The Sen Review: Jalan Jurong Kechil, District 21, 347 Units
The Sen in Jalan Jurong Kechil: 99-year leasehold, 347 units by Sustained Land. Location, unit mix, prices, plans and how it sold.
The Sen sold about 80 of its 347 homes, or 23%, in its launch weekend of 15 and 16 November 2025, at an average of S$2,358 psf, EdgeProp reported. That is lower than every launch in a Stacked Homes table of nine recent launches, but sales kept going: URA’s developer-sales file shows 180 of 347 homes sold by September 2026, or 52%. At the preview, prices started from S$2,199 psf for a 452 sq ft 1-bedroom, and from S$2,212 psf for a 678 sq ft 2-bedroom, according to EdgeProp. The 2-bedroom price is about 50% above the middle value of the resale prices of the older leasehold condos around it and about 14% above Verdale, the newest leasehold condo in the comparison below. The project has 347 homes in five 10-storey blocks on a 99-year lease, about 900 m in a straight line from Hume MRT.
Latest updates
6 months after launch (April 2026)
As at April 2026, URA developer sales show 116 of the 347 homes put on sale sold (33%), from 77 (22%) in November 2025. The median psf of the month’s new sales was S$2,316, against S$2,339 in November 2025. That leaves 231 of the 347 homes in the project unsold.
3 months after launch (January 2026)
As at January 2026, URA developer sales show 86 of the 347 homes put on sale sold (25%), from 77 (22%) in November 2025. The median psf of the month’s new sales was S$2,273, against S$2,339 in November 2025. A median moves with the mix of homes sold in the month, so it is not a price index. That leaves 261 of the 347 homes in the project unsold.
1 month after launch (November 2025)
URA developer sales for November 2025, the launch month, show 77 of the 347 homes put on sale had sold (22%), at a median of S$2,339 psf for the month’s new sales.
The Sen at a glance
| Fact | Detail |
|---|---|
| Developer | Sustained Land (legal developer: SL Capital (8) Pte Ltd) |
| Address | 222 Jalan Jurong Kechil, District 21 (Upper Bukit Timah), Rest of Central Region |
| Tenure | 99-year leasehold from 20 January 2025 |
| Homes | 347 in 5 10-storey towers, from 1-bedroom (452 sq ft) to 4-bedroom + study (prestige) (1,453 sq ft) |
| Site | 207,156 sq ft |
| Land | Government land sale site by a joint venture of Sustained Land, Ho Lee Group and Greatview Development in 2024 for S$278.9 million, about S$841 psf ppr, 2 bids |
| Architect | AGA Architects |
| Guide price | From S$2,212 psf. Example home: 2-bedroom, 678 sq ft, from S$1.499 million |
| Dates | Preview from 31 October 2025, sales launch 15 November 2025 |
| Expected TOP | Second quarter of 2029 |
Sources: EdgeProp (17 October 2025), Stacked Homes and EdgeProp (16 November 2025). The lead image, the other artist’s impressions and the plans are from Sustained Land’s press release pages.
Where it is: beside a nature park, away from the MRT
The Sen is at 222 to 230 Jalan Jurong Kechil, in the Upper Bukit Timah planning area (District 21). Stacked Homes says the project faces Bukit Batok Nature Park across the main road, is close to Bukit Timah Nature Reserve, and is not within walking distance of an MRT station: the nearest is about a 1.3 km walk, and a bus stop is directly outside. EdgeProp puts Beauty World MRT about a six-minute bus ride away. In a straight line from the site, the nearest stations are Hume (about 900 m), Beauty World (about 1,090 m) and Hillview (about 1,700 m), and The Rail Mall is about 1,210 m away. The site point comes from OneMap, and walking routes are longer.
- The Sen
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
EdgeProp listed the Beauty World integrated transport hub, with Bukit V mall, as upcoming in October 2025, and ERA’s Marcus Chu told it the project should benefit from that hub and from works at Bukit Timah Community Club and the Rail Corridor.
Schools: two primary schools just over 1 km away
EdgeProp and Stacked Homes both say Bukit Timah Primary School is within 1 km. In a straight line from the site it is about 1,070 m, and Pei Hwa Presbyterian Primary School is about 1,340 m. The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| Bukit Timah Primary School | School | about 1,070 m |
| Pei Hwa Presbyterian Primary School | School | about 1,340 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$841 psf ppr
A joint venture of Sustained Land, Ho Lee Group and Greatview Development won the De Souza Avenue government land sale site in a tender that closed in July 2024 with two bids, paying S$278.9 million, or S$841 psf ppr, EdgeProp reports. Psf ppr is the price per sq ft of potential gross floor area. The site is about 207,156 sq ft, according to Stacked Homes. Mark Yip of Huttons Asia told EdgeProp the low land cost allows more competitive pricing than recent Bukit Timah launches. Stacked Homes put the S$841 psf ppr bid below every other launch in its table of recent land bids, which runs from Faber Residence at S$900 psf ppr to The Orie at S$1,360.
Homes and layouts: 347 homes in Classic and Prestige blocks
The three Classic blocks hold 267 homes of one to three bedrooms, from 452 to 1,109 sq ft, with nine homes on each floor. The two Prestige blocks hold 80 homes with three bedrooms and a study, or four bedrooms and a study, from 1,259 to 1,453 sq ft, with four homes on each floor. There are only 10 one-bedroom homes, and 167 of the 347 homes are two-bedroom, according to Stacked Homes. EdgeProp lists ceiling heights of 3.9 m on the first and top floors and 2.85 m on the floors between, and Prestige homes come with ducted air-conditioning and Miele kitchen appliances.
| Type | Size (sq ft) | Homes | Levels |
|---|---|---|---|
| 1-bedroom | 452 | 10 | – |
| 2-bedroom | 678 to 732 | 110 | – |
| 2-bedroom + study | 764 to 775 | 57 | – |
| 3-bedroom | 872 to 1,109 | 90 | – |
| 3-bedroom + study (Prestige) | 1,259 | 40 | – |
| 4-bedroom + study (Prestige) | 1,453 | 40 | – |
Source: Stacked Homes.
Facilities: a 50-metre pool and a childcare centre
The facilities include a 50-metre lap pool, family and children’s pools, a clubhouse with lounges, a tennis court, and BBQ pavilions and function spaces, according to Stacked Homes and EdgeProp. The three Classic blocks have sky gardens on their rooftops. A childcare centre with its own drop-off point is part of the project, a condition of the land sale according to EdgeProp. Car lots are one for each home, Stacked Homes says.
How the price compares with nearby condos
The 2-bedroom preview price of S$2,212 psf is about 50% above the middle value of the median resale psf of the older leasehold condos nearby (S$1,476 psf). Those three condos, Daintree Residence, The Hillford and The Raintree, have lease starts from 2003 to 2017. Against Verdale on De Souza Avenue, a 99-year lease from 2018, it is about 14% above, at S$1,942 psf. The freehold condo Forett at Bukit Timah resells at a median of S$2,323 psf in the table, above the preview price. The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| The Sen (guide price) | Jalan Jurong Kechil | 99-yr from 2025 | – | S$2,212 from | – |
| Daintree Residence | Toh Tuck Road | 99-yr from 2017 | 56 | S$2,055 | S$2,021 (41) |
| The Hillford | Jalan Jurong Kechil | 99-yr from 2013 | 25 | S$1,476 | S$1,476 (25) |
| The Raintree | Bukit Drive | 99-yr from 2003 | 22 | S$1,444 | – |
| Verdale | De Souza Avenue | 99-yr from 2018 | 28 | S$1,942 | S$1,913 (24) |
| Forett at Bukit Timah | Toh Tuck Road | Freehold | 35 | S$2,323 | S$2,301 (24) |
| Signature Park | Toh Tuck Road | Freehold | 46 | S$1,729 | – |
| Sherwood Condominium | Jalan Jurong Kechil | Freehold | 10 | S$1,486 | – |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|---|---|---|---|
| The Sen | Jalan Jurong Kechil | 99-yr from 2025 | 182 | S$2,341 |
| Nava Grove | Pine Grove | 99-yr from 2024 | 551 | S$2,486 |
| 8@BT | Bukit Timah Link | 99-yr from 2023 | 40 | S$2,694 |
Source: URA (caveats), Propwise calculation. Guide price: EdgeProp report of the preview prices, 17 Oct 2025.
The new sales at The Sen have a median of S$2,341 psf in these caveats, against S$2,486 psf at Nava Grove and S$2,694 psf at 8@BT, two other District 21 launches.
How it launched: a quiet weekend, then steady sales
Sustained Land previewed The Sen on 31 October 2025 and sold quietly through unit placement over 15 and 16 November, EdgeProp reports. On 15 November there was a morning session for the Prestige homes and an afternoon release of the Classic homes. The Prestige session sold 11 homes, seven of them the 1,453 sq ft four-bedroom homes with a study, of which there are 40. The Classic release sold 69. All 10 one-bedroom homes sold on the first day, and two-bedroom homes were 47.5% of sales, with three-bedroom homes about 30%.
The weekend average of S$2,358 psf is slightly under the S$2,400 psf that Kelvin Fong of PropNex had estimated at the preview from the S$2,199 psf starting price, and well under the S$2,770 psf he said new non-landed homes in the Rest of Central Region averaged in 2025. He called The Sen a compelling option in the region. Mark Yip of Huttons Asia said more than 75% of the homes sold cost less than S$2.5 million. Vincent Chew, a director of Sustained Land, called the turnout “measured” next to some recent launches and partly blamed year-end travel and buyer fatigue after many launches. He said launches in this area usually see slow but steady demand, mainly from owner-occupiers. Stacked Homes’ table of recent launches shows Nava Grove selling 65% at S$2,448 psf and Springleaf Residence 92% at S$2,175 psf, so the weekend’s 23% was below all of them.
URA’s developer-sales file, which counts homes as the developers report them to URA, has 77 of the 347 homes sold by the end of November 2025, with a median of S$2,339 psf for that month’s sales. That median is not the average that EdgeProp gave, so the two figures are close but are not the same measure. By September 2026 URA shows 180 of 347 homes sold, or 52%, at a median of S$2,386 psf for the newest month’s sales.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Nov 2025 | 347 | 77 | 22% | S$2,339 |
| 1 month later | Dec 2025 | 347 | 82 | 24% | S$2,341 |
| 3 months later | Feb 2026 | 347 | 90 | 26% | S$2,349 |
| 6 months later | May 2026 | 347 | 127 | 37% | S$2,410 |
| 12 months later | Nov 2026 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
What it costs to buy
At the preview price of S$1,499,000 for the 2-bedroom, 678 sq ft, buyer’s stamp duty is S$44,560 for everyone. Additional stamp duty depends on who is buying and how many homes they own: a Singapore citizen buying a first home pays none. A first-time bank-loan buyer borrows up to S$1,124,250 and puts down S$374,750, of which at least S$74,950 must be cash and the rest can be cash or CPF. The 3-month compounded SORA was 1.24% on 14 Oct 2026.
| Buyer | Buyer’s stamp duty | Additional duty (ABSD) | Total duties |
|---|---|---|---|
| Singapore citizen, first home | S$44,560 | None | S$44,560 |
| Singapore citizen, second home | S$44,560 | S$299,800 (20%) | S$344,360 |
| Permanent resident, first home | S$44,560 | S$74,950 (5%) | S$119,510 |
| Permanent resident, second home | S$44,560 | S$449,700 (30%) | S$494,260 |
| Foreigner | S$44,560 | S$899,400 (60%) | S$943,960 |
| Item | Amount | Basis |
|---|---|---|
| Price | S$1,499,000 | 2-bedroom, 678 sq ft, guide price from S$2,212 psf |
| Loan | S$1,124,250 | 75% limit for a first bank loan |
| Down payment | S$374,750 | 25% of the price |
| Of which cash at least | S$74,950 | 5% of the price; the rest can be cash or CPF |
| Interest rate | Monthly instalment |
|---|---|
| 2.0% a year (example) | S$4,155 |
| 2.5% a year (example) | S$4,442 |
| 3.0% a year (example) | S$4,740 |
| 4% a year (bank stress test) | S$5,367 |
Source: stamp duty and loan rules in the Propwise rules database (BSD in force from 15 Feb 2023), Propwise calculation. Guide price: EdgeProp report of the preview prices, 17 Oct 2025. MAS rules for the lending limits.
Banks test the loan at a 4% rate. At that rate the instalment is S$5,367, so a household with no other debts needs a gross monthly income of about S$9,759. Most of the loan on an uncompleted home is drawn in stages as construction progresses, so early payments are smaller.
Who it suits
The mix points to owner-occupiers. Vincent Chew told EdgeProp he expected HDB upgraders and empty nesters from nearby landed estates, plus young families drawn by the schools and greenery. ERA’s Marcus Chu said owners of older leasehold condos in Hillview and Bukit Batok, such as Southaven I and Parkview Apartments, may want a newer project with a fresh 99-year lease. A buyer who wants space for the money has a case: the 2-bedroom starts at S$1,499,000 for 678 sq ft, and 167 of the 347 homes are two-bedroom.
Investors have a thinner case. URA’s median rent in the Rest of Central Region was S$5.64 psf a month in Q3 2026, according to URA. At that rate a 678 sq ft home would let for about S$3,820 a month, a gross yield of about 3.1% on the S$1,499,000 preview price before costs, a Propwise calculation. The median covers all sizes and projects in the region, so a single project can differ. The nearest MRT station is about a 1.3 km walk away, according to Stacked Homes.
It does not suit buyers who want to walk to an MRT station, or who need to move in soon: the expected completion is the second quarter of 2029, according to Stacked Homes.
Strengths and trade-offs
Strengths
- A 50-metre lap pool, a tennis court and a clubhouse in a project of 347 homes, according to Stacked Homes.
- The land cost of S$841 psf ppr was low among recent bids, and Huttons’ Mark Yip said it allows more competitive pricing.
- The 2-bedroom preview price of S$2,212 psf is below the S$2,323 psf resale median of Forett at Bukit Timah, a freehold condo nearby.
- Next to Bukit Batok Nature Park, with Bukit Timah Nature Reserve close by, according to Stacked Homes.
- One car lot for each home, according to Stacked Homes.
Trade-offs
- No MRT station within walking distance; the nearest is about a 1.3 km walk, according to Stacked Homes.
- The preview price is about 50% above the older leasehold condos nearby and about 14% above Verdale.
- A launch weekend of about 23% sold, which the developer called “measured”.
- Only 10 one-bedroom homes, and all of them sold on the first day, so the lowest entry prices went early.
- A wait until the expected completion in the second quarter of 2029.
- Bukit Timah Primary School is about 1,070 m away in a straight line, just outside 1 km, though media reports say within 1 km.
