{"id":92031,"date":"2025-11-17T12:56:57","date_gmt":"2025-11-17T04:56:57","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=92031"},"modified":"2025-11-17T13:05:44","modified_gmt":"2025-11-17T05:05:44","slug":"the-sen-value-price-analysis-2025-new-launch","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/the-sen-value-price-analysis-2025-new-launch\/","title":{"rendered":"The Sen sells 23% at an average of S$2,358 psf &#8211; Should buyers take a second look?"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\n<p>All eyes are now on <strong><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/the-sen\" target=\"_blank\" rel=\"noreferrer noopener\">The Sen<\/a><\/strong>, the final major private condo launch of 2025, arriving after a year packed with new projects that have made buyers more selective and value-driven. While it doesn\u2019t have the advantage of an MRT right at its doorstep, it brings something different to the table \u2014 a quieter, greener pocket of Upper Bukit Timah that appeals to those who prioritise space and calm over immediate connectivity. <\/p>\n\n\n\n<p>Whether that trade-off feels like a compromise or an advantage depends on what buyers want and how convincingly the project delivers on value. So, the real question becomes: would you trade MRT convenience for lush surroundings \u2014 and if you do, is The Sen the right pick in the relatively packed Bukit Timah landscape?<\/p>\n\n\n\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\"><h2>Table of contents<\/h2><ul><li><a href=\"#h-the-sen-sales-performance-at-launch\" data-level=\"2\">The Sen sales performance at launch<\/a><\/li><li><a href=\"#h-project-overview\" data-level=\"2\">Project overview<\/a><\/li><li><a href=\"#h-value-comparison-with-nearby-condos-in-district-21\" data-level=\"2\">Value comparison with nearby condos in District 21<\/a><\/li><li><a href=\"#h-resale-outlook-in-upper-bukit-timah\" data-level=\"2\">Resale outlook in Upper Bukit Timah<\/a><\/li><li><a href=\"#h-looking-through-an-investor-s-lens\" data-level=\"2\">Looking through an investor&#8217;s lens<\/a><\/li><li><a href=\"#h-our-final-take-on-the-sen\" data-level=\"2\">\u2696\ufe0f Our final take on The Sen<\/a><\/li><\/ul><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-the-sen-sales-performance-at-launch\">The Sen sales performance at launch<\/h2>\n\n\n\n<p>The Sen in Jalan Jurong Kechil moved <strong>80 of its 347 units<\/strong> during launch weekend (15-16 Nov), translating to a take-up rate of about 23% at an average of <strong>S$2,358 psf<\/strong>. All 10 1-bedroom units at The Sen were snapped up. Meanwhile, 2- and 3-bedroom units made up roughly 79% of sales, reflecting the sweet spot for many HDB upgraders and investors who prefer a quantum range of S$1.5 million to S$2.5 million. <\/p>\n\n\n\n<p>Sales at The Sen were more measured than some earlier launches this year. After months of back-to-back project releases, buyer fatigue might have set in, especially as 2025\u2019s new-home sales have already climbed to a multi-year high. From January to 9 November 2025, developers sold an estimated 10,379 new units (excluding ECs) \u2014 the first time in nearly four years that sales have crossed the 10,000-unit mark.<\/p>\n\n\n\n<p>The year-end period also tends to slow activity as many households shift their attention to holidays and festive plans. On top of that, some buyers may be holding out for new launches lined up for early 2026 before committing.<\/p>\n\n\n\n<p>If you\u2019re considering The Sen, it helps to look beyond the initial launch numbers and understand how its pricing stands against the wider market. The project sits in a competitive pocket of Upper Bukit Timah, where buyer expectations have shifted after a busy year of launches. With an average psf that comes in below many recent RCR projects, the next question for most buyers is whether The Sen\u2019s pricing offer meaningful value compared with nearby new launches and resale options.<\/p>\n\n\n\n<p><strong><em>Need more guidance on whether the Sen is the right one for you?<\/em><\/strong><\/p>\n\n\n\n\n<div class=\"wp-block-buttons is-layout-flex wp-block-buttons-is-layout-flex\" style=\"margin:auto;text-align:center\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link has-white-color has-blue-background-color has-text-color has-background has-link-color wp-element-button\" href=\"https:\/\/api.whatsapp.com\/send?phone=6580581253&#038;text=Hi%2C%20I%27m%20interested%20to%20know%20more%20about%20this%20new%20launch%20project%20https%3A%2F%2Fwww.99.co%2Fsingapore%2Fcondos-apartments%2Fthe-sen%0A%0AI%20would%20like%20to%20get%20the%20latest%20information%20for%20The%20SEN&#038;utm_source=insider\" style=\"color: white! important;\" data-analytics-event=\"Enquire Now Button Clicked\" >Enquire Now<\/a><\/div>\n<\/div>\n\n\n\n\n<p><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-project-overview\">Project overview<\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><strong>Project Name<\/strong><\/td><td>The Sen<\/td><\/tr><tr><td><strong>Developer<\/strong><\/td><td>Sustained Land, H10 Holdings, and Greatview Development<\/td><\/tr><tr><td><strong>Location<\/strong><\/td><td>Jalan Jurong Kechil, Upper Bukit Timah (D21)<\/td><\/tr><tr><td><strong>Tenure<\/strong><\/td><td>99 years (from 20 Jan 2025)<\/td><\/tr><tr><td><strong>Site Area<\/strong><\/td><td>19,245 sqm \/ 207,155 sqft<\/td><\/tr><tr><td><strong>No. of Units<\/strong><\/td><td>347<\/td><\/tr><tr><td><strong>No. of Blocks<\/strong><\/td><td>5 (10-storey each)<\/td><\/tr><tr><td><strong>Unit Types<\/strong><\/td><td>1 to 4 bedrooms<\/td><\/tr><tr><td><strong>Launch Date<\/strong><\/td><td>15 November 2025<\/td><\/tr><tr><td><strong>Starting Price<\/strong><\/td><td>From S$993,900 (S$2,199 psf)<\/td><\/tr><tr><td><strong>Expected TOP<\/strong><\/td><td>Q2 2029<\/td><\/tr><tr><td><strong>Expected<\/strong> <strong>Legal Completion<\/strong><\/td><td>Q2 2033<\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><em>The Sen project details<\/em><\/figcaption><\/figure>\n\n\n\n<p>The Sen is a 347-unit, 99-year leasehold condominium by Sustained Land, designed with a focus on wellness and livability. Spanning five 10-storey blocks, the development combines modern architecture with lifestyle-centric facilities, offering residents a calm, nature-inspired retreat in Upper Bukit Timah. It also comes with a 1:1 car park lot ratio, a rarity for new launches today, but one that aligns well with its location, where residents may rely more on private transport.<\/p>\n\n\n\n<p style=\"border: 2px solid #000; padding: 16px; border-radius: 8px; background-color: #f9f9f9; font-size: 16px; line-height: 1.6;\">\n  <em><strong>\n    Make sure you know everything The Sen has to offer \u2014 Read our full new launch review \n    <a href=\"https:\/\/www.99.co\/singapore\/insider\/the-sen-bukit-timah-review-buyers-guide\/\" target=\"_blank\" rel=\"noreferrer noopener\" style=\"color: #0066cc; text-decoration: underline;\">\n      here\n    <\/a>\n  <\/strong><\/em>\n<\/p>\n\n\n\n<p>While most recent RCR sites have been sold at much higher rates, Sustained Land secured this plot along De Souza Avenue for S$841 psf ppr in 2024 \u2014 notably below market norms and even lower than the neighbouring Verdale\u2019s S$1,002 psf ppr bid back in 2018. This lower land price gives The Sen room to launch at more competitive prices, making it an appealing option for buyers looking for long-term value in the Upper Bukit Timah area.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-attractively-priced-for-an-rcr-new-launch\">Attractively priced for an RCR new launch<\/h3>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><strong>Unit Type<\/strong><\/td><td><strong>Area (sqft)<\/strong><\/td><td><strong>No. of Units<\/strong><\/td><td><strong>% of Total Units<\/strong><\/td><td><strong>Starting Price (S$)<\/strong><\/td><td><strong>PSF (S$)<\/strong><\/td><\/tr><tr><td>1 Bedroom<\/td><td>452<\/td><td>10<\/td><td>3%<\/td><td>993,900<\/td><td>2,199<\/td><\/tr><tr><td>2 Bedroom<\/td><td>678<\/td><td>110<\/td><td>32%<\/td><td>1,499,000<\/td><td>2,212<\/td><\/tr><tr><td>2 Bedroom + Study<\/td><td>732<\/td><td>57<\/td><td>16%<\/td><td>Undisclosed<\/td><td>Undisclosed<\/td><\/tr><tr><td>3 Bedroom<\/td><td>872 \u2013 1,109<\/td><td>90<\/td><td>26%<\/td><td>1,936,000<\/td><td>2,220<\/td><\/tr><tr><td>3 Bedroom + Study (Prestige)<\/td><td>1,259<\/td><td>40<\/td><td>11.5%<\/td><td>2,899,000<\/td><td>2,303<\/td><\/tr><tr><td>4 Bedroom + Study (Prestige)<\/td><td>1,453<\/td><td>40<\/td><td>11.5%<\/td><td>3,340,000<\/td><td>2,299<\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><em>The Sen \u2013 Unit mix and indicative pricing<\/em><\/figcaption><\/figure>\n\n\n\n<p>Sitting in a tranquil pocket of Upper Bukit Timah, The Sen is now launching at prices that lean closer to OCR levels than typical RCR benchmarks. In terms of overall quantum, it\u2019s roughly on par with <a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/springleaf-residence\" target=\"_blank\" rel=\"noreferrer noopener\"><strong>Springleaf Residence<\/strong><\/a> in Upper Thomson \u2014 an OCR project \u2014 yet The Sen offers noticeably larger units and the added prestige of an RCR address. Viewed by psf value, it stands out as one of the more appealing options among the <a href=\"https:\/\/www.99.co\/singapore\/insider\/new-condo-launches-2025\/\" target=\"_blank\" rel=\"noreferrer noopener\">2025 new launches<\/a>, especially for buyers seeking both space and long-term value.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-efficient-layouts-and-well-designed-homes\">Efficient layouts and well-designed homes<\/h3>\n\n\n\n<p>From a design standpoint, Sustained Land has adopted a modern approach by creating smaller but highly efficient layouts. This design choice helps to keep overall purchase prices manageable, opening the project to a broader range of buyers while still preserving a strong sense of space and liveability.<\/p>\n\n\n\n<p>Take the 2-bedroom units as an example. The entry size starts from 678 sqft, which is generous by current market standards, considering it is a post-GFA harmonisation project, where AC ledges are not included in the floor area. For comparison, the smallest 2-bedder at Springleaf Residences measures just 527 sqft, underscoring the extra breathing room The Sen provides. The largest 2-bedder here spans 732 sqft and includes a study \u2014 about the size of a compact 3-bedder in some other projects.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"2000\" height=\"1861\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans2.jpg\" alt=\"\" class=\"wp-image-92051\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans2.jpg 2000w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans2-1536x1429.jpg 1536w\" sizes=\"(max-width: 2000px) 100vw, 2000px\" \/><figcaption class=\"wp-element-caption\">The Sen: 2 bedroom + study floorplan<\/figcaption><\/figure>\n\n\n\n<p>The 3-bedroom units, which make up roughly 37.5% of the project, range up to 1,109 sqft, offering ample space for families. Those seeking even more room can look to the 3-bedroom + study units, which reach 1,259 sqft, exceeding the size of some 4-bedders in recent launches.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1909\" height=\"2000\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans1.jpg\" alt=\"\" class=\"wp-image-92050\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans1.jpg 1909w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans1-1466x1536.jpg 1466w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Floorplans1-24x24.jpg 24w\" sizes=\"(max-width: 1909px) 100vw, 1909px\" \/><figcaption class=\"wp-element-caption\">The Sen: 3 bedroom (1,109 sqft) floorplan<\/figcaption><\/figure>\n\n\n\n<p>Certain stacks also come with landscaped frontages, giving the living areas a broader visual depth and a stronger connection to the outdoors. Notably, both first- and tenth-floor units enjoy ceiling heights of up to 3.9 metres, a bonus not included in the saleable area. Altogether, The Sen feels clearly tailored for own-stay buyers who prioritise thoughtful design, space efficiency, and a serene living environment \u2014 with the best stacks overlooking Bukit Batok Nature Park for lush, open views.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-value-comparison-with-nearby-condos-in-district-21\">Value comparison with nearby condos in District 21<\/h2>\n\n\n\n<p>To better understand how The Sen is positioned, it helps to view it within the broader Upper Bukit Timah landscape. For most buyers, proximity to Beauty World MRT serves as the key reference point when assessing projects in the area. As mentioned before, The Sen doesn\u2019t offer this immediate MRT access.<\/p>\n\n\n\n<p>This raises an important question for buyers: How much does immediate MRT access matter if it comes at a premium, when the alternative offers savings, more space, and a calmer setting?<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-recent-launches-near-beauty-world-mrt\">Recent launches near Beauty World MRT<\/h3>\n\n\n\n<p>Recent launches located within walking distance to Beauty World MRT, such as <strong><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/8bt\" target=\"_blank\" rel=\"noreferrer noopener\">8@BT<\/a><\/strong> (TOP 2027) and <strong><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/the-reserve-residences\" target=\"_blank\" rel=\"noreferrer noopener\">The Reserve Residences<\/a><\/strong> (TOP 2027), can serve as the upper-bound benchmarks. Due to their locations, these projects are naturally more expensive. <\/p>\n\n\n\n<p>For instance, 3-bedroom units at 8@BT currently hover around S$2.5 million, with layouts reaching close to 1,000 sqft. Meanwhile, larger 4-bedders at The Reserve Residences now average close to S$5 million. As of 2025, average psf prices across all unit types sit at S$2,778 for 8@BT and S$2,584 for The Reserve Residences.<\/p>\n\n\n\n<p>Here is the average PSF breakdown for each comparable unit type:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><strong>Recent Launch<\/strong><\/td><td><strong>1BR<\/strong><\/td><td><strong>2BR<\/strong><\/td><td><strong>3BR<\/strong><\/td><td><strong>4BR<\/strong><\/td><\/tr><tr><td>8@BT (2024)<\/td><td>S$2,793<\/td><td>S$2,761<\/td><td>S$2,776<\/td><td>S$2,629<\/td><\/tr><tr><td>The Reserve Residences (2023)<\/td><td>S$2,571<\/td><td>S$2,519<\/td><td>S$2,553<\/td><td>S$2,584<\/td><\/tr><tr><td><strong>The Sen<\/strong><\/td><td><strong>From S$2,199<\/strong><\/td><td><strong>From S$2,212<\/strong><\/td><td><strong>From S$2,220<\/strong><\/td><td><strong>From S$2,299<\/strong><\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><em>Price comparison: The Sen vs. 8@BT and The Reserve Residences<\/em><\/figcaption><\/figure>\n\n\n\n<p>While this is only the starting price for The Sen, the gap in pricing highlights its value advantage. In practical terms, this means a lower entry price relative to newer projects in the Beauty World area, which could help preserve long-term resale value and offer a more comfortable buffer against market fluctuations.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-direct-comparables-verdale-and-daintree-residence\">Direct comparables: Verdale and Daintree Residence<\/h3>\n\n\n\n<p>A fairer comparison for The Sen would be with nearby projects along Jalan Jurong Kechil, such as <strong><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/verdale\" target=\"_blank\" rel=\"noreferrer noopener\">Verdale<\/a><\/strong> (TOP 2024) and <strong><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/daintree-residence\" target=\"_blank\" rel=\"noreferrer noopener\">Daintree Residence<\/a><\/strong> (TOP 2023). Like The Sen, these developments are not within immediate walking distance to Beauty World MRT, yet they share similar surroundings and target demographics. Another relevant reference point is <strong><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/view-at-kismis\" target=\"_blank\" rel=\"noreferrer noopener\">View at Kismis<\/a><\/strong> (TOP 2024), located just off Lor Kismis within the neighbouring Toh Yi precinct.<\/p>\n\n\n\n<p>The Sen enters the market at roughly a 15% premium compared to these older resale projects. However, this price gap appears reasonable, considering its newer lease start.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><strong>Project<\/strong><\/td><td><strong>Tenure<\/strong><\/td><td><strong>Avg. PSF<\/strong> <strong>(2025)<\/strong><\/td><\/tr><tr><td>Verdale<\/td><td>99-year from 2018<\/td><td>S$1,960<\/td><\/tr><tr><td>Daintree Residence<\/td><td>99 years from 2017<\/td><td>S$2,039<\/td><\/tr><tr><td>View at Kismis<\/td><td>99 years from 2019<\/td><td>S$2,080<\/td><\/tr><tr><td><strong>The Sen<\/strong><\/td><td><strong>99 years from 2025<\/strong><\/td><td><strong>S$2,358 (launch sales)<\/strong><\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><em>Price comparison: The Sen vs. older resale options<\/em><\/figcaption><\/figure>\n\n\n\n<p>Recent resale data support this comparison. Average transaction prices for these surrounding projects are as follows:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>1-bedroom unit: Around S$900K<\/li>\n\n\n\n<li>2-bedroom unit: From S$1.2 million to S$1.4 million<\/li>\n\n\n\n<li>3-bedroom unit: From S$1.4 million to S$2 million<\/li>\n\n\n\n<li>4-bedroom unit: From S$2.3 million to S$3.3 million<\/li>\n<\/ul>\n\n\n\n<p>The resale prices of older nearby developments are broadly in line with The Sen\u2019s launch range, giving buyers a strong case for choosing a brand-new project instead. With its efficient layouts, wellness-oriented concept, and modern facilities, The Sen presents an attractive entry point for both homeowners and long-term investors. Its taller building profile also sets it apart, offering residents wider, unblocked views of the surrounding greenery.<\/p>\n\n\n\n<p>Another key distinction lies in The Sen\u2019s status as a GFA-harmonised project. Under the updated planning framework, unit sizes are now measured based on true liveable area, providing a more transparent reflection of usable space. Unlike older projects that include external ledges or voids in their floor area, The Sen gives buyers clearer value for every square foot.<\/p>\n\n\n\n<p>As more <a href=\"https:\/\/www.99.co\/singapore\/insider\/gfa-harmonisation\/\" target=\"_blank\" rel=\"noreferrer noopener\">post-harmonisation<\/a> projects enter the market, they\u2019re expected to redefine how buyers perceive affordability and resale potential. In this context, The Sen positions itself as a forward-looking development that aligns with today\u2019s planning standards while maintaining a competitive price advantage.<\/p>\n\n\n\n<p><strong><em>99.co New Launch Concierge will help you further with the comparison analysis<\/em>!<\/strong><\/p>\n\n\n\n\n<div class=\"wp-block-buttons is-layout-flex wp-block-buttons-is-layout-flex\" style=\"margin:auto;text-align:center\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link has-white-color has-blue-background-color has-text-color has-background has-link-color wp-element-button\" href=\"https:\/\/api.whatsapp.com\/send?phone=6580581253&#038;text=Hi%2C%20I%27m%20interested%20to%20know%20more%20about%20this%20new%20launch%20project%20https%3A%2F%2Fwww.99.co%2Fsingapore%2Fcondos-apartments%2Fthe-sen%0A%0AI%20would%20like%20to%20get%20the%20latest%20information%20for%20The%20SEN&#038;utm_source=insider\" style=\"color: white! important;\" data-analytics-event=\"Enquire Now Button Clicked\" >Enquire Now<\/a><\/div>\n<\/div>\n\n\n\n\n<p><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-resale-outlook-in-upper-bukit-timah\">Resale outlook in Upper Bukit Timah<\/h2>\n\n\n\n<p>Looking ahead, The Sen\u2019s resale prospects will likely be shaped by the next wave of developments planned under the URA Master Plan. The plot directly beside the site has already been designated for future housing, while several Reserve Sites are scattered throughout the area.<\/p>\n\n\n\n<p>This part of Upper Bukit Timah feels much like Lentor in its early transformation phase \u2014 lush, low-rise, and poised for gradual renewal. Once these future projects are launched, they could help push benchmark prices higher, potentially lifting the overall value perception of the neighbourhood.<\/p>\n\n\n\n<p>However, that same growth will also bring greater supply, intensifying competition for resale buyers. The long-term outcome will depend on whether The Sen maintains enough pricing headroom compared to newer projects entering the market<\/p>\n\n\n\n<p>Currently, the Upper Bukit Timah condo landscape is already dense. Unlike districts such as Clementi or Toa Payoh, where HDB upgraders have limited private options, this area is crowded with smaller freehold developments and mid-sized 99-year leasehold condos, all competing for buyers&#8217; attention. This fragmentation makes it challenging for any single project to stand out strongly in the resale market.<\/p>\n\n\n\n<p>That said, The Sen\u2019s positioning as one of the newer wellness-themed projects could help it differentiate itself over time, especially as lifestyle-focused living gains traction among younger families and working professionals. <\/p>\n\n\n\n<p>On average, resale condos in this district have posted annualised capital gains below 3%, with few developments sustaining performance above 3.5%. The main reason lies in the area\u2019s competitive supply and overlapping buyer segments, which tend to cap resale upside despite the appeal of its green surroundings and proximity to good schools.<\/p>\n\n\n\n<iframe loading=\"lazy\" style=\"border: none; width: 350px !important; box-shadow: 0px 2px 12px rgb(11 17 52 \/ 15%); border-radius: 16px;\" src=\"https:\/\/www.99.co\/property-value-widget?contentSource=insider-blog&amp;contentId=the-sen-value-price-analysis-2025-new-launch\" width=\"350\" height=\"370\" scrolling=\"no\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><\/span><\/iframe><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-looking-through-an-investor-s-lens\">Looking through an investor&#8217;s lens<\/h2>\n\n\n\n<p>From an investment standpoint, Upper Bukit Timah has traditionally offered modest rental performance. Data shows that rental yields for condos in this area typically fall below the 3% benchmark often used to gauge healthy returns for private properties. This remains the case even for projects situated nearer to MRT stations, which usually enjoy stronger rental traction in other parts of Singapore.<\/p>\n\n\n\n<p>There are two main reasons for this trend. First, high purchase quantums tend to raise entry costs and, in turn, compress yield percentages. Second, tenant demand in Upper Bukit Timah is comparatively weaker than in other city-fringe or central districts, where corporate tenants and expatriates are more concentrated. As a result, rental rates here remain moderate relative to overall property prices.<\/p>\n\n\n\n<p>For investors eyeing The Sen, the proposition is therefore less yield-driven. Its appeal lies instead in capital appreciation potential \u2014 supported by its relatively lower entry, newer lease, and long-term transformation prospects in the area. In short, The Sen is better viewed as a value-entry play with growth potential, rather than a project aimed purely at generating rental income.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-by-unit-types-which-offer-the-most-value\">By unit types \u2013 Which offer the most value?<\/h3>\n\n\n\n<p>It\u2019s well established that larger 3- and 4-bedroom units in Upper Bukit Timah tend to deliver stronger resale performance. A good example is Daintree Residence, where resale data shows average profits of about S$430,000 for 3-bedroom units and a remarkable S$742,000 for 4-bedroom units. What\u2019s interesting, though, is that 2-bedroom units have also held their ground fairly well in this sub-market.<\/p>\n\n\n\n<p>Here\u2019s a closer look at how The Sen&#8217;s neighbouring projects have performed in the resale market:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><strong>Project<\/strong><\/td><td><strong>Unit Type<\/strong><\/td><td><strong>Average Size (sqft)<\/strong><\/td><td><strong>Average Profit (S$)<\/strong><\/td><td><strong>Average Annualised Capital Gain (%)<\/strong><\/td><\/tr><tr><td rowspan=\"3\"><strong>Verdale<\/strong><\/td><td>1<\/td><td>463<\/td><td>102,267<\/td><td>3.3<\/td><\/tr><tr><td>2<\/td><td>653<\/td><td>154,544<\/td><td>3.4<\/td><\/tr><tr><td>3<\/td><td>1,004<\/td><td>370,400<\/td><td>5.6<\/td><\/tr><tr><td rowspan=\"3\"><strong>Daintree Residence<\/strong><\/td><td>2<\/td><td>724<\/td><td>262,856<\/td><td>5<\/td><\/tr><tr><td>3<\/td><td>1,061<\/td><td>429,874<\/td><td>5.5<\/td><\/tr><tr><td>4<\/td><td>1,485<\/td><td>742,000<\/td><td>5.3<\/td><\/tr><\/tbody><\/table><figcaption class=\"wp-element-caption\"><em>Verdale and Daintree Residence\u2019s resale performance<\/em><\/figcaption><\/figure>\n\n\n\n<p>While the data comes from just two nearby projects, the trend is consistent with what\u2019s happening on the broader ground. Buyers in Bukit Timah are generally not chasing the lowest prices. Instead, they prioritise space, livability, and long-term comfort \u2014 traits that larger units naturally provide.<\/p>\n\n\n\n<p>This helps explain why family-sized layouts, such as Daintree\u2019s 1,400 sqft 4-bedders, have performed exceptionally well despite their higher upfront costs. For The Sen, this suggests that larger 3- and 4-bedroom units may hold stronger long-term value, especially for own-stay buyers looking for both quality of life and potential capital upside.<\/p>\n\n\n\n<p style=\"border: 2px solid #000; padding: 16px; border-radius: 8px; background-color: #f9f9f9; font-size: 16px; line-height: 1.6;\">\n  <strong><em>\n    Interested in New Launches? Calculate your payments with 99.co&#8217;s \n    <a href=\"https:\/\/www.99.co\/singapore\/tools\/progressive-payments-calculator\" target=\"_blank\" rel=\"noopener noreferrer\" style=\"color: #0066cc; text-decoration: underline;\">\n      Progressive Payments Calculator\n    <\/a>\n  <\/em><\/strong>\n<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-weighing-potentials-and-risks\">Weighing potentials and risks<\/h3>\n\n\n\n<p>The Sen presents both opportunity and caution for investors. To wrap it all up:<\/p>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"h-potential-upsides\">Potential upsides<\/h4>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Competitive RCR pricing:<\/strong> The Sen could be seen as an undervalued way to own a prime address, with psf prices comparable to OCR launches like Springleaf Residences.<\/li>\n\n\n\n<li><strong>2025 new launch at near-resale pricing:<\/strong> Its launch prices are close to older resale condos in the area, offering a rare opportunity to buy new at almost resale levels.<\/li>\n\n\n\n<li><strong>Price catalysts ahead:<\/strong> If buyers respond well, future GLS plots nearby could lift overall benchmarks, creating upside for The Sen\u2019s early buyers.<\/li>\n\n\n\n<li><strong>Balanced home-and-investment appeal:<\/strong> Ideal for those who want to live in Bukit Timah while holding for long-term gains.<\/li>\n\n\n\n<li><strong>Bukit Timah Turf City transformation:<\/strong> The upcoming 20,000-home redevelopment nearby could significantly raise demand and area values, benefiting The Sen\u2019s long-term positioning.<\/li>\n<\/ul>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"h-investment-risks\">Investment risks<\/h4>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Heavy competition:<\/strong> Upper Bukit Timah already has many similar condos, both freehold and leasehold, which may limit resale momentum.<\/li>\n\n\n\n<li><strong>Sub-3% rental yields:<\/strong> Rental returns in this district are generally lower. For investors targeting smaller units purely for rental yield, The Sen might not be the safest option. Alternatives like Penrith or Zyon Grand may present clearer opportunities for this segment.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-our-final-take-on-the-sen\">\u2696\ufe0f Our final take on The Sen<\/h2>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"4187\" height=\"3140\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Hero-edited.jpg\" alt=\"The Sen offers wellness-centred living in Upper Bukit Timah\" class=\"wp-image-92095\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Hero-edited.jpg 4187w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Hero-edited-1536x1152.jpg 1536w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/11\/The-Sen-Hero-edited-2048x1536.jpg 2048w\" sizes=\"(max-width: 4187px) 100vw, 4187px\" \/><\/figure>\n\n\n\n<p>The Sen may not have the best convenience of an MRT right next door, but it offers something quietly compelling \u2014 a chance to own a new, well-designed RCR home at near-resale pricing. In a market where new launches often feel priced to perfection, The Sen stands out for keeping its entry point relatively grounded.<\/p>\n\n\n\n<p>Its appeal lies in balance. The project blends Upper Bukit Timah\u2019s lush calm with practical layouts and competitive PSF values, giving homebuyers a realistic entry into one of Singapore\u2019s most sought-after residential districts. For investors, the competitive pricing, new lease start, and future transformation of nearby Bukit Timah Turf City together provide a reasonable buffer for long-term growth.<\/p>\n\n\n\n<p>Still, it\u2019s not a one-size-fits-all proposition. Those banking on strong rental yields may find limited upside, and the dense local supply means resale gains will require patience. But for genuine homebuyers prioritising space, tranquillity, and the reassurance of entering the Upper Bukit Timah market at a fair price, The Sen makes a strong, considered case.<\/p>\n\n\n\n<p>At its average launch price of S$2,358 psf, The Sen stands out as a relatively compelling RCR option. Based on caveats lodged, new non-landed private homes in the RCR have averaged around S$2,770 psf in 2025 (as of 9 November). With pricing that sits below the broader RCR benchmark and signs of easing interest rates, The Sen could see sales picking up steadily after launch.<\/p>\n\n\n\n<p><strong><em>Stay updated with the latest news and insights on Singapore\u2019s new launch market&nbsp;<a href=\"https:\/\/www.99.co\/singapore\/insider\/condo\/new-launch-condo\/\" target=\"_blank\" rel=\"noreferrer noopener\">here<\/a>.<\/em><\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>All eyes are now on The Sen, the final major private condo launch of 2025, arriving after a year packed with new projects that have made buyers more selective and value-driven. While it doesn\u2019t have the advantage of an MRT right at its doorstep, it brings something different to the table \u2014 a quieter, greener&hellip;<\/p>\n","protected":false},"author":142,"featured_media":91736,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"59689,66033,67567,65274,91721,64509","_relevanssi_noindex_reason":"","_lmt_disableupdate":"","_lmt_disable":"","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53601,53738,57131],"tags":[53604,53932,59264,53740,59320,59632,58135],"persona":[57125,57127,57126,57128],"class_list":{"2":"type-post","21":"entry","22":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>The Sen Review: Price Analysis &amp; Value Breakdown - 99.co<\/title>\n<meta name=\"description\" content=\"Launching from S$2,199 psf, is The Sen in Upper Bukit Timah a smart buy? 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