The Serra Residences’ S$2.22 million entry price is only the beginning of its value story. The full price guide shows compact family homes below S$3.1 million, followed by The Summit collection starting at S$4.31 million and extending to S$6.25 million for a five-bedroom premium home with a study and a private lift.
Those are different buying decisions. A household considering four bedrooms within 958 sq ft faces a very different trade-off from one considering 1,528 sq ft with a private lift.
The central question is how much each buyer should pay for new freehold accommodation when Novena also offers completed freehold alternatives. Our comparison retains a 5% GFA harmonisation assumption, while examining both the resale price gaps and the cost of moving between Serra’s own unit types.
The conclusion varies by category: the compact homes prioritise purchase quantum and room count, while The Summit asks buyers to pay for more space and a higher-tier offering. A competitive entry price does not automatically make every larger unit equally compelling.
How Prices Differ Between The Serra and The Summit Series
| Collection and unit type | Stack | Stated size | Price from | Guide psf from |
|---|---|---|---|---|
| The Serra — two-bedroom + study and compact three-bedroom, grouped category | 01, 04, 05 | 710–764 sq ft | S$2.22m | S$3,120 |
| The Serra — three-bedroom | 02, 06 | 893–904 sq ft | S$2.83m | S$3,170 |
| The Serra — compact four-bedroom | 07 | 958 sq ft | S$3.08m | S$3,210 |
| The Summit — four-bedroom | 07 | 1,216 sq ft | S$4.31m | S$3,540 |
| The Summit — four-bedroom + study | 03 | 1,335 sq ft | S$4.66m | S$3,490 |
| The Summit — four-bedroom premium + study, private lift | 01 | 1,528 sq ft | S$5.44m | S$3,560 |
| The Summit — five-bedroom premium + study, private lift | 05 | 1,755 sq ft | S$6.25m | S$3,560 |
| The Summit — penthouses, private lift | 01, 05 | 2,648–2,669 sq ft | On application | Not stated |
The lower Serra collection occupies levels 4–16; The Summit occupies levels 18–28, above the level-17 sky terrace. Only the premium four-bedroom, premium five-bedroom and penthouse categories come with private lifts.
The Summit’s starting psf of S$3,490–S$3,560 is higher than the lower collection’s S$3,120–S$3,210. Moving up the range therefore means paying for additional area, a better view, and a higher price per square foot.
How the 5 per cent GFA comparison works
Serra is GFA-harmonised. For this analysis, we assume the selected resale units’ stated areas would be 5% smaller on a comparable harmonised basis, without changing their transaction prices.
Adjusted resale area = stated area × 95%.
Adjusted resale psf = transaction price ÷ adjusted resale area.
Serra premium = (Serra guide psf ÷ comparison resale psf − 1) × 100%.
This increases resale psf by approximately 5.26% and narrows Serra’s measured premium.
The 5% is an analytical assumption, not a measured deduction from these floor plans or an official URA conversion. URA’s framework harmonises floor-area definitions but does not specify one percentage difference for every development.
For consistency across the unit ranges, we will use the prices from the Serra psf guide. This means S$3,120 for the entry category, rather than the S$3,126.76 calculated by dividing the rounded S$2.22 million by 710 sq ft. That small change explains the slightly different entry-category premiums compared with the earlier calculation.
Resale psf is calculated from the transaction price and stated area, with rounding at the end. All selected projects are freehold; no lease adjustment is applied. Age, floor, facing, condition, facilities and layout remain unadjusted.
Recent resale transactions provide several different benchmarks
| Reference | Transaction date | Stated area | Transacted price | Raw psf | Adjusted psf |
|---|---|---|---|---|---|
| Novena Suites | July 2026 | 947 sq ft | S$2,020,000 | S$2,133 | S$2,245 |
| Novena Suites | August 2026 | 947 sq ft | S$2,238,888 | S$2,364 | S$2,489 |
| Fyve Derbyshire | 14 September 2026 | 797 sq ft | S$2,045,000 | S$2,566 | S$2,701 |
| Neu at Novena | 18 August 2026 | 818 sq ft | S$2,390,000 | S$2,922 | S$3,076 |
| 1 Moulmein Rise | May 2026 | 1,238 sq ft | S$2,768,000 | S$2,236 | S$2,354 |
| Viva | 30 January 2026 | 1,346 sq ft | S$3,750,000 | S$2,786 | S$2,933 |
| Viva | 1 July 2026 | 1,959 sq ft | S$5,387,250 | S$2,750 | S$2,895 |
Source: Prices extracted from PropNex Investment Suite. The units were selected for comparison based on the recency of their transactions and their sizes.
These examples cover different ages, sizes and configurations. They are selected purchase alternatives and price references, not a matched valuation sample. An 818 sq ft Neu home or a larger Viva apartment should not be treated as identical to a Serra unit simply because the psf is close.
The entry homes compete on quantum and flexibility
Using the S$3,120 psf entry guide produces the following comparisons:
| Resale reference | Serra raw psf premium | Serra premium after 5% adjustment | Serra S$2.22m quantum difference |
|---|---|---|---|
| Novena Suites, July | 46.3% | 39.0% | +S$200,000 |
| Novena Suites, August | 32.0% | 25.4% | −S$18,888 |
| Fyve Derbyshire, September | 21.6% | 15.5% | +S$175,000 |
Positive quantum differences mean Serra costs more; negative differences mean it costs less. Total-price comparisons involve differently sized homes.
The near-equivalent August Novena Suites quantum highlights the space tradeoff. Its assumed adjusted area is approximately 900 sq ft, still about 190 sq ft more than Serra’s entry unit. However, Novena Suites includes bay windows, which may provide seating or display space but offer less flexibility than unobstructed floor area.
The blanket 5% assumption does not establish their exact impact. Any separate bay-window deduction would require measurements and a check against double-counting.
Fyve Derbyshire offers a more recent freehold comparison, with its 797 sq ft configuration consisting of two bedrooms plus a guest room. That makes room functionality worth examining alongside the lower price.
For a couple or small household, Serra’s two-bedroom-plus-study format may provide enough separation between sleeping and work. A family needing three permanent bedrooms should assess the compact three-bedroom’s actual room dimensions and unit-specific price. A study should not automatically be treated as an interchangeable third bedroom.
The larger three-bedroom faces a space-versus-newness decision
The 893–904 sq ft three-bedroom category starts from S$2.83 million, with a S$3,170 psf guide. It offers more area than the compact three-bedroom, but crosses into a budget where older resale homes can provide considerably more space.
| Resale reference | Serra raw psf premium | Serra premium after 5% adjustment | Serra S$2.83m quantum difference |
|---|---|---|---|
| 1 Moulmein Rise | 41.8% | 34.7% | -S$62,000 |
| Neu At Novena | 8.49% | 3.06% | +S$440000 |
The May transaction at 1 Moulmein Rise is a useful comparison: its quantum was S$62,000 below Serra’s three-bedroom starting guide. After the 5% adjustment, its comparison area is 1,176.1 sq ft, still substantially above Serra’s range.
The raw psf premium is approximately 41.8%, narrowing to 34.7% after adjustment. A family prioritising everyday storage and a yard may find that hard to overlook, even with renovation. That said, 1 Moulmein Rise comes with its fair share of bay windows and a arge AC ledge.
Against the Neu at Novena 3 Bedroom Dual key comparison, Serra’s adjusted premium is only 3.1%, but the three-bedroom starting quantum is S$440,000 higher. This comparison shows why a narrow psf gap doesn’t necessarily mean a small budget increase.
For the larger three-bedroom, the key test is whether the layout provides enough added comfort over the compact category, while remaining preferable to larger completed homes at a similar total price.
The compact four-bedroom makes room count more accessible
At 958 sq ft and from S$3.08 million, the compact four-bedroom is one of Serra’s more distinctive options. Its starting quantum is S$250,000 above the larger three-bedroom category, while stated area increases by only 54–65 sq ft.
That is a relatively modest budget step for an additional bedroom, but it also means more rooms must share a limited amount of total space. The fourth bedroom may be valuable for a child, parent or separate workspace. Buyers should test whether the living and dining areas, storage and kitchen capacity remain adequate when all bedrooms are occupied.
A larger resale three-bedroom could suit a household better if its main priority is communal space rather than an extra enclosed room.
For context, the 1,346 sq ft 3-bedroom at Viva transacted in Jan 2026 cost S$670,000 more than Serra’s compact four-bedroom guide. Serra’s adjusted psf premium is about 9.5% higher, despite the lower total price. This is a comparison of alternative space allocations, not a like-for-like four-bedroom comparison.
The compact four-bedroom is therefore best understood as a way to obtain four rooms within a lower new-launch quantum. Its suitability depends on how the household uses those rooms.
Larger-unit premium comparison
| Serra category and guide psf | Resale reference | Raw psf premium | After 5% adjustment |
|---|---|---|---|
| Compact four-bedroom, S$3,210 | Viva, January, 1,346 sq ft | 15.2% | 9.5% |
| Summit four-bedroom, S$3,540 | Viva, July, 1,959 sq ft | 28.7% | 22.3% |
| Summit four-bedroom + study, S$3,490 | Viva, July, 1,959 sq ft | 26.9% | 20.6% |
| Summit premium four-bedroom + study, S$3,560 | Viva, July, 1,959 sq ft | 29.5% | 23.0% |
Our calculations are derived from the transaction table and price guide above. The same larger Viva sale is reused as a generic four-bedroom reference. Its layout, age, floor and size differ from Serra’s.Â
The Summit four-bedroom introduces a major budget step
Moving from the compact four-bedroom to The Summit’s 1,216 sq ft four-bedroom increases the starting quantum from S$3.08 million to S$4.31 million.
That is S$1.23 million more, or about 39.9%, for 26.9% more stated area. The guide psf rises from S$3,210 to S$3,540, an increase of approximately 10.3%.
These are category-level starting comparisons across different floors and layouts, not the marginal price of adding space to the same apartment. Even so, they show that buyers are entering a different price tier.
The larger format gives a household more area to distribute across four bedrooms and shared spaces. Whether that delivers the desired improvement requires a floor-plan assessment. Buyers should also compare the outlook and privacy of the specific unit, rather than assume that being in The Summit automatically delivers their preferred view.
At this budget, the strongest justification would be a clear improvement in daily living that the compact home cannot provide.
The four-bedroom plus study offers more space, with some west sun exposure
The 1,335 sq ft four-bedroom-plus-study starts at S$4.66 million, or S$350,000 more than The Summit’s standard four-bedroom. That is an 8.1% price increase for an additional 119 sq ft, or 9.8% more area.
Its starting guide of S$3,490 psf is the lowest in The Summit collection, making it worth considering for buyers who can accommodate the higher total price. The study adds flexibility for work, homework or other household needs, although buyers should assess whether its dimensions and privacy suit their intended use.
One trade-off is that the four-bedroom-plus-study units have some angled exposure to the west sun. This could bring afternoon heat and glare into parts of the home, with the extent depending on the sun’s seasonal angle, surrounding obstructions and the unit’s floor level. Buyers sensitive to afternoon heat should weigh this alongside the additional space.
Private-lift homes need a closer comparison of usable space
The 1,528 sq ft premium four-bedroom-plus-study starts at S$5.44 million and includes private-lift access. Compared with the four-bedroom-plus-study category, buyers pay S$780,000 more for an additional 193 sq ft—a 16.7% price increase for 14.5% more stated area.
The decision comes down to how much buyers value the larger layout and private arrival, as well as the unit’s floor and facing.
At a similar purchase price, the selected July transaction at Viva offers 1,959 sq ft for approximately S$5.39 million. After the assumed 5% area adjustment, its comparable area is about 1,861 sq ft, approximately 333 sq ft more than Serra’s premium four-bedroom-plus-study.
However, the Viva unit also has numerous bay windows and a sizeable air-conditioning ledge, so its larger stated area should not be read as an equivalent increase in flexible living space. Bay windows can accommodate seating or display, but offer less flexibility than unobstructed floor space, while an air-conditioning ledge serves equipment rather than everyday household activities.
The flat 5% adjustment is only a comparison assumption; it does not reflect the actual area these features occupy. Buyers should compare the floor plans room by room, focusing on bedroom dimensions, living and dining space, storage and circulation. Viva retains an adjusted area advantage, but the practical value of that space deserves closer examination when weighed against Serra’s newer construction and private-lift access.
The 1,755 sq ft premium five-bedroom-plus-study starts at S$6.25 million. Compared with the premium four-bedroom, that is S$810,000 more for an extra 227 sq ft. Both increases are approximately 14.9%, and both categories have the same S$3,560 psf starting guide.
Within Serra’s range, the extra quantum is broadly proportionate to the increase in area. That may interest a larger or multigenerational household that will use the additional bedroom. It still requires a S$6 million-plus commitment, and internal consistency does not establish value against the wider resale market.
At this level, bedroom separation, common living areas, service space and the household’s helper arrangements deserve careful inspection. The price guide alone cannot answer those layout questions. A directly comparable recent five-bedroom resale has not been established in this analysis.
Rare commodities like the penthouses need an another assessment
The two private-lift penthouses span 2,648–2,669 sq ft, with prices on application. With only two in the entire development, they represent a rare offering. Each occupies a single floor plate and comes with a private carpark lot, adding to their appeal for buyers who value space, privacy and exclusivity.
Their configuration may attract buyers seeking a large home on one level, with private-lift access and the facilities of a new condominium. For this group, the appeal extends beyond a straightforward psf comparison.
Without asking prices, however, a meaningful premium calculation is not possible. Buyers should assess the eventual total price alongside the internal and outdoor areas, ceiling heights, layout and maintenance requirements.
Applying the other Summit categories’ S$3,560 psf guide to the penthouse areas would produce an unsupported estimate. These homes need to be assessed on their specific features and the competing properties available within the same budget.
Facilities and completion timing affect every category
The development’s amenities include a 50-metre lap pool, a tennis court and elevated communal spaces. The developer expects TOP in the fourth quarter of 2030.
A household that regularly uses the facilities may value them more than one prioritising maximum internal space. Buyers should consider the maintenance contribution for the chosen unit as part of ownership costs.
Resale also offers the possibility of earlier occupation or rental after completion of the purchase and any works. Serra buyers should consider accommodation costs during the wait, alongside the different payment and financing schedules.
History Behind The Serra Residences
Far East acquired Pastoral View and an adjoining plot for S$122 million in 2010, around 16 years before Serra’s launch in 2026. The existing apartments generated rental income before redevelopment, helping to offset holding costs.
The extent of that offset depends on net rental income after operating expenses, maintenance, repairs and vacancy. Without complete rental and financing records, it is not possible to determine how much holding costs were recovered or assume uninterrupted income across all 16 years.
Based on 51,396 sq ft of land and a plot ratio of 2.8, the acquisition works out to approximately S$848 psf per plot ratio. This is historical context, not Serra’s break-even price.
Land psf ppr and apartment selling psf use different area bases. A profitability assessment would also require construction, financing, professional fees, taxes and other development costs, alongside income earned before redevelopment.
Pastoral View’s leasing history shows how the property could generate income while retaining redevelopment potential. Today’s buyers still need to compare Serra with homes available within their budgets.
Can Novena’s Healthcare Hub Support Serra’s Rental Returns
The medical precinct contributes to the location’s appeal, but rental demand must be considered alongside purchase price. Larger homes require substantially higher rents to produce the same gross yield.
| Serra price category | Starting quantum | Monthly rent for 2.5% gross yield | Monthly rent for 3.0% gross yield |
|---|---|---|---|
| Entry two-bedroom + study | S$2.22m | S$4,625 | S$5,550 |
| Three-bedroom | S$2.83m | S$5,896 | S$7,075 |
| Compact four-bedroom | S$3.08m | S$6,417 | S$7,700 |
| Summit four-bedroom | S$4.31m | S$8,979 | S$10,775 |
| Summit four-bedroom + study | S$4.66m | S$9,708 | S$11,650 |
| Summit premium four-bedroom + study | S$5.44m | S$11,333 | S$13,600 |
| Summit premium five-bedroom + study | S$6.25m | S$13,021 | S$15,625 |
These are required-rent scenarios, not forecasts. They exclude acquisition costs, maintenance, property tax, vacancy, leasing expenses and financing.
The higher categories need tenants with correspondingly larger budgets. Proximity to hospitals alone cannot demonstrate that those rents will be achieved. Investors should examine relevant rental contracts and future competition at completion; owner-occupiers may place more weight on the home’s value to their own household.
Which unit types make the strongest case
The two-bedroom-plus-study deserves consideration for buyers who want a new freehold home at the project’s lowest confirmed entry quantum.
The larger three-bedroom offers more room within the lower collection, but faces older resale alternatives with substantially more space. The compact four-bedroom stands out for adding a bedroom at a relatively modest step up in price; the trade-off is how much space remains for shared living.
The Summit four-bedroom involves a significant jump in budget. For buyers already considering it, the four-bedroom-plus-study merits particular attention because its starting price increases less than its area, and its guide psf is lower.
The private-lift four- and five-bedroom homes depend more heavily on the buyer’s preference for the layout, arrival experience and newer development. Their total prices require a broader search of large freehold homes. The penthouses remain unranked until prices are available.
The 5% GFA adjustment gives Serra a more favourable psf comparison, but it does not remove the need to justify the remaining premium. The best choice is the specific home that supplies the rooms, usable space and living experience the household needs, at a price that remains competitive with alternatives.
Disclaimer: This article is for general information and does not constitute a valuation or personalised property, financial or investment advice. Guide prices, availability, specifications and expected completion dates may change. Starting prices and starting psf figures may refer to different units. Transaction data and property details should be independently verified before making a purchase decision.
The 5% GFA harmonisation adjustment is an analytical assumption, not an official URA conversion or a measured deduction for bay windows, air-conditioning ledges or other features. Adjusted areas do not represent verified usable living space. The selected resale transactions differ in age, size, layout, floor, facing and condition; calculated premiums are comparison tools, not definitive measures of market value.
Rental figures illustrate the rents required to achieve stated gross yields; they are not forecasts or guarantees and exclude acquisition costs, taxes, maintenance, vacancy, leasing expenses and financing. Historical land costs and Pastoral View’s rental income do not establish the developer’s current costs or profitability. Buyers should verify unit-specific details and assess their own finances, needs and risks before committing.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
