Type

Units

Min Area

Price Range

2 BR

689 sqft

S$1.5M

3 BR

872 sqft

S$1.9M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.5M to S$1.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$290K on this acquisition.
Located 14 min (1.18 km) from DT3 Hillview MRT Station.

Price Trends & Rental Yield

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Narra Residences: A Strategic Residential Investment Near Hillview

Narra Residences stands as a contemporary residential development designed to serve the evolving needs of Singapore's property market. Located in a neighbourhood characterised by established residential charm and solid infrastructure, this condominium presents a compelling proposition for buyers seeking balance between connectivity and community appeal. The development's positioning within a mature residential enclave ensures steady demand, whilst its proximity to key transport links maintains relevance for working professionals and families alike.

The project encompasses a range of unit typologies, with offerings spanning from compact layouts to more spacious residences that cater to diverse household compositions. This variety ensures that prospective buyers—whether first-time homeowners, upgraders, or experienced investors—can identify floor plans aligned with their specific requirements. Unit sizes extend to approximately 872 square feet for certain configurations, providing comfortable living spaces without excessive floor area that might inflate carrying costs or prove difficult to let.

Location and Transport Connectivity

Situated approximately 1.18 kilometres from Hillview MRT Station on the Downtown Line (DT3), Narra Residences benefits from meaningful access to Singapore's rapid transit network. This positioning supports convenient commuting to central business districts, educational institutions, and major employment hubs across the island. The walking distance to Hillview Station—typically covered in around 14 minutes on foot—places the development within the catchment zone that many urban professionals consider optimal for daily travel without complete reliance on private vehicles.

Hillview Station itself serves as a gateway to the wider Downtown Line corridor, enabling seamless interchange with other MRT systems and facilitating cross-island journeys. For residents working in the city centre or Marina Bay financial district, this connectivity reduces daily commute friction and reinforces the development's appeal to time-conscious professionals. The presence of nearby bus routes further amplifies accessibility, ensuring that even residents without private transport maintain flexibility in their movement patterns.

Investment Potential and Rental Yield Outlook

For buyers approaching Narra Residences as an investment vehicle, the rental yield trajectory warrants careful consideration. Developments in this neighbourhood historically attract tenant segments seeking professional rental accommodation outside prime city zones, where monthly rents remain accessible yet construction quality remains assured. The combination of modern facilities, proximity to transport infrastructure, and residential neighbourhood character typically supports steady tenant demand and competitive monthly rental rates.

Investors evaluating yield should model anticipated monthly rental income against the acquisition price, accounting for the 20% Additional Buyer's Stamp Duty (ABSD) applicable when purchasing a second residential property as a Singapore Citizen. This additional cost—levied on top of buyer's stamp duty and capital duty—effectively raises the acquisition cost base and therefore the breakeven rental yield threshold. Over a medium-term holding period of five to ten years, combined rental income and potential capital appreciation can offset these upfront duties, though investors must exercise realistic expectations regarding annual yield percentages in this location segment.

Pricing and Market Position

Narra Residences pricing reflects its established residential location and functional design approach. While exact per-unit valuations fluctuate based on orientation, floor level, and layout specifics, the development's overall price positioning remains competitive within its district. Prospective buyers should evaluate recent comparable transactions in the Hillview neighbourhood to benchmark current values, as property values in this mature area tend to appreciate steadily rather than spectacularly, providing reassuring stability for owner-occupiers and conservative investors alike.

The price-to-area ratio across the development's offerings supports reasonable occupancy costs for first-time upgraders and investors alike. Unlike developments closer to the city centre or premium districts, Narra Residences avoids the price premiums associated with ultra-prime locations, yet maintains solid fundamentals regarding construction quality, facilities management, and neighbourhood stability. This positioning attracts buyers seeking value without sacrificing proximity to essential infrastructure and amenities.

Facilities and Community Environment

As a modern condominium development, Narra Residences incorporates contemporary residential facilities designed to enhance daily living standards and support community engagement. Typical amenities at developments of this calibre include landscaped gardens, gymnasium facilities, swimming pools, and children's play areas—creating a balanced environment that appeals to young families whilst offering relaxation options for working professionals. Well-appointed common areas encourage resident interaction and foster a genuine sense of community beyond purely transactional relationships.

The development's design philosophy emphasises functional elegance and practical layouts that maximise usable living space. Units are configured to accommodate modern work-from-home requirements, reflecting contemporary professional lifestyle expectations. Natural lighting, efficient ventilation, and sensible space planning across available typologies ensure that residents enjoy comfortable day-to-day living regardless of their unit's specific bedroom or bathroom configuration.

Suitability for Different Buyer Profiles

First-time buyers approach Narra Residences with legitimate interest, particularly those seeking an entry point into the residential property market without overextending their financing capacity. The development's accessible price point, combined with its proven neighbourhood stability, reduces perceived acquisition risk for novice property owners. Additionally, the variety of unit sizes permits first-timers to select floor plans matching their household composition without purchasing unnecessary space.

Upgraders—existing homeowners seeking to transition to larger or more conveniently located residences—find Narra Residences equally compelling. The proximity to Hillview MRT appeals to professionals upgrading from smaller studio apartments or HDB flats into private residential accommodation. The established residential character of the neighbourhood ensures that upgraders will experience lifestyle stability rather than neighbourhood disruption from ongoing development activity.

High-net-worth individuals and sophisticated investors may regard Narra Residences as a complementary addition to diversified property portfolios, particularly for exposure to the rental market without engagement in prime-district price volatility. The development's solid fundamentals and predictable tenant dynamics support disciplined investment strategies focused on yield generation rather than speculative capital appreciation.

Financing Considerations and TDSR Impact

Prospective buyers utilising mortgage financing should carefully model their Total Debt Service Ratio (TDSR) impact, particularly given current interest rate environments. At typical price points for Narra Residences units, most conventional financing structures remain accessible to employed professionals with reasonable income levels, though the precise mortgage serviceability threshold depends on individual income, existing debt obligations, and preferred loan tenure. Buyers should obtain mortgage pre-approvals from reputable financial institutions to confirm accurate borrowing capacity before committing to negotiations.

The Additional Buyer's Stamp Duty of 20% applies to second-property purchases by Singapore Citizens and significantly impacts the total capital requirement. Beyond the property price itself, buyers must reserve funds for ABSD, buyer's stamp duty, legal fees, valuation charges, and potential renovation costs. Prudent financial planning ensures that buyers do not overcommit their available capital and maintain appropriate reserves for ongoing maintenance contributions and property tax obligations.

Lease Structure and Long-Term Value Preservation

Property lease tenure fundamentally influences long-term ownership economics and resale value trajectories. Buyers evaluating Narra Residences should confirm the specific lease tenure applicable to their intended unit, as lease decay becomes an increasingly relevant consideration as properties approach their final decades of tenure. Properties with extended lease periods typically command stronger capital appreciation and remain attractive to successive buyer cohorts, whilst shorter-tenure properties face declining valuations in their later years as financial institutions reduce lending appetite.

For investors and owner-occupiers alike, leasehold properties require careful tenure monitoring. As leases shorten below 80 years, resale marketability narrows considerably and valuation discounts become more pronounced. Prospective buyers must evaluate lease tenure alongside anticipated holding periods—a property held for 15 years experiences significantly less lease decay risk than one intended as a longer-term inheritance asset.

Neighbourhood Dynamics and Future Supply Pipeline

The Hillview neighbourhood continues to mature as a residential enclave, with established amenities, community facilities, and local commerce supporting stable property values. Unlike emerging areas where future development uncertainty creates valuation volatility, established neighbourhoods like this exhibit more predictable appreciation trajectories. However, prospective buyers should remain aware of any planned future residential projects within the district, as significant new supply could moderate appreciation rates or introduce downward pressure on values.

Future MRT expansion and transport infrastructure improvements in the broader district may enhance long-term appreciation potential, particularly if underground connectivity improves or new interchange stations emerge. Buyers and investors should monitor development plans within the Central Region to anticipate any catalysts that might positively or negatively influence the Hillview neighbourhood's appeal and property values over the medium to long term.

Frequently Asked Questions

What realistic rental yield can I expect if I purchase a unit at Narra Residences as an investment property?

Rental yield at Narra Residences depends substantially on monthly lease rates achievable in the Hillview neighbourhood and your specific acquisition price. Developments in this established residential area typically attract professional tenants seeking quality accommodation outside prime districts, supporting consistent tenant demand and competitive monthly rents. To estimate your yield accurately, research recent monthly rental data for comparable units in the neighbourhood, calculate anticipated annual rental income, then divide by your total acquisition cost (including the 20% Additional Buyer's Stamp Duty applicable to second-property purchases by Singapore Citizens). Most investors holding units in this location segment can realistically expect gross yields between 3% and 5% annually, though net yields decline after accounting for property tax, maintenance contributions, and management costs. A conservative approach involves targeting yields at the lower end of this range to provide buffer for potential rental market softening or unexpected vacancy periods.

How does Narra Residences pricing compare to recent per-square-foot transactions in the surrounding area?

Price-per-square-foot metrics for Narra Residences should be benchmarked against recent comparable sales in the Hillview neighbourhood, as this metric directly reflects whether the development commands premium, market, or discounted positioning. Established residential areas like Hillview typically experience price-per-square-foot variations depending on unit orientation, floor level, proximity to facilities, and individual unit layout efficiency. You should request recent transaction data from property agents or platforms tracking historical sales in the district, then compare those per-square-foot figures against Narra Residences' asking prices for units of similar configurations. Developments offering excellent value typically transact at or slightly below recent neighbourhood averages, whilst premium-positioned projects command 5% to 15% premiums. Current market conditions, supply-demand dynamics, and broader economic sentiment all influence whether Narra Residences pricing reflects fair value or represents a notable buying opportunity in the neighbourhood's market segment.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase Narra Residences as a second residential property as a Singapore Citizen?

The Additional Buyer's Stamp Duty for a second residential property purchase by a Singapore Citizen stands at 20%, calculated on the purchase price of the property. This duty applies on top of standard buyer's stamp duty and effectively increases your total acquisition costs substantially. For example, a property purchased at S$1,916,000 would incur ABSD of approximately S$383,200, significantly raising the total capital required. This upfront cost directly impacts your investment breakeven timeline and required rental yield, as you must generate sufficient income to recover this additional expense. Savvy investors factor the 20% ABSD into their financial modelling from the outset, ensuring they only commit capital to properties where anticipated rental returns and potential capital appreciation justify the additional duty burden. First-time property buyers acquire without facing ABSD, providing them with a meaningful financial advantage over investors purchasing subsequent properties.

How does the 1.18 km distance to Hillview MRT station affect long-term capital appreciation and neighbourhood demand?

Proximity to MRT stations represents one of the most reliable drivers of long-term property value appreciation in Singapore, and Narra Residences' position within approximately 14 minutes' walking distance of Hillview Station on the Downtown Line (DT3) firmly establishes the development within the convenient catchment zone that professionals and families actively seek. Properties within walking distance to rapid transit consistently command stronger rental demand, higher resale liquidity, and more stable capital appreciation compared to developments requiring longer commutes or private vehicle dependence. The Downtown Line's strategic routing through central employment zones amplifies this connectivity advantage for working professionals, supporting steady tenant demand and reducing vacancy risk for investors. Over the medium to long term, this transport accessibility becomes increasingly valuable as land scarcity intensifies and commuting time premiums grow. However, note that developments even closer to stations may appreciate faster in hot markets, whilst those beyond comfortable walking distance typically appreciate more slowly, suggesting that Narra Residences occupies an optimally positioned middle ground balancing accessibility with value pricing.

Is Narra Residences suitable for high-net-worth investors seeking portfolio diversification and rental income?

Yes, Narra Residences presents a credible portfolio diversification asset for high-net-worth investors seeking exposure to Singapore's residential rental market without concentration in premium-priced locations. Sophisticated investors often intentionally avoid ultra-prime segments where capital appreciation saturates and cap rates compress, instead building balanced portfolios across multiple neighbourhood segments. Narra Residences' stable rental dynamics, proven neighbourhood fundamentals, and accessible entry price point support disciplined yield-focused investment strategies that generate consistent cash flow. The development's modern facilities and convenient MRT proximity appeal to the professional tenant cohort that typically pays market rents with minimal vacancy. For high-net-worth investors viewing property as a complementary asset class alongside equities and bonds, diversified exposure across neighbourhood price segments reduces overall portfolio concentration risk and provides ballast during equity market volatility. However, these investors should conduct thorough due diligence on the specific development's construction quality, management track record, and comparative pricing relative to competing assets in the district before allocating capital.

What TDSR headroom should I expect at typical Narra Residences price points, and what income level supports comfortable financing?

Total Debt Service Ratio (TDSR) limits restrict most borrowers to maximum monthly loan repayments equal to 60% of gross monthly income across all outstanding debts. At typical Narra Residences price points, financing a unit generally requires household gross monthly income in the range of S$8,000 to S$15,000, depending on your chosen loan tenure, existing debt obligations, and the specific purchase price of your intended unit. For example, a S$1,600,000 property financed over 25 years at current interest rates would typically require household income around S$10,000 monthly to remain comfortably within TDSR parameters. Buyers with existing car loans, personal lines of credit, or other outstanding debts must account for these existing obligations when calculating available TDSR headroom for mortgage financing. Prudent buyers should obtain mortgage pre-approvals from multiple financial institutions to confirm their exact borrowing capacity before making offers, as pre-approval letters provide definitive confirmation of your actual financing headroom based on your specific financial profile. First-time homebuyers sometimes find that TDSR calculations permit them to borrow less than they anticipated, underscoring the importance of early pre-approval conversations with banks.

How does Narra Residences compare to competing condominium developments in the Hillview neighbourhood in terms of value and positioning?

Competitive positioning within the Hillview neighbourhood requires careful analysis of alternative condominium offerings available to buyers in this established residential area. The neighbourhood hosts several competing developments at varying price points and quality tiers, each targeting distinct buyer segments and investment profiles. Narra Residences' specific differentiation emerges through its facility offerings, architectural design, layout efficiency, maintenance reputation, and management quality compared to direct competitors. You should visit multiple competing developments, compare per-square-foot pricing for similar unit configurations, inspect facilities quality, review buyer reviews and feedback, and evaluate each project's development track record and community reputation. Some competing projects may offer premium positioning with higher price points but marginally superior facilities, whilst others target budget-conscious buyers with more economical pricing but potentially simpler amenities. Narra Residences typically positions itself as a middle-tier offering balancing quality construction and modern facilities against accessible pricing that appeals to first-time upgraders and investors unwilling to pay premium segments. This positioning provides strong comparative value for buyers prioritising practical functionality over luxury amenities or distinctive architecture.

Which unit stacks or floor levels at Narra Residences typically offer the best value relative to price appreciation potential?

Value optimisation at Narra Residences emerges through strategic unit selection based on several inter-related factors including floor level, orientation, proximity to facilities, and specific layout characteristics. Mid-level units (typically floors 6 to 15) generally offer excellent value propositions, commanding modest discounts relative to higher floors whilst avoiding ground-level exposure to noise, security concerns, and reduced privacy that sometimes affect lower levels. Units with northern or eastern orientations typically capture cooler natural light and command strong rental appeal, particularly for professional tenants working from home requiring reliable natural illumination. Corner units or those with larger balconies sometimes price at modest premiums despite enhanced liveability, suggesting that buyers focusing purely on per-square-foot metrics may overlook genuine value opportunities in these configurations. Conversely, units on very high floors command premium pricing that may not justify the incremental value for most occupants, particularly for investors seeking straightforward yield optimisation. Lower-floor units sometimes offer superior value for space-focused buyers unconcerned with elevated vistas, as these configurations typically price 5% to 10% below comparable higher-floor units. Prospective buyers should prioritise their individual preferences—privacy, light, view quality, or pure square-footage cost—then strategically select unit types delivering their highest-priority characteristics at the most advantageous pricing.

What future supply pipeline exists in this district, and could new developments impact Narra Residences' long-term value trajectory?

Future residential supply in the Hillview district and broader Central Region significantly influences long-term value appreciation for existing developments including Narra Residences. Unlike emerging fringe areas where substantial new supply regularly enters the market, established residential neighbourhoods experience more measured supply pipelines, supporting value stability and predictable appreciation. However, prospective buyers should actively monitor the Urban Redevelopment Authority (URA) Master Plan and district planning updates to identify any planned new residential projects, industrial conversions, or major infrastructure works that might impact neighbourhood character or property values over your intended holding period. Significant new supply entering the market can moderate appreciation rates by expanding buyer choice and potentially introducing competitive pricing pressure. Conversely, constrained supply or neighbourhood improvements (such as transport upgrades or new amenities) typically support stronger capital appreciation. Research the neighbourhood's recent supply absorption rates, average price trends over the past five to ten years, and any announced future projects through URA records and official planning documents. Developers with strong reputations and established development track records in the neighbourhood typically position their projects more defensively against future supply disruption, suggesting that Narra Residences' long-term value proposition deserves careful consideration relative to any competing projects in the pipeline.

Is Narra Residences more suitable for owner-occupiers or investors, and what factors should guide my buyer profile assessment?

Narra Residences accommodates both owner-occupier and investor buyer profiles effectively, though specific suitability depends substantially on your personal circumstances, investment objectives, and time horizon. Owner-occupiers—particularly first-time upgraders or professionals seeking convenient, maintenance-free accommodation—benefit from the development's established neighbourhood stability, proven community amenities, and accessible MRT connectivity supporting daily commuting. For owner-occupiers, capital appreciation represents a secondary benefit, with primary emphasis on comfortable day-to-day living, acceptable carrying costs, and convenient proximity to workplaces and essential services. Investors prioritise rental yield generation and medium to long-term capital appreciation, accepting that owner-occupancy comfort becomes irrelevant in exchange for stronger yield metrics and portfolio diversification. Narra Residences supports investor objectives through solid rental demand in the neighbourhood, reasonable per-square-foot entry pricing, and the option to select floor plans and unit configurations optimising rental marketability (such as units with efficient, open-plan layouts appealing to working professionals). The 20% Additional Buyer's Stamp Duty for second-property investor purchases represents a material financial headwind that owner-occupiers avoid entirely, effectively favouring owner-occupancy from a pure acquisition-cost perspective. Evaluate your personal circumstances honestly: do you genuinely occupy the property, or does pure investment return optimisation guide your decision? This clarity determines whether Narra Residences aligns with your underlying strategic objectives and risk tolerance.

Narra Residences — From S$1.5M