Dunearn House Review: Dunearn Road, District 11, 380 Units
Dunearn House in Dunearn Road: 99-year leasehold, 380 units. Location, unit mix, prices, plans and how it sold.
Dunearn House sold 212 of its 380 homes on its launch weekend, a 56% take-up, at an average of S$3,140 psf, Frasers Property, CSC Land Group and Sekisui House said on 26 July 2026. The guide price at the preview started from S$2,799 psf for the smallest 2-bedroom, according to EdgeProp. That starting price is about 34% above the middle value of the resale prices of the older 99-year condos around it, and about 10% above Fourth Avenue Residences, the newest of them. URA’s developer sales show 237 homes sold by the end of September 2026, out of 250 put on sale.
Latest updates
1 month after launch (July 2026)
URA developer sales for July 2026, the launch month, show 212 of the 250 homes put on sale had sold (85%), at a median of S$3,111 psf for the month’s new sales (the project has 380 homes in all; the rest have not been put on sale yet).
Dunearn House at a glance
| Fact | Detail |
|---|---|
| Developer | Frasers Property, CSC Land Group and Sekisui House |
| Address | 760 Dunearn Road, District 11 (Bukit Timah), CCR. The sales gallery is at Evans Road |
| Tenure | 99-year leasehold from 30 September 2025 |
| Homes | 380 homes, from 2-bedroom (527 sq ft) to 4-bedroom + study (1,378 sq ft) |
| Site | 145,173 sq ft, plot ratio 2.4 |
| Land | Government land sale site by The Frasers Property, CSC Land Group and Sekisui House consortium in June 2025 for S$491.45 million, about S$1,410 psf ppr, 9 bids |
| Architect | Ong&Ong |
| Guide price | From S$2,799 psf. Example home: 2-bedroom, 527 sq ft, from S$1.475 million |
| Dates | Preview from 10 July 2026, sales launch 25 July 2026 |
Sources: Frasers Property press release, Stacked Homes and EdgeProp. The lead image, the other artist’s impressions and the plans are from Frasers Property, CSC Land Group and Sekisui House’s media press kit.
Where it is: Bukit Timah, beside the Turf City site
Dunearn House is at 760 Dunearn Road, in the Bukit Timah planning area (District 11), next to the Swiss Club Road landed enclave. The developers call it the first private residential project in the Bukit Timah Turf City masterplan and the first launch in the Swiss Club landed enclave in 33 years, according to their launch release. They put Sixth Avenue MRT on the Downtown Line at 500 m, a four-minute walk, and say the future Turf City MRT station on the Cross Island Line is a short walk. ERA Singapore’s Marcus Chu expects that station by 2032 (EdgeProp). Orchard Road is about 10 minutes by car, the developers say.
In a straight line from the site point, the nearest MRT stations are Sixth Avenue (about 460 m), King Albert Park (about 1,100 m) and Tan Kah Kee (about 1,830 m), and the nearest mall in our list, Dunearn Village, is about 1,130 m away. The site point comes from OneMap. Walking and driving routes are longer.
- Dunearn House
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
Two changes are planned nearby:
- Turf City MRT station on the Cross Island Line, expected by 2032, according to ERA’s Marcus Chu (EdgeProp).
- The long-term plan for the Bukit Timah Turf City precinct is 15,000 to 20,000 homes (EdgeProp).
Schools: the nearest are just over 1 km away
The developers list Methodist Girls’ School, Raffles Girls’ Primary School, Nanyang Primary School, Nanyang Girls’ High School, Hwa Chong Institution and National Junior College in the vicinity, and four international schools: the Swiss School, Singapore Korean International School, ACS (International) and Hwa Chong International School. In a straight line from the site, none of the schools in our list is within 1 km. Nanyang Girls’ High School (about 1,060 m), Methodist Girls’ School (about 1,130 m), National Junior College (about 1,240 m), Raffles Girls’ Primary School (about 1,520 m) and Hwa Chong Institution (about 1,680 m) lie between 1 and 2 km, and Nanyang Primary School is about 2,140 m away. The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| Nanyang Girls' High School | School | about 1,060 m |
| Methodist Girls' School | School | about 1,130 m |
| National Junior College | School | about 1,240 m |
| Raffles Girls' Primary School | School | about 1,520 m |
| Hwa Chong Institution | School | about 1,680 m |
| Nanyang Primary School | School | about 2,140 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$1,410 psf ppr, before the next plot cost more
The consortium, in which Frasers Property, CSC Land Group and Sekisui House hold equal stakes, won the government land sale site in June 2025 in a tender of nine bids, at S$491.45 million, or about S$1,410 psf ppr, according to EdgeProp and Stacked Homes. Psf ppr is the price per sq ft of potential gross floor area. The site is 145,173 sq ft with a plot ratio of 2.4. The neighbouring Dunearn Road site went in May 2026 to Wing Tai Holdings and Metro Holdings at S$533 million, or S$1,625 psf ppr (Stacked Homes). PropNex’s Kelvin Fong said recent tenders for Rest of Central Region sites were at S$1,400 to S$1,500 psf ppr and Core Central Region sites above S$1,600, with some past S$1,800 (Stacked Homes, 26 July 2026).
Homes and layouts: 380 homes in two collections
The Luxury Collection, in three 10-storey blocks, holds 236 two- and three-bedroom homes. The Pinnacle Collection, in two 19-storey towers, holds 144 larger three- and four-bedroom homes with upgraded fittings, according to the launch release and its factsheet. Almost half of all homes, 176, are two-bedroom units. There are no one-bedroom homes. The developers’ e-brochure names 18 type codes, from the 527 sq ft type B1 to the 1,378 sq ft type DPS1. Its unit distribution diagram shows which type is on each level of each block, and the table below groups the types by bedroom count and gives the type codes.
| Type | Size (sq ft) | Homes | Levels | From (S$) |
|---|---|---|---|---|
| 2-bedroom (B1, B1a) | 527 | 40 | 1 to 10 | 1,475,000 |
| 2-bedroom premium (BP1, BP1a, BP2) | 614 | 77 | 1 to 10 | – |
| 2-bedroom + study (BS1, BS2, BS3) | 657 to 678 | 59 | 1 to 10 | – |
| 3-bedroom (C1) | 872 | 20 | 1 to 10 | 2,597,000 |
| 3-bedroom + flexi (C2) | 936 | 20 | 1 to 10 | – |
| 3-bedroom + study (CS1, CS2) | 947 to 969 | 20 | 1 to 10 | – |
| 3-bedroom premium (CP1) | 1,001 | 36 | 2 to 19 | – |
| 4-bedroom (D1, D2) | 1,184 | 36 | 2 to 19 | 3,588,000 |
| 4-bedroom premium (DP1, DP2) | 1,302 to 1,313 | 36 | 2 to 19 | – |
| 4-bedroom + study (DPS1) | 1,378 | 36 | 2 to 19 | – |
Sources: Frasers Property press release, Dunearn House e-brochure and Stacked Homes.
The release says kitchens are enclosed or can be enclosed, that studies and flexible rooms are sized as proper rooms, and that homes from the 2-bedroom with study upwards have naturally ventilated bathrooms. All homes face north or south, with shaded balconies. Every home has Smeg kitchen appliances and Geberit and Hansgrohe sanitaryware, and the four-bedroom premium homes have island kitchens, the release adds. The plans below show one type for each row of the table, from the smallest 2-bedroom to the largest 4-bedroom. Each type with a first-storey home also has a version with a private enclosed space (marked P) in place of the balcony.
Facilities and site plan
Level 1 has the 50-metre lap pool, a kids’ pool, a wellness pool with a spa seat, a steam room, a BBQ pavilion, a tennis court, the Waterfall Club (residents’ lounge and meeting pods), a canopy trail and pavilion and five themed play gardens. Level 2 has the Dunearn Club with a gym and outdoor fitness, and Mirage Walk. A teppanyaki pavilion is also listed. For 380 homes there are 228 car lots (about 0.6 a home), including seven with electric-vehicle charging. Greenery covers about 35% of the site, and the project is designed to BCA Green Mark Platinum (Super Low Energy) standards, according to the release.
How the price compares with nearby condos
The guide price of S$2,799 psf was the lowest on the list: EdgeProp gave S$2,978 psf from the 3-bedroom and S$3,030 psf from the 4-bedroom. It is about 34% above the middle value of the median resale psf of the older 99-year condos nearby (S$2,088 psf). The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| Dunearn House (guide price) | Dunearn Road | 99-yr from 2025 | – | S$2,799 from | – |
| Mayfair Modern | Rifle Range Road | 99-yr from 2018 | 20 | S$2,183 | S$2,034 (9) |
| Mayfair Gardens | Rifle Range Road | 99-yr from 2018 | 14 | S$2,088 | S$2,120 (7) |
| Gardenvista | Dunearn Road | 99-yr from 1999 | 28 | S$1,965 | – |
| Fourth Avenue Residences | Fourth Avenue | 99-yr from 2018 | 44 | S$2,540 | S$2,449 (30) |
| Royalgreen | Anamalai Avenue | Freehold | 12 | S$2,843 | S$2,729 (6) |
| The Tessarina | Wilby Road | Freehold | 28 | S$2,269 | – |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|---|---|---|---|
| Watten House | Shelford Road | Freehold | 27 | S$3,283 |
Source: URA (caveats), Propwise calculation. Guide price: EdgeProp, 8 Jul 2026.
The closest 99-year comparison is Fourth Avenue Residences, the last 99-year condo launched in Bukit Timah, near Sixth Avenue MRT. Its 2026 resales ran from S$2,137 psf for a 646 sq ft 2-bedroom in February to S$2,849 psf for a 1,109 sq ft 3-bedroom with study in May, according to Stacked Homes. The S$3,140 psf average paid for new homes at Dunearn House is above the top of that resale range. Royalgreen, the nearest freehold condo, and The Tessarina are in the table for comparison.
How it launched, against the guide price
The average of S$3,140 psf is above the starting psf of all three bedroom counts. Three- and four-bedroom homes went first. According to EdgeProp, all 20 standard 3-bedrooms and all 20 3-bedrooms with a flexi room sold, 18 of 20 3-bedrooms with a study sold, 89% of the standard 4-bedrooms sold and 43 of 59 2-bedrooms with a study sold (73%). About 79% of the homes sold cost less than S$3.5 million, EdgeProp reported, and Huttons’ Mark Yip called pricing below S$3.5 million the sweet spot of the Core Central Region in 2026. Realion’s Justin Quek said parents helped younger buyers to buy the 2-bedroom with study and the 3-bedroom homes.
The 56% take-up is lower than most launches this year. Mogul.sg’s Nicholas Mak counted nine new launches with 4,854 units in the first half of 2026, which averaged 75.8% take-up on launch weekend, and said 56% may become a new benchmark for developers (Stacked Homes). In its preview coverage EdgeProp gave 90% at River Modern in March 2026 and 57% at Newport Residences in January 2026. Frasers Property’s Henry Ong said before the launch that the firm would be happy with a 70% take-up (EdgeProp). Stacked Homes counted at least 211 homes (55.5%) from marketing agencies, one fewer than the developers’ 212.
How it sold
The table follows the homes put on sale and sold since the launch, as developers report them to URA. It shows the launch month and the months after it; a month that URA has not published yet reads “not yet”.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Jul 2026 | 250 | 212 | 85% | S$3,111 |
| 1 month later | Aug 2026 | 250 | 227 | 91% | S$3,008 |
| 3 months later | Oct 2026 | not yet | not yet | not yet | not yet |
| 6 months later | Jan 2027 | not yet | not yet | not yet | not yet |
| 12 months later | Jul 2027 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
The developers measured take-up against all 380 homes. URA’s developer sales list 250 homes on sale in the launch month, July, and 212 sold, so the share of homes put on sale that had sold was 85% by the end of July. By the end of September 2026 the count was 237 sold of 250 on sale (95%). Sales after the launch month moved the total from 212 to 237 homes, a slower pace than the weekend. The median psf of the month’s sales was S$3,111 in July and S$3,105 in September 2026. SRI’s Mohan Sandrasegeran said continued sales after the launch suggest that buyer interest ran beyond the first weekend (EdgeProp).
What it costs to buy
At the guide price of S$1,475,000 for the 2-bedroom, 527 sq ft, buyer’s stamp duty is S$43,600 for everyone. Additional stamp duty depends on who is buying and how many homes they own: a Singapore citizen buying a first home pays none. A first-time bank-loan buyer borrows up to S$1,106,250 and puts down S$368,750, of which at least S$73,750 must be cash and the rest can be cash or CPF. The 3-month compounded SORA was 1.24% on 14 Oct 2026.
| Buyer | Buyer’s stamp duty | Additional duty (ABSD) | Total duties |
|---|---|---|---|
| Singapore citizen, first home | S$43,600 | None | S$43,600 |
| Singapore citizen, second home | S$43,600 | S$295,000 (20%) | S$338,600 |
| Permanent resident, first home | S$43,600 | S$73,750 (5%) | S$117,350 |
| Permanent resident, second home | S$43,600 | S$442,500 (30%) | S$486,100 |
| Foreigner | S$43,600 | S$885,000 (60%) | S$928,600 |
| Item | Amount | Basis |
|---|---|---|
| Price | S$1,475,000 | 2-bedroom, 527 sq ft, guide price from S$2,799 psf |
| Loan | S$1,106,250 | 75% limit for a first bank loan |
| Down payment | S$368,750 | 25% of the price |
| Of which cash at least | S$73,750 | 5% of the price; the rest can be cash or CPF |
| Interest rate | Monthly instalment |
|---|---|
| 2.0% a year (example) | S$4,089 |
| 2.5% a year (example) | S$4,371 |
| 3.0% a year (example) | S$4,664 |
| 4% a year (bank stress test) | S$5,281 |
Source: stamp duty and loan rules in the Propwise rules database (BSD in force from 15 Feb 2023), Propwise calculation. Guide price: EdgeProp, 8 Jul 2026. MAS rules for the lending limits.
Banks test the loan at a 4% rate. At that rate the instalment is S$5,281, so a household with no other debts needs a gross monthly income of about S$9,603. Most of the loan on an uncompleted home is drawn in stages as construction progresses, so early payments are smaller.
Who it suits
Families who want Bukit Timah and its school belt are the clearest fit. The Luxury Collection has 60 three-bedroom homes and the Pinnacle Collection has 144 three- and four-bedroom homes, and the 3-bedroom types sold fastest. The developers say about 86% of buyers are Singaporeans, with families who want to be near schools and green corridors, and investors, in the mix. ERA’s Marcus Chu and Realion’s Justin Quek both described mostly owner-occupiers, many of them upgraders.
HDB upgraders and buyers with family help have a wide range to work with: the guide prices run from S$1.475 million for a 527 sq ft 2-bedroom to S$3.588 million for the smallest 4-bedroom, and the S$2 million to S$3.8 million band is where Quek said demand was strongest. Investors will find 176 two-bedroom units to choose from, but the lease only started on 30 September 2025 and completion is some years away.
It does not suit a buyer who wants freehold, a short wait or a one-bedroom home. Vacant possession is expected on 31 December 2030, and every school in our list is more than 1 km away in a straight line.
Strengths and trade-offs
Strengths
- Sixth Avenue MRT is 500 m away, a four-minute walk, and the Turf City MRT station is expected by 2032 (Frasers Property release; ERA’s Marcus Chu).
- The first private launch in the Bukit Timah Turf City masterplan, with a 99-year lease that started on 30 September 2025, newer than the 2018 leases of Fourth Avenue Residences and the Mayfair condos.
- A full facility list for the size: a 50-metre lap pool, a tennis court, two clubhouses and five play gardens.
- Land cost of S$1,410 psf ppr, below the S$1,625 psf ppr paid for the next Dunearn Road site in May 2026 (Stacked Homes).
- Strong demand for family homes: all the 3-bedroom and 3-bedroom flexi homes sold on the launch weekend (EdgeProp).
Trade-offs
- The guide price is about 34% above older 99-year condos nearby, and the average paid at launch, S$3,140 psf, is above the median psf of every project in the nearby resale table.
- A lower take-up than most 2026 launches: 56% on the weekend against a first-half average of 75.8% (Mogul.sg via Stacked Homes).
- Slower sales after the launch month: 212 sold by the end of July and 237 by the end of September 2026 (URA).
- 228 car lots for 380 homes, about 0.6 a home (Frasers Property release).
- Vacant possession on 31 December 2030, more than four years after the launch.
- No school in our list is within 1 km in a straight line.
