Dunearn House deserves a place in your property portfolio
Bukit Timah is undergoing one of the most remarkable urban transformations in Singapore’s residential history.
Bukit Timah is undergoing one of the most remarkable urban transformations in Singapore’s residential history. The redevelopment of the historic 140-hectare Turf City precinct into a modern, eco-centric housing enclave set to yield between 15,000 and 20,000 high-quality homes represents a once-in-a-generation master-planning milestone. Positioned right at the gateway of this grand vision along Dunearn Road, Dunearn House stands as the very first private residential launch within this transformative corridor. Jointly developed by Frasers Property, Sekisui House, and CSC Land Group, this 380-unit 99-year leasehold condominium offers buyers an unprecedented first-mover opportunity in District 11. In this comprehensive editorial walkthrough, we explore the site, evaluate the land economics, examine the floor plan configurations, and analyze whether Dunearn House deserves a place in your property portfolio.
For decades, Bukit Timah (District 11 and District 21) has been revered as Singapore’s gold standard for prime landed living, low-density exclusivity, and elite schooling corridors. However, land supply in the Core Central Region (CCR) has remained notoriously scarce, with new launches primarily restricted to small boutique infill plots or expensive en-bloc redevelopments. The release of the Dunearn Road Government Land Sales (GLS) plot marks a pivotal shift, unlocking 145,256 square feet of prime residential real estate positioned directly between the established Swiss Club landed enclave and the vibrant Sixth Avenue commercial corridor.
With starting entry prices anticipated around $1.475M for 2-bedroom units, Dunearn House creates an accessible entry point into the prestigious CCR market without compromising on transport connectivity, spatial efficiency, or future capital growth catalysts.
1. The Master Plan: Unlocking the Turf City Transformation
To truly understand the value proposition of Dunearn House, one must look at the macro picture of the Urban Redevelopment Authority’s (URA) Master Plan for the Turf City region. Occupying approximately 140 hectares of prime land that formerly housed the Singapore Turf Club racecourse from 1933 to 1999, Turf City is the largest contiguous piece of central land earmarked for residential redevelopment in recent history.
Over the next two decades, the area will be methodically transformed into an eco-conscious, car-lite residential district featuring 15,000 to 20,000 new public and private housing units. This mega-township will be anchored by heritage preservation corridors, civic spaces, integrated sports centers, lush community parks, and a brand-new underground MRT station on the Cross Island Line (CRL)—Turf City MRT Station (CR14).
Why First-Mover Advantage Matters in Real Estate Transformation
Real estate investors in Singapore know that being the pioneer project in a government-backed transformation zone historically yields substantial capital appreciation. When Jurong Lake District, Marina South, and Punggol Digital District were first unveiled, early buyers in the initial launches captured significant upside as subsequent land parcels were auctioned at progressively higher land rates.
The First-Mover Price Protection Buffer
The financial foundation of Dunearn House is further bolstered by the immediate valuation buffer established by adjacent land sales.
- Dunearn House Land Rate: $1,410 psf ppr (Secured by Frasers JV)
- Adjacent GLS Land Parcel Rate: $1,625 psf ppr ($215 psf ppr higher)
- Safety Margin: Buyers at Dunearn House enter at a significantly lower land cost basis than the neighboring plot, securing immediate built-in equity.
As future government land sales (GLS) in Turf City are released over the coming decade, rising land acquisition costs and infrastructure development will naturally push selling prices higher across the entire estate, raising the floor price for early developments like Dunearn House.
2. Project Fact Sheet & Developer Consortium
Dunearn House is developed by Phoenix Dunearn Pte Ltd, a joint venture partnership bringing together three industry titans: Frasers Property Singapore, Sekisui House Limited, and CSC Land Group. This power trio combines local master-planning expertise, world-renowned Japanese architectural precision, and robust engineering capabilities.
| Project Attribute | Details |
|---|---|
| Development Name | Dunearn House |
| Developer | Frasers Property, Sekisui House & CSC Land Group (JV) |
| Site Address | 760, 762, 766, 768, 770 Dunearn Road, Singapore |
| District & Planning Area | District 11 (Bukit Timah / Newton-Novena) |
| Tenure | 99-Year Leasehold |
| Site Area | ~145,256 sq ft (13,492 sqm) |
| Total Units & Height | 380 Residential Units across 2 blocks of 19 storeys & 3 blocks of 10 storeys |
| Successful GLS Bid | $491.45 Million ($1,410 psf ppr) |
| Target Preview / Booking | Preview: July 2026 | Launch: July 25, 2026 |
| Estimated TOP | December 31, 2030 |
Developer Track Record: A Symphony of Excellence
1. Frasers Property Singapore
A multinational real estate brand known for iconic residential projects like Watertown, Seaside Residences, Rivière, and Riviere. Frasers brings decades of experience in creating community-focused, sustainable master-planned developments.
2. Sekisui House Limited
Japan’s premier residential builder, internationally acclaimed for eco-friendly architectural design, biophilic principles, and structural precision. Sekisui House previously collaborated on luxury developments like One Holland Village and Seaside Residences.
3. CSC Land Group
The development arm of China State Construction Engineering (Singapore), renowned for delivering high-quality residential landmarks such as Twin VEW, Verdale, and Clavon.
3. Location, Transport & Connectivity: Dual MRT Connectivity
Location is arguably the single most critical consideration when purchasing property in Bukit Timah. Dunearn House commands an enviable position along Dunearn Road, seamlessly bridging urban transit convenience with tranquil green spaces.
Sixth Avenue MRT Station
Located just a 4-minute sheltered walk (~350m) away. The Downtown Line offers direct, uninterrupted connections to Botanic Gardens (interchange with CCL), Newton (NSL interchange), Bugis, Downtown, and Marina Bay.
Future Turf City MRT (CR14)
Situated approximately a 7-minute walk (~550m) away, scheduled for completion around 2032. The Cross Island Line will drastically slash commute times to Clementi, Pasir Ris, Jurong Lake District, and Changi Airport.
Major Expressways & Drives
Drivers enjoy immediate arterial connectivity via Bukit Timah Road, Dunearn Road, and the Pan Island Expressway (PIE) / Bukit Timah Expressway (BKE) junction. Reach Orchard Road in under 10 minutes and the Central Business District (CBD) in 15–20 minutes.
Travel Times from Dunearn House
- Sixth Avenue MRT (Downtown Line): 4-minute walk
- Botanic Gardens (UNESCO World Heritage Site): 2 MRT stops (approx. 5 mins)
- Orchard Road Shopping Belt: 10-minute drive or 5 MRT stops to Newton / Orchard
- One-North Tech Hub & Buona Vista: 12-minute drive via Holland Road
- Marina Bay Financial Centre (MBFC): 18-minute direct MRT ride on DTL
4. Education & Lifestyle: The Legendary Bukit Timah Education Belt
For family-oriented buyers and long-term owner-occupiers, proximity to premier schools is often the primary motivation for purchasing in Bukit Timah. Properties situated within 1km to 2km of top-tier primary schools command enduring demand and higher resale liquidity.
Renowned Primary & Secondary Institutions Nearby
| School Name | Level / Category | Approx. Proximity |
|---|---|---|
| Raffles Girls' Primary School (RGPS) | Primary (Girls) | Short drive / ~1.2km |
| Methodist Girls' School (MGS Primary & Sec) | Primary & Secondary | 1 MRT stop (King Albert Park) |
| Nanyang Primary School | Primary (Co-Ed) | Short drive / ~1.8km |
| Hwa Chong Institution & High School | Secondary & JC | 1 MRT stop (Tan Kah Kee) |
| Nanyang Girls' High School | Secondary (Girls) | Short drive / ~1.5km |
| National Junior College (NJC) | Junior College | Short drive / ~1.4km |
| International Schools | Swiss School, German European School, Hwa Chong Int | Immediate Vicinity (Swiss Club Corridor) |
Lifestyle, Dining & Natural Surroundings
Living at Dunearn House offers an ideal balance between urban sophistication and natural serenity. Immediate neighborhood dining options abound along Sixth Avenue, featuring popular cafes, artisanal bakeries, local eateries, and supermarkets like Cold Storage Guthrie House.
For nature enthusiasts, the site sits adjacent to the Rail Corridor green spine, giving residents instant access to miles of scenic walking and biking trails connecting Kraji in the north to Tanjong Pagar in the south. Furthermore, Bukit Timah Nature Reserve and the Singapore Botanic Gardens are both within quick reach for weekend outdoor excursions.
5. Unit Mix Breakdown, Floor Plan Concepts & Pricing Analysis
Dunearn House features a well-curated unit mix across 380 homes, catered specifically to a diverse spectrum of buyers—from young couples and investor-landlords seeking strong tenant demand to multi-generational families requiring spacious 4-bedroom layouts.
| Unit Type | Unit Share | Size Range (Sq Ft) | Target Demographic |
|---|---|---|---|
| 2-Bedroom & 2-Bed Premium / Study | 176 Units (~46%) | 527 – 678 sq ft | Investors, singles, young couples |
| 3-Bedroom, 3-Bed Flexi / Study & Premium | 96 Units (~25%) | 872 – 1,001 sq ft | Growing families, upgraders |
| 4-Bedroom, 4-Bed Premium & Premium + Study | 108 Units (~28%) | 1,184 – 1,378 sq ft | Multi-gen families, high-net-worth owner-occupiers |
Layout Efficiency & Spatial Innovations
Reflecting Sekisui House’s design philosophy, every floor plan layout at Dunearn House prioritizes maximum usable internal space, natural light penetration, and effective cross-ventilation. Key layout highlights include:
- Dumbbell 2-Bedroom Configurations: Minimizes corridor waste while ensuring acoustic privacy between bedrooms—an ideal layout for landlord-tenancy arrangements or shared living.
- Flexible 3-Bedroom Flexi Units: Features transformable study/flexi alcoves that can double as a home office, hobby room, or nursery to adapt as family needs evolve.
- Grand 4-Bedroom Premium Suites: Offers private lift access, expansive landscape-oriented living/dining halls, wet and dry kitchens, and generous master suite walk-in wardrobes.
Estimated Indicative Pricing Structure
Based on the developer’s land cost of $1,410 psf ppr, industry estimates place the break-even cost around $2,100 to $2,250 psf. Consequently, launch prices are projected to average between $2,600 psf and $2,850 psf—representing competitive valuation for a prime District 11 new launch next to an MRT station.
Indicative Quantum Entry Points
• 2-Bedroom (from 527 sq ft): Starting from ~$1.475M
• 3-Bedroom (from 872 sq ft): Estimated from ~$2.3xM
• 4-Bedroom (from 1,184 sq ft): Estimated from ~$3.2xM
6. Financial & Investment Case: Dunearn House vs. District 11 Competitors
When analyzing new launches in the Core Central Region, evaluating price parity against nearby resale benchmarks and competing new launch developments is crucial.
| Project Name | Tenure | Estimated Average PSF | Key Positioning |
|---|---|---|---|
| Dunearn House | 99-Year | ~$2,650 – $2,850 psf | 1st launch in Turf City transformation; 4-min walk to MRT |
| Watten House | Freehold | ~$3,200 – $3,400 psf | Ultra-luxury freehold in Shelford/Watten enclave |
| The Reserve Residences | 99-Year | ~$2,450 – $2,700 psf | Integrated development at Beauty World (D21) |
| Resale Condos (Sixth Ave Vicinity) | Freehold / 99-Yr | ~$1,900 – $2,400 psf | Older developments (15–25 years old) lacking modern facilities |
Key Investment Drivers
- Strong Tenant Pool: Proximity to Swiss Club, German European School, British Club, and the One-North R&D hub generates consistent rental demand from expatriate families and high-earning professionals.
- Limited Supply Pipeline: District 11 private housing supply remains tightly controlled. Dunearn House is the only major 380-unit private project along Dunearn Road launching in 2026.
- Sustained School Belt Demand: Parents buying for school registration ensure a resilient pool of future buyers when you decide to exit in 5 to 10 years.
7. Buyer Considerations: Pros vs. Cons
Every real estate investment requires an objective evaluation of both advantages and potential drawbacks.
Key Pros & Strengths
- Pioneer project in Bukit Timah’s 20,000-home Turf City estate.
- 4-minute walk to Sixth Avenue MRT station (DTL).
- Future 7-minute walk to Turf City MRT station (CRL).
- $215 psf ppr cheaper land cost than adjacent government land parcel.
- Located within elite Bukit Timah education belt.
- Backed by top-tier developer trio (Frasers, Sekisui House, CSC Land).
Key Trade-offs & Considerations
- 99-year leasehold tenure in an area traditionally known for freehold enclaves.
- Turf City transformation is a long-term 15-to-20 year vision; surrounding infrastructure will develop in phases.
- Dunearn Road peak-hour traffic can experience congestion during school pick-up hours.
8. Step-by-Step Purchase Roadmap for Buyers
Navigating a new launch booking process requires careful preparation and financial planning. Here is your roadmap to securing a unit at Dunearn House:
Obtain a bank In-Principle Approval (IPA) to establish your maximum loan quantum under Total Debt Servicing Ratio (TDSR) guidelines and verify applicable Additional Buyer’s Stamp Duty (ABSD) liabilities.
Book an official preview appointment at the Dunearn House sales gallery (Evans Road) during the public preview period to inspect floor plans, material finishes, and model structures.
Submit a blank cheque or digital FAST transfer (5% booking deposit) along with your unit preference list to participate in the launch day balloting process.
On official booking day (July 25, 2026), select your preferred unit upon queue calling and secure your Option to Purchase (OTP).
Final Verdict: Is Dunearn House Worth Buying?
Dunearn House represents an outstanding confluence of first-mover advantage, transport connectivity, prestige, and institutional developer backing. By securing a site at $1,410 psf ppr—well below subsequent land sales in the area—buyers gain an immediate safety margin alongside long-term upside as the 20,000-home Turf City master plan unfolds over the next decade.
- For Owner-Occupiers: Enjoy a rare low-density lifestyle 4 minutes from Sixth Avenue MRT, surrounded by top-tier schools and lush green corridors.
- For Investors: Capitalize on strong expatriate tenant demand and future capital growth driven by the Cross Island Line and ongoing Turf City transformation.
To receive the latest floor plans, e-brochure, or book an exclusive showflat viewing appointment for Dunearn House, visit Ben Jo Property (https://property-launch.sg).