Editorial Signature Detail
Narra Residences
Signature Alpha Editorial
Narra Residences
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
4
Baths
3
SQFT
1,152
Floor Level
—
URA-backed research dashboard
D23 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D23: Average S$2,208 PSF | Down 1.21% over the last quarter ⬇️
Median PSF
S$2,136
Price Range
— — —
Transaction Count
268
Recent transacted prices
The Myst
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,141 PSF
Narra Residences
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,474 PSF
NARRA RESIDENCES
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,312 PSF
THE MYST
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,136 PSF
The Myst
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,136 PSF
Property type breakdown
Condo
268
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Narra Residences shows robust capital growth potential in District 23, with a best-case five-year appreciation forecast of 30.9% driven by stable upgrader demand. The balanced district-level supply pipeline and record-low financing conditions in 2026 provide a resilient foundation for this asset's continued performance.
Current Underwriting
$2,448,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.2%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+21.2%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+13.2%
Base growth eases to 2.5% annually if supply and absorption soften.
Base case · 2031
+21.2%
Core Alpha Formula projection at 3.9% annualized growth.
Best case · 2031
+30.9%
Upside case expands to 5.5% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
This entry at 6.. 5% below the project mean offers significant Capital Growth Potential through a strategic Mean Reversion play in District 23..
Listing PSF
$2,125
Project Mean PSF
$2,273
District Mean PSF
$2,164
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Shortlist this now, then use the benchmark gap and current PSF as the opening frame for negotiations before arranging a viewing.
Shortlist fit
+6.5%
Value gap
The live benchmark still shows an entry discount, so this listing can stay on the shortlist as a value-led candidate rather than a pure story-driven buy.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +21.2% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Call to enquire!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
Narra Residences
D23 · Condo
$2,448,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $92,000
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $7,589
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $108,566
Agent Comm: $54,283
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $58,149
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $69,063
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.7% with SGD 1,497,257 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 32,551. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$7,741
Annual Net Cash Flow
-$32,551
BSD
$92,000
Cash Outlay
$707,000
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
This listing does not yet have both staging reference images saved. Once our team uploads the before and after URLs, the interactive slider will appear here automatically.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
Structured nearby intelligence is not available for this listing yet, but the page keeps this section visible so the editorial layout stays consistent while the live data pack is refreshed.
Nearby intelligence refresh pending
Use the listing address above for immediate context while we continue syncing transport, schools, and shopping data for this route.
Floor Plans
Floor-plan pack not published yet
This listing does not currently include published floor plans or tower-stack visuals. The section remains in place so the page hierarchy stays consistent across the portfolio.
Gallery
Gallery refresh pending
This listing does not yet have a synced gallery set. The section remains visible so the layout stays stable while media is being refreshed.
FAQs
