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The SEN @ Upper Bukit Timah — A Full, Fact-Checked Analysis (2025)

The SEN @ Upper Bukit Timah — A Full, Fact-Checked Analysis (2025)

Author: Zion Zhao Real Estate | 88844623 | 狮家社小赵

Executive take

The SEN is a 347-unit, 99-year leasehold condominium by Sustained Land’s entity SL Capital (8) Pte Ltd at De Souza Avenue, District 21. It stands on a large ~207,157-sq-ft site, planned as five 10-storey blocks with a childcare centre and a 1:1 car-park provision—notable in a car-lite era. Crucially, it rides two structural tailwinds: (i) Beauty World’s continuing transport-hub-led renewal; and (ii) planning rule changes that nudge developers toward larger, more livable homes. The trade-off? It’s a walk (not door-step) to MRT—roughly 12–16 minutes depending on route and pace—though the new Hume MRT (DTL) has opened, improving network access. Launch indications suggest entry prices from about S$2,199 psf, positioning The SEN as an RCR project priced near OCR averages—a compelling setup if secured prudently, especially for family-sized stacks above mid-floors. (URA, 2021; Far East Organization/Sino Group, 2023; LTA, 2025; Yahoo Finance, 2025; 99.co, 2025). 99.co+3Urban Redevelopment Authority+3fareast.com+3

1) Rapid-fire facts (verified)

  • Developer / entity: SL Capital (8) Pte Ltd (Sustained Land). Tender awarded by URA for De Souza Avenue GLS in Aug 2024 (top bid S$278.9m / S$841 psf ppr). Parktown Residence @ Tampines

  • Tenure & key stats: 99 years; ~19,245 m² site (~207,157 sq ft); Gross Plot Ratio 1.6; estimated 347 units; max 10 storeys; min 500 m² childcare centre per tender. New Lauch Condo

  • Blocks & facilities (marketing/registrations): Five 10-storey blocks, communal deck, pool, gym, clubhouse; 347 car-park lots (+ accessible lots), 10 EV lots, 60 bicycle lots; TOP est. Q2 2029; lease commencement 20 Jan 2025 (project info portals). Property Review SG

  • Location & connectivity: De Souza Ave (Upper Bukit Timah). Hume MRT (DTL) opened 28 Feb 2025; Beauty World MRT/ITH node anchors the precinct renewal. fareast.com

  • Preview/price signals: portals and media flag early guide from ~S$2,199 psf; listings show a broader ~S$1,873–2,831 psf range depending on stack/level/type. Your actual outcome will hinge on launch day allocations. Yahoo News+1


























2) Where The SEN sits in the Beauty World playbook

Transport-hub-led transformation

Beauty World’s centrepiece is the Reserve Residences—an integrated development with an air-conditioned bus interchange and direct MRT link via an underground passage, awarded via a two-envelope concept-cum-price tender in 2021. It sold ~71% of units at ~S$2,460 psf at launch and validates the district’s price ceiling for integrated, transit-privileged product. The SEN, a few minutes’ drive away, can trade at a meaningful discount while benefiting from the same ecosystem. Urban Redevelopment Authority+1

Nature & the Rail Corridor

Upper Bukit Timah’s appeal is fundamentally green: Bukit Timah Nature Reserve / Rifle Range Nature Park and the Rail Corridor frame the wider precinct. Homes that secure longer, verdant view-corridors above surrounding rooflines often enjoy higher liveability and resale stickiness versus tight, inward-facing stacks.

MRT reality check

  • Hume MRT (DT4): opened 28 Feb 2025, cutting journey times across the DTL spine.

  • Beauty World MRT (DT5): walking paths from De Souza Ave generally range ~12–16 minutes (about 1.0–1.2 km), route-dependent. If your family is MRT-centric, budget for shuttle/bus or accept the walk as your daily routine. Reddit

3) Planning rules that quietly help owners here

  • “85-sqm average” outside the Central Area (since 2018): URA caps the maximum number of units via an average minimum unit size of 85 m² to moderate density—explaining the point-block feel and healthier block-to-block spacing you see at newer projects like The SEN. corenet.gov.sg

  • Family-sized units requirement (current guideline): Outside the Central Area, at least 20% of units must be ≥100 m² NIA, with a cap on very small units. This nudges developers to provide more 3/4-bedroom inventory, supporting owner-occupier demand and future exit liquidity. (Within the Central Area, the 20% threshold is ≥70 m²—not applicable here.)

  • Harmonisation of GFA (from 1 Jun 2023): cross-agency alignment of how floor area is measured (e.g., balconies/ledges). It increases definition consistency and reduces surprises when comparing units across projects/eras—useful when benchmarking value per psf. ERA Real Estate Singapore

Why it matters: lower density, better spacing and a higher share of family layouts add liveability and help support prices in owner-occupied districts over time.

4) Product & site-plan read—what stands out

  • Five 10-storey blocks on a regular site yield generous internal vistas; many stacks look over pools/landscapingrather than directly into neighbours—reducing “privacy anxiety”. Property Review SG

  • Childcare on site (URA stipulated min 500 m²) strengthens day-to-day convenience and rental pull for young families. JLL

  • Parking: a rare 1:1 residential car-park ratio, EV lots, and bicycle lots—useful for multi-gen households who still drive while tapping the Rail Corridor for cycling. Property Review SG

Stacks & floors (principles):

  • For long greenery outlooks, shortlist stacks oriented toward the Rail Corridor / Bukit Timah ridgeline and target ≥7th floor to clear low-rise roofs.

  • Stacks facing other residential plots may see future mid-rise redevelopment (GPR ~1.6 is prevalent for nearby parcels), so buy on the assumption views aren’t permanent, unless facing safeguarded greens. New Lauch Condo

5) Floor-plan & liveability notes (owner-occupier lens)

  • 2-Bedroom “traditional” plans (bedrooms + 2 baths along a single bay) with enclosable kitchens are practical for young families and command broader resale demand.

  • 2-Bedroom “dumbbell” plans trade foyer/corridor space for larger bedrooms and flexibility (guest/study conversion).

  • 3-Bedroom compact variants can compress kitchens and push a bath near dining; if you cook often, prioritise enclosed kitchens and utility/WC options in the 3-Bed Premium tier.

  • 4-Bedroom + Study layouts with landscape-width living (5.5–5.8 m) and Jack-and-Jill secondary baths offer multi-gen versatility; they’re scarce in D21 and hold resale value when sized sensibly.

(Exact internal dimensions/stack IDs vary by level; verify against the final e-brochure at booking.)

6) Competitive set & price context

Direct resale comparables (low-rise cluster near De Souza Ave):

  • Verdale (99y): recent resales often ~S$1,9xx–2,1xx psf depending on size/floor; a nearby, fully sold 5-storey development.

  • Daintree Residence (99y) & View at Kismis (99y) form the rest of the immediate low-rise cohort and typically transact ~high-1,8xx to low-2,2xx psf by stack/level. Singapore Property

Integrated benchmark:

  • The Reserve Residences (99y, ITH): launched ~S$2,300+ psf and sold ~71% at avg ~S$2,460 psf at debut; ongoing deals can top that for premium stacks. This is your district ceiling for integrated convenience. The Business Times

The SEN’s positioning:

  • Media/listings suggest guide from ~S$2,199 psf; some marketed ranges show ~S$1,873–2,831 psf depending on type/level. If you secure family-sized 3/4-BR stacks closer to ~S$2,1–2,3xx psf, you’re buying RCR product near OCR median new-launch levels—creating a defensive entry against integrated and freehold benchmarks nearby. Yahoo News+1

7) Why I would not buy The SEN (and how to mitigate)

  1. MRT is not door-step. Expect a walk (≈12–16 mins) or reliance on bus/shuttle. If proximity to rail is your non-negotiable, this is a mismatch. (Mitigation:) prioritise Hume-facing routes and stacks that offer direct, pleasant walking paths to station entries. Reddit

  2. View permanence varies. Some outlooks face residential parcels that URA zones at ~1.6 GPR; future mid-rise may erode views. (Mitigation:) pay up only for greens that are likely safeguarded (e.g., nature reserves/parks/rail corridor) and buy higher floors. New Lauch Condo

  3. Developer profile is mid-sized. Sustained Land is experienced (e.g., Sky Everton) and delivers efficient layouts, but it is not a mega-cap developer. If you demand a “flagship-grade” spec list, calibrate expectations or focus on integrated/freehold peers. EdgeProp

8) Why I would buy The SEN

  1. First true mid-rise in a low-rise pocket. With 10 storeys vs nearby 5-storey estates, The SEN can price its high floors with legitimate view/comfort premia—widening the resale pricing ladder that low-rise peers often lack. New Lauch Condo

  2. Entry price vs. district ceiling. If you can book ~S$2.1–2.3k psf for family-sized homes, you’re holding RCRproduct at or below OCR new-launch medians while sitting a short hop from an ITH precinct trading ~S$2.5k+ psf. That relative value supports future exits. The Business Times

  3. Policy-driven liveability. The 85-sqm average and 20% ≥100-sqm rules (outside CA) structurally bias supply toward bigger, liveable formats with lower unit density—exactly what owner-occupier D21 demands over cycles. corenet.gov.sg

  4. On-site childcare & 1:1 parking. Hard family conveniences, increasingly scarce in city-fringe launches. JLL+1

9) Pricing & stack strategy (practical playbook)

  • Target band (owner-occupiers):

    • 3-BR (with enclosed/wet kitchen & utility): try to anchor ≤ ~S$2,250 psf on a mid-high floor with greenery outlook.

    • 4-BR + Study (landscape living): look for ≤ ~S$2,200 psf if you can; pay up only for enduring views and best tiers.

  • Investors (2-BR sweet spot):

    • Shortlist enclosable kitchens, corner stacks with windows to kitchen/bath for better cross-ventilation and re-let appeal.

  • Avoid paying “view premia” where the view is not safeguarded; redirect budget to level, layout, and noise/light controls.

(Use the final stack plan and site lines at booking; bring a compass; check glare/noise at peak hours.)

10) Verdict

If The SEN launches near its indicated guides—and you can secure family-sized units at ~S$2.1–2.3k psf on the right stacks/floors—this is a defensible RCR buy with OCR-like entry, backed by (i) transport-hub spill-overs, (ii) policy-boosted liveability, and (iii) a rare mid-rise advantage in a low-rise cluster. If your household needs door-step MRT, pivot to integrated options and accept the higher psf. Otherwise, The SEN’s risk-reward is attractive for owner-occupiers planning 7–10 years and investors disciplined on stack and price.

Author’s note & compliance: This essay is educational, not financial advice. Verify distances, school-zone radii (OneMap/MOE), final floor plans, and price ladders at option stage. All figures are based on public sources cited below and may evolve as the developer releases the final e-brochure, price lists, and options.

11) More Information 











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Hello, I’m a Singapore-based Real Estate professional and SAF Officer (OC, CPT).
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Compliance & care: This is general information, not financial advice. All transactions are conducted in accordance with Singapore laws and MAS/URA guidelines; tax/legal matters should be reviewed with licensed professionals. My commitment is simple: evidence, diligence, and discipline—every single day.

References (APA 7th)

  • Business Times. (2023, May 28). The Reserve Residences sells 520 units, or 71% of project, at an average S$2,460 psf. https://
    The Business Times

  • Building and Construction Authority (BCA). (2023, June 1). Harmonisation of Gross Floor Area (GFA).Circular. https://
    ERA Real Estate Singapore

  • EdgeProp. (2024, Jul 18). Sustained Land submits top bid of $841 psf ppr for GLS site at De Souza Avenue. https://
    EdgeProp

  • Far East Organization & Sino Group. (2023, May 10). Media release: The Reserve Residences preview. https://
    fareast.com

  • Land Transport Authority (LTA). (2025, Feb 28). Hume MRT Station (DT4) opens. (Press coverage corroboration). https://

  • NParks. (n.d.). The Rail Corridor. Retrieved 2025-10-21. https://

  • Property portals (project information):
    SRX (2025). THE SEN (De Souza Ave) overview. https:// ; 99.co (2025). The SEN project page—launch window, MRT proximity, psf range. https://
    The Se Condo+1

  • PropertyReviewSG. (2025). De Souza Avenue GLS / The SEN—project information (site area, blocks, parking, childcare, mix, lease). https://
    Property Review SG

  • Squarefoot/99.co data & EdgeProp. (2024–2025). Verdale resale transactions (psf ranges). https://

  • Urban Redevelopment Authority (URA). (2018, Oct). Circular: Revised guidelines on maximum dwelling units in non-landed residential developments in the Outside Central Area (85-sqm average). https://
    corenet.gov.sg

  • URA. (2021, Aug 30). Award of tender for the commercial and residential site at Jalan Anak Bukit (two-envelope).https://
    Urban Redevelopment Authority

  • URA. (n.d.). Guidelines on Dwelling Units in Non-Landed Residential Development (Outside & within Central Area; 20% rule). Retrieved 2025-10-21. https://

  • Yahoo Finance Singapore. (2025, Oct 16). The SEN to preview from S$2,199 psf. https://
    Yahoo News

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