The Sen Has Sold 166 Of 347 Units At A Median Of S$2,339 psf — But Its Busiest Month Was Still Its First

A launch that sells nearly half its units in eleven months is doing fine. A launch that does most of that in its first month is a different story, and the monthly table tells both at once.

According to URA Data Service caveats, The Sen in District 21 has recorded 166 developer sales since November 2025, at an overall median of S$2,339 psf. That is 47.8% of its 347 units. Forty-three of those sales came in the three months to September 2026, and 22 in September alone. The median psf moved +1.9% from the first month, S$2,338 psf, to S$2,383 psf in September 2026. The project is on a 99-year lease and sits in the RCR. Here is what stood out to us when we put the monthly run, the size bands, and the surrounding resale market side by side.

November 2025 still accounts for more sales than any three later months combined in the table

The pattern here is the familiar launch shape. Sixty-five caveats landed in November 2025, then the pace dropped hard. December 2025 recorded five, January 2026 six, February 2026 five. March 2026 lifted to 15, and the months after that sat between five and 12.

What is notable is the pricing through that quiet stretch. The median psf did not drift in one direction. January 2026 came in at S$2,278 psf, the lowest month in the table, and May 2026 at S$2,410 psf, the highest until September. Monthly medians on five or six caveats move with whatever units happened to transact, so a single stack or floor can swing the figure. The cumulative column is the steadier read: 65 units by November 2025, 96 by March 2026, 144 by August 2026.

The month-by-month run is below.

September 2026 was the strongest month since the launch month itself

Twenty-two caveats in September 2026 is more than double August's 12, and the highest count in any month since November 2025. It is also the month with the second-highest median psf in the whole table, S$2,383 psf. Those two things moving together is worth noting, because the quieter months in the middle of the run did not show a consistent link between volume and price.

The chart below makes the shape plain. One tall bar at the start, a long flat stretch, then a step up in September 2026. What the caveat data cannot tell us is whether that September step reflects a change in the units being released, a change in pricing, or simply the timing of when caveats were lodged. Caveats are recorded on lodgement, not on the day a buyer signed.

The 70 to 89 sqm band has done the most volume, but the largest units carry the highest psf

Sixty-four of the 166 sales fall in the 70 to 89 sqm band, at a median area of 872 sqft, a median price of S$2,097,500 and a median S$2,342 psf. The 50 to 69 sqm band is close behind on count, 60 caveats at a median S$1,628,000 and S$2,344 psf. Together those two bands make up most of the project's recorded sales.

The psf spread across bands is narrow. Four of the five bands sit between S$2,265 psf and S$2,344 psf. The exception is 120 sqm and above, at S$2,453 psf on a median price of S$3,564,100, which is the highest psf in the table on the smallest count, seven caveats. Nine caveats under 50 sqm post the lowest band median at S$2,265 psf. With counts that small at both ends, the gap between the largest and smallest units should be read lightly.

The size breakdown is below.

The launch median sits 33.6% above resales within a kilometre

Within 1,000 m of The Sen, 494 resales across 71 completed projects over the 24 months to September 2026 had a median of S$1,750 psf. The launch median of S$2,339 psf is +33.6% against that. That is a gap between new sales and secondary stock, not a like-for-like comparison: the resale pool spans different ages, tenures and unit mixes.

The project-level table shows how wide the resale range is. Daintree Residence, 320 m away, recorded 58 resales at S$2,055 psf, the highest median among the eight projects listed. Forett@Bukit Timah, freehold and 397 m away, is next at S$2,336 psf on 32 resales. At the other end, The Hillford on a 60-year lease recorded 24 resales at S$1,473 psf, and The Raintree 22 at S$1,444 psf. Tenure and remaining lease vary enormously inside that one-kilometre radius, which is most of why the medians fan out the way they do.

The nearest resale projects by volume are below.

Among District 21 launches, The Sen's median psf is the lowest of the five recorded

Over the 12 months to September 2026, Nava Grove sold the most of any other District 21 launch, 75 caveats at a median of S$2,649 psf. Pinetree Hill follows with 56 caveats at S$2,596 psf, and 8@Bt with 34 at S$2,685 psf. The Reserve Residences recorded two caveats and a landed transaction at Sunset View one, so those two medians rest on almost nothing.

Set against The Sen's overall S$2,339 psf, the three active comparables all sit higher. These are different sites, different unit mixes and different stages of their selling runs, and the 12-month window for the others does not line up with The Sen's eleven months since November 2025. Still, the ordering is consistent across all three of the higher-volume projects, which is more than a one-project quirk.

The District 21 launch comparison is below.

In pictures

Two things the data leaves open. First, whether the September 2026 step up in volume holds, or whether it reads as another one-month spike like March 2026 did. Second, what happens to the band medians as the remaining units clear, since 120 sqm and above has only seven caveats so far and the under-50 sqm band nine. The next few months of caveats will also show whether the S$2,383 psf median in September 2026 settles into the run or sits as an outlier. Resale medians within the kilometre move slowly, so that 33.6% gap is unlikely to shift much on a quarterly basis.

A single month's median rarely settles anything on its own, and this project is a clean example. Read November 2025 alone and you see a launch that flew. Read the middle months alone and you see one that stalled. The 166 cumulative caveats, the size bands, and the surrounding resale pool together say something the individual months cannot. That is usually where the useful part sits.

Method: URA caveats for developer sales ('new sale') at the project, dated to the month. Size bands by the caveated floor area. The nearby comparison is resale caveats in completed projects within one kilometre over 24 months, unadjusted for size, age or floor. Units sold is the caveat count, which lags option exercises by weeks. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.