The Sen Review: Is It Worth Buying?

Verdict: The Sen, located in District 21 (Clementi / Upper Bukit Timah), seems positioned for buyers who value a more tranquil, low-rise residential environment and are comfortable with a longer wait until TOP. With a lease commencement from January 2025 and an expected TOP in August 2030, this project might suit those who are planning ahead for their next home or seeking a specific lifestyle in this established neighbourhood.

It might be less ideal for those looking for immediate move-in options or those prioritising large-scale condominium facilities often found in high-rise developments. The total number of units is not specified, but with 147 units already sold out of 186 available, it indicates a certain level of interest despite the project still being By BUC.

The Sen: The Pros

• Location in D21: Situated at 222, 224, 226, 228, 230 Jalan Jurong Kechil, it's in a well-regarded district known for its mature residential appeal.
• Low-Rise Development: As a residential low-rise project, it offers a different living experience compared to taller buildings, which some buyers prefer for privacy and a less dense environment.
• New 99-Year Lease: The leasehold commences from 20 January 2025, offering a fresh 99-year tenure.
• Variety in Unit Mix: The project offers a range of unit types from 2-Bedroom to 4-Bedroom + Study, catering to different family sizes and needs.

The Sen: The Cons

• Long TOP Waiting Time: With an expected TOP date of 31 August 2030, buyers will need to be prepared for a substantial waiting period.
• By BUC Status: The project is still By BUC (Building Under Construction), meaning buyers are purchasing based on plans and showflat previews.
• Developer Information: While the developer is SL Capital (8) Pte Ltd, more detailed developer background or past projects are not provided, which some buyers might look for.
• Total Unit Count Not Disclosed: The total number of units in the development is not provided, which makes it harder to assess the overall density and scale of the project.

Price Snapshot: The Sen vs. Comparables

Let's look at how The Sen's pricing stands against other 99-year leasehold projects in District 21. For more details on this project, you can visit The Sen project page.

Project	Price Range	PSF Range	Tenure Start	TOP
The Sen	$1,546,000 – $3,785,000	$2,258 psf – $2,755 psf	20 Jan 2025	31 Aug 2030
8@BT	$1,473,000–$5,308,000	$2,508 psf–$3,332 psf	13 Feb 2023	30 Dec 2027
Nava Grove	$2,194,900–$2,194,900	$2,792 psf–$2,792 psf	13 Feb 2024	13 Nov 2028

The Sen's PSF range starts lower than 8@BT and Nava Grove, which could be an attractive entry point for a new 99-year lease in D21, especially considering its expected TOP is further out than the comparables.

Unit Mix Highlights

The Sen offers a practical selection of unit types, with a good number of available units across most categories:

• 2 Bedroom (678–732 sq ft): Starting from $1,546,000, 45 of 110 units available.
• 2 Bedroom + Study (764–775 sq ft): Starting from $1,750,000, 46 of 57 units available.
• 3 Bedroom (872–1109 sq ft): Starting from $2,068,000, 25 of 90 units available.
• 3 Bedroom + Study (1259 sq ft): Starting from $2,975,000, 36 of 40 units available.
• 4 Bedroom + Study (1453 sq ft): Starting from $3,450,000, 34 of 40 units available.

It's worth noting the good availability in the 3 and 4-bedroom plus study configurations, which might appeal to larger families or those needing dedicated work-from-home spaces.

Showflat Checklist

When you visit the showflat for The Sen, consider these points:

1. Layout Efficiency: Pay close attention to the practical usability of the spaces, especially for the bedrooms and living areas. For study rooms, check if they are functional as a dedicated workspace.
2. Ceiling Height: As a low-rise development, check the ceiling heights to ensure a sense of spaciousness.
3. Finishes and Fittings: Inspect the quality of the provided finishes, appliances, and sanitary fittings.
4. Site Plan: Understand the exact location of your preferred stack within the development, especially in relation to noise sources, sun exposure, and views given its low-rise nature.
5. Commencement & TOP: Reconfirm the lease commencement date and expected TOP date and how it fits with your housing timeline.

The Sen photos

The Sen site plan

The Sen floor plans

• The Sen Unit Plan Measurements
• The Sen Floorplan

The Sen video tour

All information is subject to the developer's confirmation and may change without prior notice. Prices, charts and figures are indicative and for reference only; this material does not constitute financial or investment advice.

Kaeden Ong · Assistant Division Director, ERA Realty Network · CEA Reg. L3002382K