Overview

Narra Residences is structured around family-oriented layouts with a strong emphasis on 2-bedroom and 3-bedroom configurations designed for long-term own-stay rather than compact investor-driven formats. The unit mix clearly signals a family-first development. With the 1 Bedroom + Study and 3 Bedroom Compact already fully sold, buyers evaluating the project now are working from a more selective pool concentrated in the mid-to-large family segment.

Unlike more urban or investor-driven launches where layout efficiency is often sacrificed for unit count, Narra Residences prioritises practical room proportions, functional separation between spaces, and flexibility across household types. Stack orientation carries particular weight here given the site's relationship with surrounding greenery buffers, road exposure, and inter-block spacing.

Key Floor Plan Facts

• 540 total residential units across 7 blocks of varying heights

• Unit types range from 1 Bedroom + Study to 5 Bedroom with Private Lift

• 2-bedroom variants collectively form the single largest supply segment at approximately 46% of total units

• 3-bedroom configurations account for approximately 36% of the project

• 1 Bedroom + Study and 3 Bedroom Compact are fully sold out

• Multiple study and household shelter variants within the same bedroom category add meaningful flexibility

• Nature-facing stacks command a premium of approximately 12 to 15% over road-facing equivalents

• Stack selection affects both daily comfort and long-term resale desirability

Full Unit Mix

Current Remaining Availability

With 364 units remaining out of 543, buyers still have meaningful selection across most categories. The practical shortage is in entry-level formats. Both the 1 Bedroom + Study and 3 Bedroom Compact are fully absorbed, and the 3 Bedroom Flexi has only 7 units left. The broadest remaining choice sits within the 2 Bedroom with Study, 2 Bedroom with HS, and 3 Bedroom Premium segments.

What the Unit Mix Reveals

The distribution confirms this is an own-stay family development, not an investor-led project. With over 80% of units sitting in the 2-bedroom and 3-bedroom range, and virtually no small-unit supply, rental yield strategies are peripheral to the project's design intent.

The early sell-out of the 1 Bedroom + Study and 3 Bedroom Compact tells a useful story. Entry-level buyers moved first on the lowest quantum options, and compact 3-bedroom buyers who wanted family space without stepping into the Premium size bracket were absorbed quickly. What remains is more heavily weighted toward mid-to-large family configurations, which suits buyers with a genuine household requirement rather than those seeking the smallest possible exposure.

The wide range of 2-bedroom sub-variants — Compact, Premium, with HS, with Study, with HS and Study — reflects a deliberate attempt to serve a spectrum of smaller household needs rather than forcing buyers into a single standard layout. This is worth paying attention to when shortlisting, because the difference between a 2 Bedroom Compact at 560 sqft and a 2 Bedroom with Study at 721 sqft is substantial in practical daily terms.

Layout Analysis by Unit Type

1 Bedroom + Study (517 sqft) — Fully Sold These were the only small-unit configurations in the project and were very limited at just 3 units. The study element added functional flexibility for work-from-home use or occasional guest accommodation. Their full absorption is consistent with the project's positioning — investors and singles who did enter the project found this the most accessible quantum point, but the development was never built around this segment.

2 Bedroom Compact (560 sqft) The tightest 2-bedroom configuration, suited primarily to couples seeking the lowest quantum entry into the project. At 560 sqft, the layout is functional but leaves limited room for household growth. Buyers considering this format should evaluate whether the size still serves them in five to seven years, particularly if the household is likely to expand. With only 11 units remaining, stack choice within this configuration is now constrained.

2 Bedroom Premium (646 sqft) The additional area over the Compact translates into a more comfortable layout with better living proportions and improved bedroom separation. This is a more practical long-term format for couples and remains a reasonable choice for smaller households planning an extended hold. Twenty-six units remain, providing workable but not unlimited selection.

2 Bedroom with HS (689 to 700 sqft) The household shelter addition serves a dual purpose — it satisfies the structural requirement while also providing genuine additional storage or utility space. At this size, the layout begins to feel more settled for daily family use. Fifty-one units remain, making this one of the more available 2-bedroom configurations with meaningful stack choice still intact.

2 Bedroom with HS and Study (721 sqft) This variant combines two functional additions in a single layout, serving households that need both flexible work or study space and practical storage. With only 11 remaining, selection is more limited, but for the right buyer this configuration offers the most complete 2-bedroom package in the project.

2 Bedroom with Study (721 sqft) The largest remaining pool in the 2-bedroom segment at 80 units. The study component is well-suited to work-from-home arrangements or households with a child approaching school age. At 721 sqft this is a genuinely usable size for a smaller family and represents good long-term flexibility. Given the broad remaining inventory, buyers have the most stack and floor level selection within this sub-type.

3 Bedroom Compact (818 sqft) — Fully Sold Early absorption of this configuration reflects strong demand from family buyers who wanted the 3-bedroom format at the lowest quantum entry. At 818 sqft it was compact by 3-bedroom standards, but it provided the bedroom count families needed at a more accessible price point. Its full sell-out reinforces how central the 3-bedroom segment is to Narra's demand profile.

3 Bedroom Flexi (872 sqft) With only 7 remaining, this configuration is nearly fully absorbed. The flexi element typically allows a room to function as a study, nursery, or junior bedroom depending on the household's stage of life, which is one reason it saw strong early take-up. Buyers interested in this format should act with urgency on stack selection.

3 Bedroom Premium (990 to 1,023 sqft) This is the project's core family segment and the configuration with the most remaining inventory at 72 units. At just over 1,000 sqft, the layout provides genuine separation between the master bedroom and secondary bedrooms, a properly proportioned living and dining area, a functional kitchen, and household shelter. For most families considering Narra, this is the configuration to evaluate first. The broad remaining availability means buyers still have real choice across stacks and floor levels.

3 Bedroom with Study (1,152 to 1,173 sqft) This is the largest 3-bedroom configuration and suits households with a more specific need — a dedicated work-from-home space, a room for a domestic helper, or a household that simply wants more breathing room within a 3-bedroom format. At 22 units remaining there is still selection, but this configuration sits close to the quantum of the 4 Bedroom Compact, so buyers should compare both before deciding.

4 Bedroom Compact (1,152 sqft) With 33 of 35 units still available, this configuration has seen very limited take-up so far. At 1,152 sqft it sits at the same size as the 3 Bedroom with Study, which means buyers at this quantum level are essentially choosing between a flexible 3-bedroom with additional space and a true 4-bedroom with a fourth bedroom. For families with a genuine fourth-bedroom need, this is the more practical choice. For others, the 3 Bedroom with Study may serve equally well at a lower quantum.

4 Bedroom Premium (1,378 sqft) At 25 of 26 units remaining, this is broadly untested by the market so far. The larger footprint provides better spatial separation across four bedrooms, a more complete master suite, and more generous communal areas. It suits established families with multiple children, households accommodating elderly parents, or buyers who genuinely intend to occupy the unit for a decade or more. The resale audience is more selective than 3-bedroom configurations, making entry pricing discipline and stack selection particularly important.

5 Bedroom with Private Lift (1,658 to 1,679 sqft) All 26 units remain available. The private lift feature adds an exclusivity element by providing direct unit access without a shared lobby, which suits multi-generational households that value separation and privacy. At this quantum level, buyers are making a very long-term commitment. Exit patience is required, and the buyer profile at resale will be narrow. This configuration makes the most sense for households with a genuine 15-year or longer holding horizon.

Stack Orientation and Facing

Stack selection at Narra Residences is among the most consequential decisions in the buying process. In a Dairy Farm enclave where the living environment is the primary value driver, the difference between a nature-facing and a road-facing stack affects daily comfort and long-term resale positioning more than it would in a transport-led OCR development.

Nature-facing stacks Stacks oriented toward greenery buffers, parks, and low-rise surrounding landscape offer the strongest daily liveability and the widest buyer appeal at resale. These positions carry a premium of approximately 12 to 15% over road-facing equivalents, which is wider than the typical green-view premium at more urban projects. The premium is a function of real buyer preference rather than marketing positioning.

Road-facing stacks Stacks facing Dairy Farm Walk or Chestnut Avenue are exposed to ambient road noise, particularly on lower floors. Buyers considering these positions should evaluate the floor level carefully, as the impact of road noise diminishes meaningfully at higher levels. These stacks tend to carry lower pricing relative to the internal and nature-facing equivalents, which may suit buyers whose primary filter is quantum rather than outlook.

Inward-facing stacks toward facilities Stacks oriented toward the pool and central facilities zone offer closer proximity to communal amenities and a more sheltered feel within the development. Privacy from inter-block sightlines should be assessed based on the specific floor level and inter-block distance, particularly in a mixed-height development where shorter blocks face taller ones at certain orientations.

Buyers should evaluate stack orientation before visiting the showflat rather than leaving it as a secondary consideration. In a project where the environment is central to the value proposition, facing is part of the core product decision.

Practical Unit Selection Framework

Most buyers find it productive to work through four questions before shortlisting.

How large does the household need to be accommodated over the full holding period? A 2-bedroom that works today may not work in five years if the household grows. Buying ahead of household needs by one configuration tier is often the more practical decision for families at an early stage.

What is the realistic total quantum ceiling? Identify the maximum comfortable purchase price at a mortgage rate one to two percentage points above current rates. This prevents the showflat experience from anchoring expectations above what is financially sustainable.

What is the priority between convenience and environment? Nature-facing stacks cost more. Road-facing stacks offer lower entry quantum. Buyers should decide their priority before visiting rather than letting the sales presentation make the decision for them.

What is the exit plan? For 2-bedroom and 3-bedroom units, the resale audience is broad and exits can be planned with reasonable confidence over a seven to ten year horizon. For four-bedroom and five-bedroom units, the exit plan requires more patience and a longer horizon. Entering these configurations without a clear long-term commitment introduces unnecessary risk.

Conclusion

Narra Residences is a family-first project where the strongest value sits in the 2-bedroom study variants and 3-bedroom configurations, particularly the 3 Bedroom Premium which offers the best balance of usable space and manageable quantum for the core buyer profile. Stack orientation is a primary decision variable rather than a secondary one. With 364 units remaining, buyers still have genuine selection, but the entry-level formats are gone and the mid-tier 3-bedroom Flexi is nearly sold out.

For buyers at this stage, the decision has moved from broad project evaluation to unit-specific selection: which configuration, which stack, and which floor level best serves the household's actual needs across a seven to twelve year holding horizon.

Frequently Asked Questions