The Sen Is $500 psf Below the Bukit Timah Launches That Just Sold Out
If you have been waiting for the right home in Bukit Timah, the district has been closing around you. Nava Grove is down to its last home of 552 — a two-bedroom-plus-study at $2,792 per square foot. Pinetree Hill has one left of 520, and it is a penthouse. Between them, 1,070 of 1,072 are sold.
The Sen’s two-bedrooms start at $2,258.
Same district, roughly $500 per square foot less — and unlike those two, you can still choose.
You would also be in it sooner. The developer is building to Q2 2028, a full year before the contract obliges them to hand over — and the next new homes in this stretch of Bukit Timah are not expected until 2031.
You can still pick your home
| Layout | Size (sqft) | From | psf | Available |
|---|---|---|---|---|
| 2 Bedroom | 678 – 732 | $1,546,000 | $2,258 | 45 |
| 2 Bedroom + Study | 764 – 775 | $1,750,000 | $2,279 | 47 |
| 3 Bedroom | 872 – 1,109 | $2,068,000 | $2,284 | 26 |
| 3 Bedroom + Study | 1,259 | $2,975,000 | $2,363 | 36 |
| 4 Bedroom + Study | 1,453 | $3,450,000 | $2,374 | 34 |
The Sen’s own price list, 3 September 2026.
All five layouts are open. Stack, floor, outlook — those are still your decision here. At Nava Grove and Pinetree Hill there is one unit and you take it or you leave it.
What the gap is worth in money
Against Nava Grove’s last home, $534 per square foot on 700 square feet is about $370,000; on 1,100 square feet it is $580,000. That is not a rounding difference on a fit-out; it is a different mortgage.
| Project | Available | 2–3 bedroom from |
|---|---|---|
| The Sen | 188 of 347 | $2,258 psf |
| 8@BT | 39 of 158 | $2,540 psf |
| Nava Grove | 1 of 552 | $2,792 psf |
| Pinetree Hill | 1 of 520 | — its last home is a penthouse |
District 21, each from its current price list, 3 September 2026, comparing the entry price of a two- or three-bedroom in each.
Where it sits among projects its own size
Compare like with like. Take the entry price of a two- or three-bedroom in each project — a one-bedroom or a penthouse sets a price per square foot no ordinary buyer can act on — count only developments still being built, and only those of 200 homes or more, the scale that brings real facilities and a resale market of its own.
Among the large new launches still selling in Districts 5, 12 and 21 — the belt The Sen actually competes in — one is priced below it, and that one is running a promotion.
| Project | District | Total homes | 2–3 bed from |
|---|---|---|---|
| Terra Hill | D5 Pasir Panjang | 270 | $2,208 |
| The Sen | D21 Bukit Timah | 347 | $2,258 |
| Hudson Place Residences | D5 one-north | 327 | $2,411 |
| Bloomsbury Residences | D5 Media Circle | 358 | $2,599 |
| The Orie | D12 Toa Payoh | 777 | $2,676 |
| Nava Grove | D21 Ulu Pandan | 552 | $2,792 |
New-launch developments of 200 homes or more still selling in Districts 5, 12 and 21, from their current price lists, 3 September 2026.
About Terra Hill. It is the one project on this list priced below The Sen — but by less than it first appears. Its headline $1,933 per square foot is a top-floor penthouse; its ordinary three-bedroom is $2,208, fifty dollars a foot below The Sen, and at $2,140,000 for 969 square feet it costs more in total than The Sen’s three-bedroom at $2,068,000.
It is also freehold, which The Sen is not, and that is a real argument. Against it: Pasir Panjang rather than Bukit Timah, 52 homes left of 270 — 31 of them penthouses — and the prices are a promotion, so the gap may not be there next month. If freehold matters more to you than the address, go and look at it. I would rather point you there than have you find it and wonder what else I left out.
Beyond that belt, on the same basis, all seven prime-district new launches of this size in the set above cost more per square foot. So do seven suburban ones — and that is the table worth sitting with:
| Project | District | Region | Total homes | 2–3 bed from |
|---|---|---|---|---|
| Elta | D5 Clementi | OCR | 501 | $2,906 |
| J’Den | D22 Jurong | OCR | 368 | $2,631 |
| Pinery Residences | D18 Tampines | OCR | 588 | $2,608 |
| Vela Bay | D16 Bedok | OCR | 515 | $2,591 |
| Lentoria | D26 Lentor | OCR | 267 | $2,435 |
| Chuan Park | D19 Serangoon | OCR | 916 | $2,370 |
| Lentor Gardens Residences | D26 Lentor | OCR | 499 | $2,292 |
| The Sen | D21 Bukit Timah | RCR | 347 | $2,258 |
Outside Central Region developments of 200 homes or more, still building, that cost more per square foot than The Sen for a two- or three-bedroom.
Every one of those is a suburban address. You can pay more for Lentor, Bedok, Jurong or Serangoon today than for Upper Bukit Timah.
What you are actually buying
Five ten-storey blocks around a landscape deck — low-rise, in a part of Singapore that stays low-rise because the nature reserve says so.
A 50-metre lap pool runs the length of it, with a family pool and a barbecue pavilion alongside.
Getting out of it
- Hume station — about 1 km by the roads you would actually walk, some thirteen minutes
- Beauty World station, with the mall and the bus interchange — about 1.4 km
- Either is two or three minutes by car. From Beauty World the Downtown Line reaches Botanic Gardens in four stops and Bugis in nine; Orchard takes one change at Newton, a stop up the North-South Line
What is around it
- Bukit Timah Nature Reserve, Bukit Batok Nature Park and the Rail Corridor at the back door
- Pei Hwa Presbyterian, Bukit Timah Primary, Keming and Bukit View for the school run
The lease runs 99 years from January 2025 — a fresh one, not a resale clock someone else has already started.
Why does it cost less, then?
Because it is a different address, and I would rather say so than have you find out at the showflat. Nava Grove and Pinetree Hill sit at Pine Grove in Ulu Pandan, nearer Holland Village and one-north. The Sen is further up Upper Bukit Timah, on Jalan Jurong Kechil. It is also smaller — 347 homes, ten storeys, no five-hundred-unit estate.
Whether that is worth $500 psf to you is the real decision. But the discount is not a mystery, and it is not a defect.
Your keys a year early — with the contract as your floor
| What the developer is building to | Q2 2028 |
| What the contract obliges them to | Q2 2029 |
Most launches give you one date: the one the sale and purchase agreement forces them to meet. The Sen is being built to a date a year ahead of that.
That year is not an abstraction. If you are moving in, it is a year sooner out of wherever you are now. If you are letting it out, it is a year of rent the contract never promised you.
Then look at what comes after. The next new homes in this stretch of Bukit Timah are the Turf City parcels on Dunearn Road — the second of them awarded in May 2026, with URA expecting completion in 2031. So the real choice is not 2028 against 2029. It is a home in about eighteen months, or waiting three years longer for whatever launches next.
It is selling now
Since we started tracking The Sen’s price list every morning, five homes have gone in four days — 193 on 31 August, 188 on 3 September. That is a short window and I will not dress it up as a trend, but it is why this post exists rather than sitting in drafts.
What I would tell a friend
Buying to live in it: compare what the money buys. At 8@BT, $1,473,000 gets a 517 sqft one-bedroom at $2,849 psf. At The Sen, $1,546,000 gets a two-bedroom of 678 to 732 sqft — about $73,000 more for an extra bedroom and nearly 200 more square feet. For a family, the three-bedroom at $2,068,000 is where this project makes its best case.
Buying to hold: the number to sit with is not The Sen’s price but what land here costs a developer now. The Turf City parcel on Dunearn Road went for $1,625 per square foot per plot ratio in May 2026 — land alone, before a single brick.
Still waiting for Bukit Timah to come down: look at the table again. The lower-priced ones have sold.
Common questions
How much does The Sen cost?
From $1,546,000 for a two-bedroom of 678 to 732 square feet, about $2,258 per square foot. Three-bedrooms start at $2,068,000 and the four-bedroom plus study at $3,450,000.
How many units are left at The Sen?
188 of 347 as at 3 September 2026, and all five layouts are still available — two-bedroom, two-bedroom plus study, three-bedroom, three-bedroom plus study, and four-bedroom plus study.
Why does The Sen cost less than Nava Grove or Pinetree Hill?
A different address. Those two are at Pine Grove in Ulu Pandan, nearer Holland Village and one-north. The Sen is on Jalan Jurong Kechil in Upper Bukit Timah, about 1 km on foot from Hume station and 1.4 km from Beauty World, both on the Downtown Line, and it is a smaller ten-storey development of 347 homes.
When will The Sen be completed?
The developer projects Q2 2028. The sale and purchase agreement requires completion by Q2 2029, and that is the date that binds.
Which schools are near The Sen?
Pei Hwa Presbyterian Primary, Bukit Timah Primary, Keming Primary and Bukit View Primary are all in range, with Bukit Timah Nature Reserve and the Rail Corridor beside the development.
How do I see the unit chart or arrange a viewing?
Robert Peng, on +65 9751 5995 or robert@propertystory.sg. Licensed real estate salesperson with PropNex Realty Pte Ltd, CEA registration R006562I.
Who to contact
For enquiries about The Sen, contact Robert Peng at +65 9751 5995.
- Name
- Robert Peng
- Phone / WhatsApp
- +65 9751 5995
- Agency
- PropNex Realty Pte Ltd
- CEA registration
- R006562I
Ask me about The Sen
Tell me the layout you are after — two-bedroom, three, or the four with the study — and I will come back with what is left in that stack, the floors still open, and the actual price against the unit next to it. If The Sen turns out not to be the one, I will say so.