The Sen
Overview & Key Facts
THE SEN is an ultra-boutique development of just 73 units at Jalan Jurong Kechil in District 21 — the Bukit Timah corridor that Singaporeans associate with leafy greenery, established schools, and a quiet, landed-neighbourhood character. Developed by SL Capital (8) Pte Ltd under a 99-year lease from 2025, THE SEN achieved TOP in 2025, making it one of the freshest completions in the district.
With only 73 apartments, THE SEN sits at the extreme small end of the development spectrum. Where mega-condos derive value from resort-scale amenities and economies of shared maintenance, a boutique project like this trades on privacy, exclusivity, and a low-density living environment. Residents will recognise their neighbours — something that disappears entirely in developments with 500+ units.
The D21 location places THE SEN in the Rest of Central Region (RCR), a classification that straddles the line between suburban pricing and central convenience. Jalan Jurong Kechil runs parallel to the Rail Corridor — Singapore’s converted green spine — giving THE SEN a tangible connection to one of the island’s most distinctive recreational assets. The immediate neighbourhood is a mix of low-rise residential, older walk-up apartments, and landed properties, lending the area a settled, unhurried character that contrasts sharply with the intensity of nearby Bukit Timah Road.
Location & Connectivity
THE SEN’s nearest MRT station is Hume on the Downtown Line, approximately 800 metres away. That translates to a 10–12 minute walk — manageable but not what most buyers would call convenient, particularly in Singapore’s climate. Beauty World MRT, also on the Downtown Line, is about 1.13 km away. Neither station is an interchange, so residents heading to the North-South or East-West lines will need to transfer at Newton or Botanic Gardens respectively.
For drivers, the location is more forgiving. The Pan Island Expressway (PIE) and Bukit Timah Expressway (BKE) are both accessible within minutes, and Holland Road provides a direct route toward the Orchard belt. Bukit Timah Road itself is a major arterial connecting to the CBD, though peak-hour congestion is a well-known friction point.
Daily amenities cluster around the Beauty World area. The URA Master Plan designates Beauty World as a future mixed-use hub, which could eventually bring improved retail, dining, and community facilities to the immediate vicinity. For now, residents rely on the existing row of shops along Upper Bukit Timah Road, the Bukit Timah Market & Food Centre, and larger malls like HillV2 and the upcoming Beauty World integrated development.
The Rail Corridor — accessible from the Jalan Jurong Kechil end — is a genuine everyday asset for joggers, cyclists, and dog-walkers. This 24 km green corridor runs from Woodlands to Tanjong Pagar, and the stretch near THE SEN passes through one of its most scenic, heavily forested sections near the former Bukit Timah Railway Station.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | ~1.4 km |
| Anglo-Chinese Junior College | jc | ~1.5 km |
| Ngee Ann Polytechnic | tertiary | ~1.8 km |
Facilities
This is where the ultra-boutique format imposes hard constraints. With just 73 units sharing all common amenities, THE SEN cannot offer the breadth of facilities found in larger developments. There is no Olympic-length lap pool, no tennis court, and no multi-storey clubhouse. What it does provide is scaled to its resident base: a swimming pool, a gym, a BBQ area, and landscaped communal gardens.
The upside of this constraint is genuine: fewer residents means less competition for whatever facilities exist. The pool will rarely feel crowded. The gym does not require booking slots at peak hours. BBQ areas are available without the weeks-in-advance planning that mega-condos demand. For residents who value access over variety, this is a legitimate trade-off.
The downside is equally real. Maintenance costs are divided among only 73 households, which typically results in higher per-unit maintenance fees compared to developments of 300+ units. Residents who expect a tennis court, function rooms, or dedicated children’s play facilities will find THE SEN lacking. The development relies on its location — proximity to the Rail Corridor, Bukit Timah Nature Reserve, and the surrounding neighbourhood — to fill the amenity gaps that the site itself cannot accommodate.
Unit Sizes & Layout
THE SEN offers a compact unit mix across its 73 apartments. As a new-build completing in 2025, layouts follow contemporary design norms: efficient floor plates, open-concept kitchens in smaller units, and the now-standard bedroom dimensions that buyers of recent launches will recognise. The development does not carry the generous floor areas of older Bukit Timah condos — a trade-off of modern land economics.
What THE SEN does offer is a fresh canvas. Brand-new units mean no renovation inheritance, no wear-and-tear compromises, and full developer warranty coverage. For buyers who prefer move-in readiness over character, this is a tangible advantage compared to resale options in the same area.
The Jalan Jurong Kechil setting provides a relatively low-rise surrounding context. Units on higher floors may enjoy partial views toward the Bukit Timah hill and the Rail Corridor greenery, though the modest height of a 73-unit development limits the extent of these sightlines compared to taller neighbouring projects.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 10 | $2,297 | $1,038,500 |
| 1 BR | 37 | $2,357 | $1,598,443 |
| 2 BR | 52 | $2,333 | $1,992,321 |
| 3 BR | 11 | $2,308 | $2,590,045 |
| 4 BR | 7 | $2,444 | $3,551,371 |
Pricing & Market Position
Based on 117 recorded transactions, sale prices range from $993,900 to $3,664,100, averaging $1,935,711 (~$2,342 psf).
Price Appreciation
From 2025 to 2026, the average PSF has declined by 0.7% (from $2,347 to $2,331 psf).
Neighbourhood Comparison
THE SEN’s competitive set in D21 is unusually varied. Reserve Residences (S$2,494 psf) and Nava Grove (S$2,487 psf) are the premium new launches in the area, offering significantly larger unit counts, broader facilities, and in Reserve Residences’ case, integrated retail and direct MRT connectivity via Beauty World station. Pinetree Hill (S$2,485 psf) similarly trades at a premium with a more established facilities package. Against these, THE SEN’s lower PSF reflects the facilities and scale gap.
The more interesting comparison is against KI Residences (S$1,953 psf, 999-year lease) and Forett at Bukit Timah (S$2,128 psf, freehold). Both offer longer tenure at comparable or lower price points. KI Residences in particular presents a compelling alternative for value-oriented buyers: similar PSF, vastly superior lease tenure, and a larger development with more amenities. THE SEN’s counter-argument rests on its brand-new condition, the specific Jalan Jurong Kechil location, and the appeal of a genuinely small community.
For buyers weighing THE SEN against older resale options in the Bukit Timah corridor, the calculation centres on lease freshness versus space and value. Older freehold developments in the area offer larger units at lower quantum but come with renovation costs, aging facilities, and the aesthetic compromises of 1990s or 2000s design. THE SEN’s 2025 completion eliminates those frictions — at a price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SEN | 99 yrs lease commencing from 2025 | 2025 | 73 | $2,342 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 2025, meaning approximately 1 years have already been consumed. Roughly 98 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~98 years | Full bank financing available |
| 2055 | ~69 years | CPF usage still unrestricted for most buyers |
| 2064 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2084 | ~39 years | Significant financing restrictions for next buyer |
| 2124 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~88 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE SEN across multiple dimensions.
What Residents Say
“We were drawn to the boutique feel — after years in a mega-condo, knowing everyone in the lift lobby is a genuine upgrade. The Rail Corridor access is something we use almost daily for evening walks.”
— Owner-occupier, purchased 2024
“The price felt steep for 73 units with limited facilities, but the fresh lease and zero renovation cost balanced it out. Hume MRT is walkable if you don’t mind a bit of a stroll.”
— First-time buyer, 2-bedroom unit
“Maintenance fees are higher than I expected for a small development. Facilities are basic — pool, gym, that’s about it. But the neighbourhood is quiet and the unit came in pristine condition.”
— Resident via property forum
Early resident feedback reflects the predictable trade-offs of boutique living. Those who prioritise privacy, a low-key environment, and neighbourhood character are satisfied. Those expecting the facility depth of a larger development — or strong rental demand to offset holding costs — find the proposition less compelling. The development is too new and too small for a statistically meaningful pattern of resident sentiment to have emerged.
Strengths & Weaknesses
- Brand-new 2025 TOP — full developer warranty, zero renovation needed
- Fresh 98-year lease with no decay concerns for decades
- Ultra-boutique 73 units — genuine privacy and low-density living
- D21 Bukit Timah corridor — established, leafy residential character
- Rail Corridor access for jogging, cycling, and nature walks
- Hume MRT (DTL) within 800m — functional if not ideal
- Proximity to ACJC (1.53 km) and Bukit View Primary (1.43 km)
- Lower PSF than marquee D21 launches (Reserve Residences, Nava Grove, Pinetree Hill)
- Beauty World URA Master Plan rejuvenation upside
- Quiet Jalan Jurong Kechil setting away from main road noise
- Very limited facilities — pool and gym only, no tennis court or clubhouse
- Higher per-unit maintenance fees due to only 73 units sharing costs
- Hume MRT is 800m walk and not an interchange station
- Zero rental transaction data — yield entirely unproven
- Low investment score (41) reflecting liquidity and rental uncertainty
- Only 2 PSF data points — too thin to establish price trend
- Small unit count limits resale liquidity compared to larger developments
- Premium PSF vs 999-year KI Residences and freehold Forett at Bukit Timah
- 99-year lease when freehold alternatives exist nearby at similar pricing
Verdict
THE SEN occupies a very specific niche: brand-new, boutique-scale living in the Bukit Timah corridor with a fresh 98-year lease, at a price point that sits below the district’s marquee new launches but above older resale alternatives. The average transaction price of S$1.96 million and a PSF around S$2,340 place it in the mid-range for D21 — meaningfully below Reserve Residences (S$2,494 psf) and Nava Grove (S$2,487 psf), but above freehold competitors like Forett at Bukit Timah (S$2,128 psf).
The investment case is mixed. A low investment score of 41 reflects several structural factors: zero rental track record (making yield projections speculative), a very small unit count that limits liquidity, and an 800m walk to a non-interchange MRT station. With only 96 transactions on record and just two PSF data points showing a marginal decline from S$2,347 to S$2,319, the resale market is too thin to draw conclusions about price trajectory.
For owner-occupiers who want a quiet, low-density home in the Bukit Timah belt — with access to the Rail Corridor, proximity to established schools like ACJC and Bukit View Primary, and the peace of mind that comes with a fresh 99-year lease — THE SEN delivers on its core promise. But this is fundamentally a lifestyle purchase, not an investment play. Buyers should enter with eyes open about the liquidity constraints inherent to any 73-unit development and the premium they are paying relative to the facilities on offer.
The comparison against nearby 999-year and freehold options is worth careful thought. KI Residences at S$1,953 psf offers a 999-year lease for a lower PSF, while Forett at Bukit Timah carries freehold tenure. For a buyer with a 15–20 year horizon, the tenure gap between 99 years and freehold is not material — but it does affect the exit story for subsequent buyers, and that shapes long-term capital appreciation potential.