Freehold · District 11 · Novena
Freehold in Novena, guided near the price of recent 99-year launches.
2-bed + study from $2.22M, guide from $3,120 psf (2 Oct 2026).
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Layouts & prices
From 2-bed + study to two penthouses.
Lowest available prices developer's guide price, as at 2 Oct 2026. Subject to change and availability.
Why freehold buyers shortlist it
Close to Dunearn House's $3,140 psf average, a 99-year launch in the same district.
Huttons says it is one of only two in 2026. Dollars and Sense expects no other freehold launches nearby.
A small, single-tower project, so fewer owners selling at the same time.
Our L.E.X review
A rare freehold launch in Novena at a guide price close to recent 99-year launches. The final price list will decide whether that edge holds.
LLocation
A quiet freehold address beside HealthCity Novena, in an established school cluster, about 8 minutes' walk from the MRT.
- About an 8-min walk to Novena MRT (NSL); Newton (DTL) one stop, Orchard two
- SJI Junior and Hong Wen within about 1km; ACS (Junior) and ACS (Barker Road) within 2km
- HealthCity Novena and Tan Tock Seng Hospital next to the estate
- Novena Square, United Square and Newton Food Centre a short drive away
What to watch: The MRT walk is not short, and there are fewer car park lots than units. ACS (Junior) plans to move to Barker Road from around 2030, and CJC to Punggol by 2034.
EEntry price
Freehold at about the psf of a recent 99-year Bukit Timah launch. Fair value if the lower floors stay near the guide.
- Guide from $3,120 psf; 710 sq ft 2-bed + study from $2.22M (2 Oct 2026)
- Dunearn House, 99-year in D11, averaged $3,140 psf at its July 2026 launch
- Land bought in 2010 with an adjoining plot for $122M, a low historical cost
- Stacked Homes: level with Pullman Residences Newton, above Fyve Derbyshire and Montebleu
What to watch: The guide is for the smallest, lower-floor units. Above a $3,300 psf average the gap is harder to justify, and a 1,216 sq ft Summit 4-bed is at least $3.79M.
XExit strategy
Thin freehold supply and a small tower. Next buyers: school-cluster families, freehold downsizers and central-home seekers.
- TOP expected Q4 2030, according to the developer
- Likely tenants: HealthCity Novena and Tan Tock Seng staff, and city professionals
- Dollars and Sense: no other freehold launches expected nearby
- Pick north-south facing, efficient layouts and a clear outlook
What to watch: Competes with freehold resale (NEU at Novena, Fyve Derbyshire, Montebleu) and cheaper leasehold launches. The biggest units and penthouses have the narrowest buyer pool.
Honest fit check
Is The Serra your next move?
Yes, if you
- Want freehold in District 11
- Want to live near SJI Junior or Hong Wen
- Prefer a small, single-tower project
Look elsewhere if you
- Need the MRT at your door
- Would pay a Summit premium for any view
Your advisors
No unit recommended without an exit plan.
100+families helped with their property moves
Quick answers
Is this the developer's site?
No. We're David Ho and Audrie Poh, salespersons with ERA Realty Network. We arrange showflat visits and send live availability.
Any fee to buy through you?
No. For new launches, the developer pays the agency.
When can I move in?
TOP is expected in Q4 2030, according to the developer.
Is The Serra Residences freehold?
Yes. It is a freehold development of 133 units in a single 28-storey tower.