PRIMEKEY ANALYSIS · 2026

The Sen

D21·Bukit Timah| 99 Year Leasehold | 347 UNITS | RCR

31/40

Good

31 out of 40. A rare combination for an RCR launch — 3.89% rental yield, 98 years of fresh lease, and three GLS sites already reshaping the Bukit Timah corridor. The MRT walk is twelve minutes, but the yield and growth case more than make up for it.

Let's review what Stevia see's on the ground for everyday conveniences followed by highlights from the PrimeKey report.

SCHOOL TIER

Elite

Pei Hwa Presbyterian Primary · within 2 km

Rental Yield
.3.89%
RCR

GLS SITES
3
Within 2km

From The Ground, Not The Brochure

Living Around The Sen

The numbers tell you what a home is worth. Day to day, this is what it actually feels like to live around here.

01 GROCERIES

Where can you get groceries near The Sen?

For families who drive, there's a good choice of supermarkets a short 5mins drive away. FairPrice Finest at Bukit Timah Plaza, Cold Storage at The Rail Mall, and Giant at Beauty World Centre near Beauty World MRT. If Sheng Siong is your usual go-to, there's an outlet at Junction 10 just 10 minutes away too.

Whether it's the weekly grocery run or something for tonight's dinner, you have options without heading far from home. A plus that you will likely pass by one of them on the way home.

02 OUTDOORS

What is there to explore outdoors?

This is one of the things I like most about the area. You can choose between a proper workout and a slow morning outdoors.

Bukit Batok Nature Park has uphill stretches to get your legs working, or gentler paths for a quiet stroll towards the quarry. It's a lovely place to slow down and take in the greenery.

There's also Bukit Timah Nature Reserve, Hindhede Nature Park with its quarry lookout, and the 24km Rail Corridor. Our family enjoys joining the Rail Corridor near King Albert Park and walking to The Rail Mall for breakfast. A little fresh air, some movement, and something good to eat at the end.

03 PLAY

What about a simple playground outing?

Some afternoons, all you need is somewhere for the children to play. Jalan Tekukor Playground, tucked inside the nearby landed estate, is an easy pick for an outdoor play session.

As a mum, I appreciate having places like this close by. Getting the children out of the house doesn't have to become a whole-day outing.

04 EATING OUT

Where do you eat when you don't feel like cooking?

Some days you want to eat out, skip the cooking, or linger over a weekend brunch. There's plenty to choose from close by.

Bukit Timah hawker centre covers the local favourites. For coffee and brunch, try the cafes along Lorong Kilat, at The Rail Mall and at Bukit Timah Plaza.

05 SCHOOL RUN

What if Pei Hwa Presbyterian is on your list?

Pei Hwa Presbyterian Primary is within 2km of The Sen. From the 2027 Primary 1 registration, it is one of 12 schools under MOE's new two-track scheme for Phase 2C.

Here's what that means for you. Half the Phase 2C places go to children living within 2km, and there's no extra priority for living closer inside that group. A home at The Sen puts your child in the within-2km track.
Getting there is easy too. There are 6 direct buses from The Sen to Pei Hwa Presbyterian, so the morning school run doesn't have to depend on the car.

Notes from Stevia, a Bukit Timah local

THE PILLARS OF GROWTH

Why This Project Stands Out

Premium Yield

3.89% rental yield in the RCR puts this near the top end of the market. For investors, that means stronger cash flow from day one and a faster path to breaking even on holding costs.

Land Pipeline

Three Government Land Sales sites sit within 2km, including Bukit Timah Link and Hillview Rise. Each new launch sets a higher land benchmark for the area, quietly pulling resale values up over time.

Upgrader Demand

1,742 HDB units within 2km are reaching their five-year mark over the next decade. That is a steady, built-in pool of upgrader buyers waiting in the wings.

REWARDS & RISKS

The highlights

— ▲ What's working in its favour

3.89% rental yield in the RCR — among the strongest income returns for a new launch in this region
98 years of fresh lease — no LTV restrictions for future buyers, no equity decay over the holding period
Three GLS sites within 2km including Bukit Timah Link, Reserve Residences and Hillview Rise — active corridor repricing
Bukit Timah Primary School (Premium tier) within 1km — proven Phase 2B/C demand from school-priority families
347 units offers a healthy balance — large enough for full facilities and resale liquidity, small enough to keep the address feel
1,742 MOP cluster units within 2km — sustained upgrader pressure on the private market over the coming decade

—▽ Things to keep in mind

12-minute walk to Beauty World MRT — workable for car owners and short bus connections, but not a doorstep commute
1.2km to the Beauty World Growth Hotspot — close enough to ride the spillover, but the project sits outside the official zone
Only one Premium-tier school within 1km — solid for families, but not the same pull as an Elite-tier catchment

So, what's the verdict?

31 out of 40, with two perfect scores where they matter most — yield and tenure. The Sen does something unusual for an RCR launch: it pays you well to hold while three nearby GLS sites quietly lift the floor under your asset. The MRT walk is the trade-off, but there are plenty of buses at the bus stop right in front of it. For investors and families who value daily convenience, nearby amenities and activities over the doorstep MRT, the income today and the growth runway tomorrow are both genuinely strong.

Yield + Growth Buy

Best Suited For
Bukit Timah Families | Long Term Holders | Own-stay

INVESTMENT ANGLE

The Yield +Growth
Case

The Sen is a dual-engine play. Yield carries you in the early years, and the GLS corridor does the heavy lifting on capital growth over the medium term.

The Income Engine

3.89% Yield · RCR

A 3.89% rental yield in the RCR is a strong starting point. Combined with the 98-year tenure, the holding cost story works cleanly — rental covers more of the mortgage from year one, and there is no lease-driven discount to worry about at the exit.

The Corridor Lift

3 GLS · Bukit Timah

Bukit Timah Link and Hillview Rise are all repricing the corridor in real time. Every new launch sets a fresh land benchmark for the area, and resale prices for existing projects tend to follow. The Sen enters before those benchmarks are fully written.

The Family Anchor

Bukit Timah Primary · 1km

Bukit Timah Primary inside the 1km radius gives Phase 2B/C priority — a draw for families that has held its value through every market cycle. With the new two track p1 registration scheme for Pei Hwa Presbyterian Primary, this gives additional draw to the Sen. On top of that, 1,742 MOP units nearby, the upgrader demand pipeline is real and dated, not hypothetical. This means your future buyers will come from multiple sources driven by different motivations.

Investment Tip
— Two engines, one asset

"Most launches give you either yield or growth. The Sen offers both — a near-best-in-class RCR rental yield to hold you through the early years, and a Bukit Timah land corridor being actively repriced to do the work on capital appreciation. For day to day living, the daily convenience and nearby amenities are a huge plus. Extensive bus network in the region also makes up for the lack of doorstep MRT ."

- Stevia Ng Gogna

TAKE THE NEXT STEP

Ready to look at the numbers properly?

The Sen has a strong case for both income and growth buyers — but the right stack depends on your holding period, financing position and exit plan. Let us work through it together.

PrimeKey Analysis is a scoring tool by Navis (a division of Huttons Asia). For comparison only. Not financial or investment advice. Always consult a qualified professional before making any decision. Past results don't guarantee future returns. Stevia Ng · CEA R069539E · Huttons Asia Pte. Ltd. L3008899K