Introduction
At the time of writing this The Sen Condo Review, there are already more than five YouTube videos dissecting the project, each running between 10 to 20 minutes. The common narrative across these reviews is clear. The Sen is being positioned as a potential value buy, largely because of its unusually low land bid price.
But rather than simply echoing what’s already out there, our goal here is to take a sharper, investor-focused lens. We’ll look past the marketing noise, validate whether the “value” thesis holds water, and set out the factors that truly matter if you’re considering The Sen as an investment.
The Goal of This Research Article
The purpose of this The Sen Condo Review is threefold:
- Save you time – by pulling together all the key information in one place, so you don’t need to trawl through multiple sources. We’ll present both the positives and the drawbacks clearly.
- Validate the investment case – laying out the strongest arguments for and against The Sen, backed by data and comparable benchmarks.
- Share our stance – giving you an honest perspective on whether we would commit our own capital to this project, and how we would approach the entry if we did.
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Basic Project Information
The setup for The Sen Condo Review draws useful parallels with several past and upcoming launches. Think of projects like Faber Residences (launching around the same time), Nava Grove (2024), and earlier launches such as Whistler Grand and Twin View (2018–2019).
All these developments share two common traits: they sit some distance away from MRT stations and fall outside the 1km radius of a top-tier primary school. The exception is Faber Residences, which enjoys proximity to Nan Hua Primary.
For projects of this profile, the real draw has always been competitive and affordable entry pricing. And history has shown that if the entry price is sufficiently attractive, such condos can deliver outsized profitability – sometimes even outperforming “textbook” best-in-class launches.
A prime example is Whistler Grand in Clementi. Despite being located kilometres from Clementi MRT and outside the Nan Hua Primary radius, its three-bedroom owners walked away with average profits of about $508,000.
In many ways, the central question of this research is whether The Sen can replicate that playbook and deliver similar outcomes to Whistler Grand, Twin View, and others before it.
| Attribute | Details |
| Development Name | The Sen |
| Developer | SL Capital (8) Pte Ltd, a subsidiary of Sustained Land Pte Ltd |
| Location | 222-230 Jalan Jurong Kechil / De Souza Avenue |
| District | D21 – Upper Bukit Timah |
| Site Area | 207,155.6 sq ft (19,245.4 m²) |
| Number of Units | 347 units |
| Number of Blocks / Storeys | 5 blocks, each 10 storeys |
| Tenure | 99-year leasehold |
| Expected TOP | Q2 2029 |
Location Breakdown
When evaluating The Sen, it helps to orient ourselves with the key landmarks that shape buyer perception in Upper Bukit Timah. For resale buyers, proximity to Beauty World MRT is the anchor point – agents often use this as the benchmark when comparing developments.
From this lens, we can group the area into two clusters:
Cluster 1 – Upper Bound Benchmarks
These are projects located within walking distance to Beauty World MRT, such as The Linq @ Beauty World, 8@BT, and The Reserve Residences. In pricing terms, the further The Sen is positioned below this cluster, the stronger the margin of safety. If prices are set too close to these benchmarks, it would warrant an immediate walkaway.
Cluster 2 – Direct Comparables
These are the projects most directly comparable to The Sen, sitting 700m to 1.2km from Beauty World MRT. Developments like Verdale, Daintree, and View at Kismis fall into this group. Ideally, The Sen should be priced as close to these peers as possible to remain compelling.
Another key landmark to note is Pei Hwa Presbyterian Primary School. Being within 1km of a reputable school often creates a strong resale angle. Unfortunately, The Sen does not enjoy this advantage.
Weaknesses of Location
- Not within 1km of Pei Hwa Primary School
- Not within walking distance to Beauty World MRT
- Competitive landscape: faces direct competition from mid-sized, recently completed projects like Verdale, Daintree, and View at Kismis. Unlike more ideal cases like The Orie, Chuan Park Residences, Jadescape and Parc Esta, they are all located in area which are saturated with older condo development and lack newer condo developments.
Strengths of Location
- Situated in District 21 Upper Bukit Timah, a traditionally desirable residential address.
- Surrounded by greenery, with Bukit Timah Nature Reserve nearby, which enhances the lifestyle appeal for homestay buyers.
Nuance for Exit Strategy
Neither a strength nor weakness, just an important nuance to note for buyers that are not natively located in Bukit Timah. The future exit buyers and exit angle is not your typical “sell to HDB upgrader” exit strategy. Given the location is not a typical HDB upgrader location.
Unit Mix
Here’s a quick overview of the unit type breakdown at The Sen.
From an overall size perspective, it’s a positive sign that the developer has adopted the newer strategy of building smaller, more efficient layouts. This helps to reduce the overall purchase quantum, making units more accessible to a wider pool of buyers.
It’s also worth noting that The Sen is a GFA-harmonised project, which means its unit sizes are more tightly aligned with today’s planning guidelines – a factor that will shape both affordability and future resale comparability.
| Category | Size Range (sqft) | Units | % of Total |
| 1 Br | 452 – 452 | 10 | 3% |
| 2 Br (incl. +Study) | 678 – 775 | 167 | 48% |
| 3 Br (incl. +Study) | 872 – 1259 | 130 | 37% |
| 4 Br (incl. +Study) | 1453 | 40 | 12% |
Proximity to Reputable Primary School
The Sen is not within the 1km radius of Pei Hwa Presbyterian Primary School, which is often a key consideration for family buyers.
For context, here are the developments in Upper Bukit Timah that do fall within the 1km radius of Pei Hwa:
- The Reserve Residences
- 8@BT
- The Linq @ Beauty World
- Forett at Bukit Timah
- Mayfair Modern
- Mayfair Gardens
Daintree Residence
URA Transformation
A key positive catalyst for The Sen is the upcoming transformation of the Bukit Timah Turf City area, where plans indicate the potential development of 20,000 new homes.
If BTO projects are introduced, they will create a steady demand stream from future HDB upgraders. On the other hand, if private condos are launched, they will help to set new benchmark prices in the area. Either way, this transformation acts as a price catalyst that could directly benefit The Sen’s long-term value.
URA Masterplan Analysis
From a URA Masterplan perspective, The Sen stands to benefit from at least three potential price catalysts. Two neighbouring land parcels are slated for future residential development, and once launched, these projects could help to establish higher benchmark prices in the Upper Bukit Timah area.
On the flip side, the same developments will also add to the supply of private condos, intensifying competition for resale buyers. The ultimate impact will depend on whether The Sen is positioned with sufficient pricing advantage when compared to these upcoming projects.
Land Bid Price Analysis
One of the most important selling points of The Sen lies in its exceptionally low land bid price.
The site was acquired at a cost lower than Verdale, its closest comparable neighbour, and even below Daintree. In effect, the developer managed to secure land in 2024 at pricing levels more typical of 2017–2018.
Even when compared against other GLS sites in the OCR region, The Sen’s land bid came in lower. To be fair, sites like Springleaf and Tampines West sit right next to MRT stations, so the comparison isn’t entirely one-to-one. But the key takeaway remains: the developer has significant pricing leeway to launch The Sen competitively.
| Development | Zoning | Year of Bidding | Land Bid Price (psf ppr) |
| Comparable Upper Bukit Timah Private Condo – Peer | |||
| The Sen | RCR – Upper Bukit Timah | 2024 | 841 |
| Verdale | RCR – Upper Bukit Timah | 2018 | 1,002 |
| Daintree | RCR – Upper Bukit Timah | 2017 | 939 |
| Comparable OCR New Launch Condo – Lower Bound | |||
| Springleaf Residences | OCR – Springleaf | 2024 | 905 |
| Tampines West GLS | OCR – Tampines | 2024 | 885 |
| Faber Residence | OCR – Clementi | 2024 | 900 |
| Comparable EC – Lower Bound | |||
| Otto Place | OCR – Jurong Plantation Close | 2024 | 701 |
| Aurelle of Tampines | OCR – Tampines | 2023 | 721 |
Launch Price Estimate
To frame a reasonable price range for The Sen, we use a two-step process:
- Identify breakeven price based on the site’s land bid.
- Compare against benchmarks that the developer is likely to reference when setting launch prices.
The Sen – Land Breakeven Price
Developer’s Benchmark Price and Estimated Price
- Lower Bound: Verdale, a neighbouring project that TOP-ed in 2024
- Comparable Proxy: Springleaf Residences
- Upper Bound: RCR project Lydenwood Residences
From this benchmarking, we estimate the developer will likely launch The Sen within the range of $2,000 to $2,200 psf.
| Development | Category | Average Psf |
| Verdale (Pre GFA) | Lower Bound | 2,011 |
| Springleaf Residences | Comparable | 2,176 |
| Lydenwood Residences | Upper Bound | 2,200 |
| The Sen | NA | 2,000 – 2,200 |
Entry Price Guide
From an entry price perspective, the most ideal scenario would be to secure a unit at The Sen priced as close as possible to Verdale’s current average selling price. Doing so would essentially mean buying a 2025 new launch at 2024 resale prices.
- Undervalue Entry: Anything at $2,000 psf and below. This is before factoring in that Verdale is a non–GFA harmonised project. Strictly speaking, Verdale’s average selling price should be marked up by about 8% to $2,171 psf.
- Fair Value Entry: Anything within $2,100 psf.
- Cautionary Zone: Anything above $2,176 psf and approaching $2,200 psf should be viewed with caution.
In short, the closer The Sen is priced to Verdale, the stronger the investment case.
Resale Demand Analysis – Upper Bukit Timah
Having recently completed research pieces on Queenstown (Penrith) and Clementi (Faber Residences), I have to be candid: Upper Bukit Timah does not show the strongest resale performance.
On average, resale condos in this area record annualised capital gains below 3%, and developments that consistently outperform above 3.5% are rare.
A key driver for this below-average appreciation is the highly competitive supply in the neighbourhood. Unlike areas such as Clementi or Toa Payoh – where HDB upgraders have only a limited pool of private condos to transition into Upper Bukit Timah is far more fragmented. The landscape includes numerous smaller freehold projects and multiple mid-sized 99-year developments, all competing for buyer attention.
This fragmented competition makes it harder for any single project to stand out and drive strong resale performance.
| Project Name | Tenure | Completion | Dist (m) | Annualised Capital Gain (%) |
| SHERWOOD TOWER | 99 yrs FROM 1976 | 1980 | 404 | 2.9 |
| HIGH OAK CONDOMINIUM | 99 yrs FROM 1996 | 1999 | 506 | 2.1 |
| TERRENE AT BUKIT TIMAH | 999 yrs FROM 1885 | 2013 | 594 | 2.4 |
| GARDENVISTA | 99 yrs FROM 1999 | 2006 | 620 | 5.3 |
| DAINTREE RESIDENCE | 99 yrs FROM 2017 | 2022 | 630 | 2.6 |
| SOUTHAVEN II | 999 yrs FROM 1877 | 1999 | 661 | 2.9 |
| THE CREEK @ BUKIT | Freehold | 2017 | 678 | -0.3 |
| VIEW AT KISMIS | 99 yrs FROM 2019 | 2024 | 718 | 3.6 |
| MAYFAIR MODERN | 99 yrs FROM 2018 | 2022 | 740 | 1 |
| THE HILLFORD | 60 yrs FROM 2013 | 2016 | 775 | 2.5 |
| MAYFAIR GARDENS | 99 yrs FROM 2018 | 2023 | 777 | 1.1 |
| Forett@Bukit Timah | Freehold | 2024 | 803 | 3.3 |
| SOUTHAVEN I | 99 yrs FROM 1994 | 1997 | 822 | 2.2 |
| THE RAINTREE | 99 yrs FROM 2003 | 2008 | 827 | 6.1 |
| VERDALE | 99 yrs FROM 2018 | 2023 | 836 | 1.3 |
| BUKIT REGENCY | Freehold | 1995 | 868 | 3.5 |
| SIGNATURE PARK | Freehold | 1998 | 891 | 3.1 |
| SPRINGDALE CONDOMINIUM | 999 yrs FROM 1877 | 1998 | 903 | 2 |
| THE BLOSSOMVALE | 999 yrs FROM 1884 | 1998 | 912 | 2.7 |
| THE STERLING | Freehold | 2000 | 925 | 2.6 |
| HIGHGATE | Freehold | 1995 | 1,160 | 2.7 |
| PARK NATURA | Freehold | 2011 | 1,276 | 3 |
| MAPLE WOODS | Freehold | 1997 | 1,306 | 3.5 |
| FLORIDIAN | Freehold | 2012 | 1,359 | 2.3 |
| Average | 2.6% |
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Profitability by Bedroom Type
It’s not surprising that larger 3- and 4-bedroom units tend to enjoy stronger profitability. What’s notable, however, is that 2-bedroom units in Upper Bukit Timah have also held up reasonably well.
One standout example is Daintree Residence, where average profits reached about $430k for 3-bedroom units and an impressive $742k for 4-bedroom units.
While the dataset here is drawn from only three developments, the numbers align with on-ground observations: most Bukit Timah buyers are not purely optimising for affordability. Instead, space and liveability are key decision drivers. This explains why larger-format units, such as Daintree’s 1,400 sqft 4-bedders, have performed exceptionally well despite their higher entry quantum.
Verdale
| Unit Type | Average Size (sqft) | Average Profit ($) | Average Annualised Capital Gain (%) |
| 1 | 463 | 102,267 | 3.3 |
| 2 | 653 | 154,544 | 3.4 |
| 3 | 1,004 | 370,400 | 5.6 |
Park Natura
| Unit Type | Average Size (sqft) | Average Profit ($) | Average Annualised Capital Gain (%) |
| 2 | 1,259 | 210,690 | 3.2 |
| 3 | 1,725 | 255,402 | 2.3 |
| 4 | 2,212 | 323,183 | 1.9 |
| 5 | 2,369 | 473,640 | 2.8 |
Daintree
| Unit Type | Average Size (sqft) | Average Profit ($) | Average Annualised Capital Gain (%) |
| 2 | 724 | 262,856 | 5.0 |
| 3 | 1,061 | 429,874 | 5.5 |
| 4 | 1,485 | 742,000 | 5.3 |
Supply and Demand Analysis
Looking at resale data from three nearby projects, Daintree, Verdale, and View at Kismis (excluding Park Natura due to limited sales) – the supply and demand situation in Upper Bukit Timah can best be described as lukewarm.
The 2-bedroom segment illustrates this clearly. On one hand, Daintree and View at Kismis show relatively healthy sales volumes despite a significant number of listings on property portals. On the other hand, Verdale paints a different picture: 38 active listings versus an average of only 9 sales for its 2-bedders.
This underscores the broader challenge in Upper Bukit Timah. The condo landscape here is highly fragmented, with many freehold and 99-year leasehold developments – both new and old – competing for the same pool of resale buyers.
For The Sen to stand out in this environment, it will need to be priced with very competitive affordability, giving buyers a clear reason to choose it over the many alternatives nearby.
Daintree
| Unit Type | Sales Vol | Listings (PropertyGuru) | Listing-to-Sale Ratio |
| 2-bedroom | 46 | 41 | 0.89 |
| 3-bedroom | 9 | 7 | 0.78 |
| 4-bedroom | 1 | 3 | 3 |
Verdale
| Unit Type | Sales Vol | Listing Count on Property Portal | Listing to Sale Ratio |
| 1 | 3 | 8 | 2.7 |
| 2 | 9 | 38 | 4.2 |
| 3 | 4 | 5 | 1.3 |
View at Kimis
| Unit Type | Sales Vol | Listings (PropertyGuru) | Listing-to-Sale Ratio |
| 2-bedroom | 31 | 21 | 0.68 |
| 3-bedroom | 7 | 1 | 0.14 |
| 5-bedroom | 5 | NA | NA |
Rental Yield Analysis
Looking at the data, rental yields for condos in Upper Bukit Timah generally fall below the 3% benchmark that is often used for private condo performance.
This trend holds true even for developments situated close to MRT stations, which typically enjoy stronger rental appeal elsewhere in Singapore.
Two factors likely explain this:
- High purchase quantum: Many projects in the area are freehold, which pushes up entry prices and suppresses rental yield percentages.
- Weaker rental demand: Compared to city fringe or central areas, Upper Bukit Timah does not attract the same depth of tenant demand, keeping rental rates modest relative to purchase prices.
For investors considering The Sen, this means the rental play is less compelling. The investment case here will hinge more heavily on entry price and future capital appreciation than on yield.
Investment Case
These are the key reasons why The Sen could make sense as an investment:
Potentially very competitive psf pricing
If priced right, The Sen could be positioned as an undervalued entry into the aspirational Bukit Timah address – at a quantum comparable to OCR new launches like Springleaf Residences.
Buying a 2025 new launch at near-resale pricing
Should launch prices come in close to Verdale’s current resale levels, the investment case strengthens significantly. In effect, you would be securing a 2025 new launch at 2024 resale pricing.
Competitive pricing + price catalysts
If the project is launched affordably, close to Verdale’s benchmarks, future GLS plots in the vicinity could serve as catalysts. Their eventual launch would establish higher benchmark prices, creating upside for The Sen.
Hybrid homestay + investment angle
For buyers who wish to both live in Bukit Timah and invest, The Sen can work well – even without the advantage of being within 1km of Pei Hwa. A homestay approach allows for a longer holding period, giving prices time to appreciate while enjoying the lifestyle benefits of the location.
Investment Risk
Everything hinges on pricing
To be frank, the investment viability of The Sen rests almost entirely on pricing. If launch prices drift too far above Verdale’s current resale levels, the project loses its key selling point as a competitive investment.
Intense competitive landscape
Upper Bukit Timah is not short of options. The area is crowded with mid-sized private condos , both freehold and leasehold, new and old, all competing for resale buyers. The standout competitor is The Reserve Residences, which commands strong attention in this sub-market.
In contrast, locations like Toa Payoh offer a more defined landscape, where resale buyers typically choose between a clear premium project (The Oria) and a more affordable counterpart (Gem Residences). Upper Bukit Timah presents far more fragmented competition.
Weak rentability
As highlighted earlier, rental yields in Upper Bukit Timah generally fall below the 3% benchmark, compressed by high entry prices and modest rental demand. For investors targeting a 2-bedroom unit purely for rental yield and capital gain, alternatives like Penrith or Zyon Grand may present clearer opportunities.
Opportunity Cost
Beyond direct investment risks, another factor to weigh is opportunity cost. Every new launch purchase ties up your name, capital, and time, meaning you forgo the chance to participate in other projects that may offer stronger upside.
In the case of The Sen, investors should consider how it stacks up against alternative opportunities currently on the table, such as:
Benchmarking The Sen against these projects can help clarify whether its pricing and positioning truly justify the commitment.
Risk Management – Approach Towards Entry
In conclusion, for investors considering The Sen, we recommend a “double safe” approach to entry:
Margin of safety in launch price
Target units priced close to Verdale’s resale levels. This ensures you’re not overpaying at launch and maintains the project’s core investment appeal.
Margin of safety within the development
Avoid the most premium or expensive units for each type. Instead, opt for mid-level, non-premium view stacks. This allows higher-priced neighbours to create an additional buffer for your eventual resale.
Potentially relevant refer to our separate article on “How to select a unit in a new launch condo ? – Profitable Strategies”
Hybrid homestay + investment strategy
Consider buying with both lifestyle and investment in mind. Living in the property provides flexibility to extend your holding period, which may be necessary to realise the full capital appreciation potential.
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More Read Regarding New Launch Condo Investing
- Full List of 2026 New Launch Condos to Look Out For in Singapore
- Latest List of Upcoming 2025 New Launch Condo – Worth looking out for ?
- Progressive Payment Scheme for New Launch Condo
- VELA Bay Review (Bayshore Road GLS)
Frequently Asked Questions (FAQ)
Where is The Sen located?
The Sen is located at Jalan Jurong Kechil / De Souza Avenue in District 21, Upper Bukit Timah. While it is not within walking distance of Beauty World MRT, it sits in a desirable residential enclave surrounded by greenery.
Is The Sen within 1km of Pei Hwa Presbyterian Primary School?
The Sen is not within the 1km radius. Nearby developments such as The Reserve Residences, 8@BT, and Daintree Residence enjoy this advantage instead.
What is the expected launch price of The Sen?
Based on land cost and comparable benchmarks, the estimated launch price is expected to fall between $2,000 and $2,200 psf. Prices closer to $2,000 psf would be considered more attractive from an investment standpoint.
What is the main investment appeal of The Sen?
The strongest investment case lies in its unusually low land bid price, which provides the developer with flexibility to price the project competitively. If launched at the right levels, The Sen could follow in the footsteps of projects like Whistler Grand and Twin View that achieved strong profits despite less-than-ideal locations.
What are the key risks of buying The Sen?
The biggest risks include overpricing relative to Verdale and nearby comparables, the intense competition from other District 21 condos, and the fact that rental yields in Upper Bukit Timah generally fall below the 3 percent benchmark for private condos.
Who are the likely exit buyers for The Sen?
Unlike locations dominated by HDB upgraders, The Sen will likely appeal to families and owner-occupiers already familiar with Bukit Timah. This makes entry price and holding power especially important for investors.
Is The Sen better for investment or homestay?
The Sen could work as both, but the strongest case is for buyers planning to live in Bukit Timah while holding the property long-term for capital appreciation. For those focused mainly on rental yield, other new launches may present more defined opportunities.
