drawn from secondary market sources and are subject to change upon Far East Organization’s official release. Read more property insights on the BuyCondo.sg blog.
Data reference: URA Media Release PR26-31 — Q1 2026 Private Residential Price Index (CCR +0.6% q-o-q)
