Freehold land in District 11 rarely comes to market. Here's the data behind why tenure, timing, and location compound in this project's favour.
Sources: REALIS transaction data; EdgeProp, 5 Mar 2026. Historical performance is not indicative of future results.
Of roughly 20 new Core Central Region launches projected for 2026, only 3, including The Serra Residences, sit on freehold land. Most recently awarded Government Land Sale (GLS) sites from late 2025 into 2026 carry 99-year leasehold tenure, which reinforces freehold's scarcity rather than closing the gap. Most freehold supply instead comes from older sites being redeveloped through collective sale (en bloc), a process this site itself went through.
Across 2021 to 2025, freehold non-landed transactions have consistently made up only 22-35% of the private non-landed market by volume. Leasehold projects dominate simply because more leasehold land gets released. That minority share is exactly what keeps freehold demand, and freehold pricing, resilient over time.
The Serra Residences occupies the former Pastoral View & 11 Bassein Road site, itself a freehold collective sale. Nearby en bloc activity in District 11 illustrates just how selective the market has become.
Sold en bloc for S$122M to Far East Organization (freehold); redeveloped as The Serra Residences.
Sold for S$468M, later redeveloped as Pullman Residences Newton.
Collective sale attempt did not proceed.
Collective sale attempt failed at an asking price of S$920M, a sign of how selective today's en bloc buyers have become.
Source: URA REALIS / public collective-sale records. Past transactions are historical reference only.
| Project | Avg. PSF (past year) | Rental Yield |
|---|---|---|
| Neu at Novena | $2,782 | 2.3% – 3.4% |
| Kopar at Newton | $2,614 | 2.3% – 3.4% |
| Fyve Derbyshire | $2,489 | 2.3% – 3.4% |
| Sky@Eleven | $2,378 | 2.3% – 3.4% |
| Viva | $2,325 | 2.3% – 3.4% |
Comparable District 9–11 freehold/near-CCR projects, past-year transactions. See the Pricing page for how this informs The Serra Residences' own indicative range.
Core Central Region: $1,801 → $2,768 psf. Rest of Central Region: $1,392 → $2,249 psf. Freehold non-landed specifically has outpaced this broader trend, moving from $1,392 to $2,130 psf median over the same period, a 53% increase.
128 prime-segment transactions were recorded in H1 2026 (combined value S$1.1B), with average psf up 8.3% and S$5M+ CCR sales up 24.7% year-on-year, indicating renewed buyer appetite at the upper end of the market The Serra Residences sits within.
Sources: REALIS; Knight Frank / Business Times, 13 Jul 2026. Past performance is not a guarantee of future returns; all figures for market-context purposes only.
We'll walk you through the full comparable-transaction data at a showflat visit.
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