The Serra Residences.
The brief
The Serra Residences is a boutique freehold condominium by Far East Organization at 7 Bassein Road in District 11 - 133 units on a site assembled from the former One Pastoral View enbloc and the adjacent 11 Bassein Road. Freehold land in D11 CCR at this unit count is rare supply; the project is expected to launch in the third quarter of 2026, pending approval for sale. Novena MRT is six minutes on foot.
Tenure and scale. Far East Organization assembled the freehold site from the former One Pastoral View enbloc at 7 Bassein Road and the neighbouring 11 Bassein Road. The combined site covers approximately 51,000 sqft of freehold land in the Novena-Newton precinct of District 11 CCR. At 133 units, the project is boutique - limiting future secondary supply and preserving scarcity value. Pricing has not been released.
Location context. Novena MRT (North-South Line, NS20) is 526 metres from the site - approximately six minutes on foot. Orchard is two stops south; City Hall is four. Mount Elizabeth Novena Hospital, Tan Tock Seng Hospital, and Novena Medical Centre cluster within walking distance, anchoring consistent rental demand from the healthcare sector. Velocity @ Novena Square, United Square, and Square 2 provide retail and F&B within the same radius.
Three things to know.
Freehold in D11, 133 units
Freehold land in District 11 CCR at sub-200 unit scale is increasingly rare in Singapore. No leasehold decay, no bank financing restrictions for future buyers at year 70 of the lease, and a tight supply float that limits secondary market competition. Far East assembled the site from the former One Pastoral View enbloc and the adjacent 11 Bassein Road.
Novena medical city at the door
Mount Elizabeth Novena Hospital, Tan Tock Seng Hospital, and Novena Medical Centre are all within walking distance. The address generates structural rental demand from doctors, nurses, and medical professionals - a tenant class with above-average income stability and long tenure. Few CCR residential addresses sit this close to three major hospital facilities.
Novena MRT, three malls, six minutes
Novena MRT (North-South Line, NS20) is 526 metres away - six minutes on foot. Three shopping centres cluster within walking distance - Velocity @ Novena Square, United Square, and Square 2. Orchard is two stops south on the NSL. Anglo-Chinese School (Junior) is among the nearby schools.
Fit & trade-offs
Who this is for.
Primary-launch entry into a 133-unit freehold boutique condominium in District 11 CCR, walking-distance access to Mount Elizabeth Novena and the Tan Tock Seng hospital cluster, and Novena MRT on the North-South Line two stops from Orchard
The lower entry quantum a 99-year leasehold OCR alternative would offer, sub-5-minute MRT proximity, and any near-term move-in given the Q4 2030 TOP target
- ·Buyers seeking primary-launch entry into a freehold CCR boutique address in District 11
- ·Buyers prioritising walking-distance access to the Novena medical cluster for own-stay or healthcare-tenant rental
- ·Buyers wanting North-South Line direct access two stops north of Orchard
- ·Buyers requiring sub-5-minute MRT walking distance from the lobby
- ·Buyers seeking a sub-CCR entry quantum from a 99-year leasehold OCR alternative
- ·Buyers needing immediate keys before Q4 2030 TOP
Unit mix
133 units. 4 typologies.
| Type | Size (sqft) |
|---|---|
| 2-Bedroom | TBC |
| 3-Bedroom | TBC |
| 4-Bedroom | TBC |
| 5-Bedroom | TBC |
Pricing and unit sizes to be announced. Unit types above are indicative based on available land context.
Floor plans
4 typologies.
Living here
On site, around.
- St. Joseph's Institution Juniorprimary
- CHIJ Primary (Toa Payoh)primary
- Anglo-Chinese School (Junior)primary
- Australian International Schoolinternational
Location
7 Bassein Road, Singapore.
Comparables
Other launches in context.
Track record
Far East Organization priors.
Risks & catalysts
What could move.
- ·Pricing not released, the freehold CCR scarcity thesis only translates to buyer benefit if developer entry psf is positioned for absorption rather than pure margin capture
- ·CCR freehold buyer pool is thinner than mass-market RCR / OCR demand, sale velocity may track the broader CCR launch cadence rather than mass-market take-up
- ·Construction risk to Q4 2030 TOP, milestone progress not independently verified at preview stage
- ·Boutique 133-unit scale limits facilities footprint, buyers expecting resort-style amenities should calibrate
- ·Novena MRT (North-South Line, NS20) is 526 metres from the site, two stops to Orchard
- ·Mount Elizabeth Novena, Tan Tock Seng Hospital, and Novena Medical Centre cluster within walking distance, structural healthcare-tenant demand anchor
- ·Three retail anchors within walking distance (Velocity @ Novena Square, United Square, Square 2), F&B and amenity baseline secured
- ·Anglo-Chinese School (Junior) and the broader D11 school catchment support family-buyer demand
FAQ
What buyers ask.
Q01When does The Serra Residences launch?
Indicative launch is around September 2026 per the project's status timing in the SGLaunchBrief catalogue. Pricing has not been released by Far East Organization at 2026-05-06; the developer microsite has VIP Preview registration open with no price guide or balance units list published. Confirm timing via the official register-of-interest channel as preview opens.
Q02Where can I register interest in The Serra Residences?
The developer microsite at the-serra-residences.sg hosts a register-of-interest form and showflat appointment page. Status is 'upcoming' and sales are not yet open at the developer level at 2026-05-06; eBrochure, per-variant floor plans, and pricing will be released ahead of the preview.
Q03Why does freehold tenure matter at The Serra Residences?
Freehold land in District 11 CCR at sub-200 unit scale is increasingly rare. No leasehold decay, no bank financing restrictions tied to lease tail at year 70, and a tight 133-unit secondary float. The Robertson Opus (999-year, D9) is the closest tenure analogue among recent CCR launches; UpperHouse and Union Square are 99-year. The freehold premium is the structural pricing input The Serra Residences buyers should expect to pay for.
Q04How does the Novena medical cluster affect rental demand at The Serra Residences?
Mount Elizabeth Novena Hospital, Tan Tock Seng Hospital, and Novena Medical Centre are all within walking distance of 7 Bassein Road. The cluster generates structural rental demand from doctors, nurses, and medical professionals - a tenant class with above-average income stability and longer-than-average tenancies. Few CCR residential addresses sit this close to three major hospital facilities; the address premium is real and recurring.
Q05What schools are within reach of The Serra Residences?
Anglo-Chinese School (Junior) and St. Joseph's Institution Junior are among the nearest primary schools; CHIJ Primary (Toa Payoh) sits in the broader catchment. Anglo-Chinese School (Barker Road) anchors the secondary tier and Catholic Junior College the JC tier. Precise OneMap distances and 1km / 2km registration phase verification are pending.
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