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Freehold
Is The Serra Residences freehold? Yes, and here is why it matters
Only 3 of about 20 Core Central Region launches projected for 2026 sit on freehold land. This is the data behind that scarcity, and how nearby freehold projects have transacted.
- Freehold launches of about 20 in the CCR, 2026
- 3
- Freehold non-landed median psf growth, 2015–2026 YTD
- 53%
- 5-year resale growth, freehold over 40 years, vs 26.9% for 99-year
- 32.2%
- Freehold psf premium over 99-year leasehold, 2025
- $557
Sources: REALIS transaction data; EdgeProp, 5 Mar 2026. Historical performance does not indicate future results.
Why freehold supply is thin
Most Government Land Sale sites awarded from late 2025 into 2026 carry 99-year leases. New freehold supply comes mainly from older sites redeveloped through collective sale, the route this site itself took.
From 2021 to 2025, freehold non-landed homes made up only 22–35% of private non-landed transactions by volume.
This site’s freehold history
The Serra Residences occupies the former Pastoral View and 11 Bassein Road site. Nearby collective sales show how selective that market has become.
Pastoral View and 11 Bassein Road sold en bloc for S$122M to Far East Organization (freehold), and redeveloped as The Serra Residences.
Dunearn Gardens sold for S$468M, later redeveloped as Pullman Residences Newton.
The Newton Lodge collective sale attempt did not proceed.
The Hillcrest Arcadia collective sale attempt failed at an asking price of S$920M.
Source: URA REALIS and public collective-sale records. For historical reference only.
How nearby freehold projects have transacted
| Project | Average psf, past year |
|---|---|
| Neu at Novena | $2,782 |
| Kopar at Newton | $2,614 |
| Fyve Derbyshire | $2,489 |
| Sky@Eleven | $2,378 |
| Viva | $2,325 |
Comparable District 9–11 freehold and near-CCR projects, with reported rental yields of 2.3%–3.4%. These are older resale projects, not like-for-like with a new launch. See current Serra prices.
The wider market
Median psf in the Core Central Region moved from $1,801 to $2,768 between 2015 and 2026 YTD, and in the Rest of Central Region from $1,392 to $2,249. Freehold non-landed homes moved from $1,392 to $2,130, a 53% increase.
H1 2026 recorded 128 prime-segment transactions worth S$1.1B, with average psf up 8.3% and S$5M+ CCR sales up 24.7% year on year.
Sources: REALIS; Knight Frank and The Business Times, 13 Jul 2026. For market context only, not investment advice.
Discuss the numbers with us
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