The Serra Residences
Overview
The Serra Residences is a prestigious new freehold condominium by Far East Organization, situated at 7 Bassein Road in the established Novena neighbourhood of District 11. Formerly known as One Pastoral View, this boutique development offers 133 exclusive homes across 1 to 4 bedroom configurations. Novena MRT station on the North-South Line is just minutes away, with future Thomson-East Coast Line connectivity at Novena interchange adding to the project's long-term appeal. Residents enjoy easy access to Novena Square, Velocity @ Novena Square, and United Square shopping centres, as well as world-class healthcare at Mount Elizabeth Novena and Tan Tock Seng Hospital. A rare freehold offering in a mature, well-connected district.
Price & Units
Location
Nearby Amenities
- Novena MRT (North-South Line)
- St. Joseph's Institution Junior
- Velocity @ Novena Square
Our Analysis
Full analysis coming soon.
We're working on an in-depth review for this project.
Payment Plan
Calculator Inputs
Loan Amount
S$ 1,125,000
Down Payment
S$ 375,000
BSD
S$ 44,600
Full Monthly (after TOP)
S$ 5,632
Section A — Purchase Timeline(from OTP to legal exercise)
Option to Purchase (OTP) Issued
Booking fee — cash only, non-refundable
23 May 2026
S$ 75,000
Sales & Purchase (S&P) Agreement Received
Developer sends S&P within 2 weeks of OTP
6 Jun 2026
Exercise S&P Agreement
Pay remaining downpayment — cash or CPF
27 Jun 2026
S$ 225,000
Stamp Duty Due
BSD (tiered formula) + ABSD if applicable
11 Jul 2026
S$ 44,600
Tenure Comparison
Normal (25 yrs)
S$ 5,632/mth
Extended (35 yrs)
S$ 4,650/mth
*LTV ≥ 55% required
Monthly Savings
S$ 982/mth
vs normal tenure
Total cash/CPF needed (OTP to exercise + stamp duty)
S$ 344,600
Section B — Progressive Payment During Construction
During construction the bank disburses progressively. You pay a full amortised instalment on the drawn amount — not interest-only. Monthly payment steps up at each milestone as more of the loan is released.
Foundation
Buyer Lump Sum
S$ 75,000
Cash / CPF
Bank Disburses
S$ 75,000
Cumulative: S$ 75,000
Monthly Payment
S$ 375
/month from this stage
7% of full instalment
Concrete Framework
Buyer Lump Sum
—
Bank Disburses
S$ 150,000
Cumulative: S$ 225,000
Monthly Payment
S$ 1,126
/month from this stage
20% of full instalment
Brick Wall / Partition Walls
Buyer Lump Sum
—
Bank Disburses
S$ 75,000
Cumulative: S$ 300,000
Monthly Payment
S$ 1,502
/month from this stage
27% of full instalment
Ceiling of Unit
Buyer Lump Sum
—
Bank Disburses
S$ 75,000
Cumulative: S$ 375,000
Monthly Payment
S$ 1,877
/month from this stage
33% of full instalment
Interior (Electrical & Plumbing)
Buyer Lump Sum
—
Bank Disburses
S$ 75,000
Cumulative: S$ 450,000
Monthly Payment
S$ 2,253
/month from this stage
40% of full instalment
Roads, Drains & Carpark
Buyer Lump Sum
—
Bank Disburses
S$ 75,000
Cumulative: S$ 525,000
Monthly Payment
S$ 2,628
/month from this stage
47% of full instalment
Temporary Occupation Permit (TOP)
Buyer Lump Sum
—
Bank Disburses
S$ 375,000
Cumulative: S$ 900,000
Monthly Payment
S$ 4,506
/month from this stage
Legal Completion (CSC)
Buyer Lump Sum
—
Bank Disburses
S$ 225,000
Cumulative: S$ 1,125,000
Monthly Payment
S$ 5,632
/month from this stage
Total cash/CPF across all stages (excl. stamp duty)
S$ 375,000
* Dates are estimates based on typical BCA construction milestones. Actual dates depend on developer progress notices. Max loan tenure for private residential property is 30 years (Singapore MAS rules). LTV limits: 75% for first property, 45% for second, 35% for third+.
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