Published
When a developer publishes a guide price in a nearby part of the city, existing owners tend to run quick sums on their own homes. The latest trigger is The Serra Residences in Novena, which Far East Organization opened for preview on 2 October 2026 with prices from $3,120 psf. Before reading anything into that figure, it helps to separate what a launch price measures from what an owner's unit is worth.
Start with the product. The Serra is a freehold, 28-storey tower of 133 homes, with an entry two-bedroom-plus-study of roughly 710 sq ft from $2.22 million and larger layouts running up to two penthouses, according to EdgeProp Singapore. It is brand new, its expected TOP is not until the fourth quarter of 2030, and it arrives with a fresh set of facilities including a 50m lap pool and a tennis court. A resale unit with years of use, another tenure and a different floor plate is a separate product, even when it sits only a few kilometres away.
That gap matters if you are thinking of selling or refinancing. Banks and valuers lean on completed transactions of comparable homes, not on developer guide prices. A new launch figure may colour conversations with buyers, but it does not reset the valuation of your property. Treat it as background rather than as a benchmark for your asking price.
Landlords face a related question. A tower that completes in late 2030 will not add rental supply for several years, and no rental figures have been published for it. Tenants comparing homes today are choosing among buildings that already exist. If you let out a unit, the competition within your own estate remains the more relevant reference. Unit condition, furnishing and the walk to the nearest station usually weigh more with tenants than a launch headline from another neighbourhood.
Where The Vanda Green fits
Owners around Bukit Timah considering an upgrade or a second home often watch both freehold and leasehold launches. The Vanda Green, a joint venture of Wing Tai Holdings and Metro Holdings on Dunearn Road, is a 99-year leasehold condominium with ground-floor commercial space, planned at about 330 homes on an indicative basis. Its land parcel was awarded on 4 May 2026 and the project remains in pre-launch, so no price list has been issued. Sixth Avenue MRT on the Downtown Line is around 630m away. Because tenure, scale and location all differ from the Novena tower, a direct psf comparison would mislead more than it informs.
The calmer course is to note the Serra figure, file it alongside the 16 October 2026 launch date, and wait for actual transactions before drawing conclusions about the wider central market. This article offers no view on where prices go next.
For walking routes, the Downtown Line and the Turf City surroundings, the Dunearn Road location page has the detail, and the Vanda Green homepage collects the published project facts. Owners weighing a move can arrange a private conversation with the Sales Concierge about timing and options.
General information only, not financial or legal advice.
Source: Far East Organization; EdgeProp Singapore. This article is independent commentary; The Vanda Green is not affiliated with the parties mentioned.