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Narra Residences 2026 — Last Window Before Price Hike
The conversation around Narra Residences changed dramatically in the last two weeks of March 2026. The Dover Road GLS bid at $1,556 psfppr triggered an emergency meeting by one of Narra Residences’ JV developer partners. A price revision is expected imminently. The window at $1.227M is closing.
The $1.227M Entry Point: What It Means
In today’s Singapore property market, a new launch 2-bedroom unit under $1.3 million in the Rest of Central Region is extraordinarily rare. Narra Residences offers exactly that. The 2-Bedroom 1-Bath (560 sqft) starts from $1,227,000. All 14 remaining units in this tier are priced below $1,326,000 — a pricing tier that disappeared from most RCR projects 18–24 months ago. Comparable 2-bedroom new launches in Queenstown and Buona Vista regularly transact at $1.5M–$1.85M. Narra Residences is priced at a 15–33% discount to comparable RCR peers.
The 2BR 2-Bath (646 sqft) is $1,389,000–$1,509,000 with 32 units remaining.
Dover GLS Wake-Up Call: Why This Week Changed Everything
The Dover Road GLS was bid at $1,556 psfppr — one of the highest land cost commitments in recent Singapore GLS history for an RCR residential site. Narra Residences is in the Buona Vista / Queenstown area — the same RCR submarket. When a comparable nearby site is bid at $1,556 psfppr, the Narra Residences JV cannot continue offering units at $2,021 psf without revision. The JV partner’s emergency meeting was a direct response. A price increase is not a rumour — it is a logical repricing response. When Dover Road eventually launches at $2,900+ psf, Narra Residences at $2,021 psf will look like a 2020 price in a 2028 market.
What’s Still Available: Live Unit Inventory (March 2026)
| Unit Type | Size | Price Range | Units Left |
|---|---|---|---|
| 2BR 1-Bath | 560 sqft | $1,227,000 – $1,326,000 | 14 units |
| 2BR 2-Bath | 646 sqft | $1,389,000 – $1,509,000 | 32 units |
| 3BR Compact | varies | From $1,854,000 | Limited |
Overall price range: $2,021 psf to $2,547 psf.
What’s GONE: Sold-Out Stacks and Unit Types
- 1-Bedroom + Study — entire unit type completely sold out
- Stack 29 — entire stack sold out, zero units remain
- Stack 44 — entire stack sold out, zero units remain
10 Units in 7 Days: Reading the Sales Velocity
More than 10 units were sold at Narra Residences in just 7 days in March 2026 — top-quartile velocity for RCR projects at this price tier.
- End-users: $1.227M entry allows dual-income couples to buy without excessive leverage
- Investors: $2,021 psf entry with projected 3.5–4.2% rental yield plus Dover GLS appreciation thesis
- HDB upgraders: 3BR Compact from $1,854,000 is cheaper than Queenstown / Commonwealth resale comps
RCR Value: Why $2,021 PSF Is Still Underpriced
Current RCR new launch benchmark: $2,400–$2,800 psf. Narra Residences at $2,021 psf is a 15–28% discount to this benchmark.
- One-North: 130,000+ professionals in the precinct
- Education: INSEAD, NUS Business School, Singapore Polytechnic nearby
- MRT: Buona Vista interchange (EW + CC) — CBD under 20 minutes
Who Is Buying Narra Residences
Young professionals / DINK couples: $1.227M entry, ~$980K loan, ~$4,200–$4,500/month repayment.
HDB upgraders: Deploy 30–50% capital gains from 2016–2020 HDB purchases.
PR and foreign buyers: Sub-$1.5M entry lowers absolute ABSD quantum.
Portfolio investors: Stack sellouts signal organised investment buying.
Frequently Asked Questions
Q: What is the starting price for Narra Residences?
From $2,021 psf. Entry-level 2BR 1-Bath from $1,227,000. Only 14 units below $1,326,000 as of March 2026.
Q: Is a price hike coming?
Yes. Dover Road GLS at $1,556 psfppr triggered a JV partner emergency meeting. Price revision expected imminently.
Q: Which units are sold out?
1BR+Study entirely gone. Stack 29 and Stack 44 entirely sold.
Q: Where is Narra Residences?
RCR, Buona Vista / Queenstown. Close to One-North and Buona Vista MRT interchange (EW + CC Lines).
Q: How to get latest pricing?
WhatsApp Alvin at https://wa.me/6584888648.
Secure Your Unit Before the Price Revision
10 units sold in 7 days. Two full stacks gone. 1BR+Study sold out. Emergency JV partner meeting. Price hike expected within days.
WhatsApp Alvin at https://wa.me/6584888648 for showflat appointments and latest pricing.
Alvin Tan | ERA Realty Network | CEA Reg. No. R072324C | CEA Licence No. L3002382K
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