Buyer Guide · New Launch · D11
Dunearn House buyer process 2026: preview, ballot, OTP and booking day explained
By Winfred Quek · Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H) · 3 July 2026
Dates verified: 3 July 2026 · Official pricing pending 10 July preview
First-time new launch buyers are often surprised by how compressed the timeline is. Unlike a resale purchase where you negotiate over days, a new launch booking day moves fast. You see the price list at the preview (10 July), make a preliminary decision on unit type and stack, register, receive your ballot number, show up on 25 July, and if your number comes up in the right order you commit within minutes. The financing, the stamp duty math, and the unit preference should all be worked out before you arrive, not on the day.
This guide walks through each stage of the Dunearn House buying process for 2026 so you arrive prepared.
Key dates at a glance
| Milestone | Date | What happens |
|---|---|---|
| Showflat preview opens | 10 July 2026 | Showflat at Evans Road (next to yo:HA) opens to registered buyers. Price list, floor plans and unit mix released. Register interest with the developer. |
| Preview period | 10 to 24 July 2026 | Visit showflat, review floor plans, confirm unit preferences, receive In-Principle Approval from bank, appoint solicitor, calculate stamp duties. |
| Ballot queue assignment | Before 25 July 2026 | Registered buyers receive a ballot queue number. Earlier registration typically improves ballot position, though the exact procedure varies. |
| Booking Day | 25 July 2026 | Buyers select units in queue order from available inventory. Pay option fee (5% of purchase price less BSD). Developer issues Option to Purchase. |
| OTP exercise deadline | Typically 3 weeks after 25 July 2026 | Buyer exercises OTP through solicitor. Pays balance of purchase price deposit less option fee. Solicitor lodges caveat. |
| Sales & Purchase Agreement | Typically 8 weeks after OTP exercise | Full S&P signed. Progressive payment schedule begins per developer's payment milestones. |
| Expected Vacant Possession | 31 December 2030 | Developer hands over the unit. |
Stage 1: the showflat preview (10 July)
The showflat is located at Evans Road, next to yo:HA. This is where you will see the physical finishes, kitchen and bathroom fittings, ceiling heights, and the unit layout mock-ups for the 2-bedroom, 3-bedroom, and 4-bedroom configurations. The price list releases at this point, which means 10 July is when the analyst estimates of S$2,900 to S$3,100 psf are replaced by actual developer-set prices.
Go to the preview with a prepared shortlist of unit types. Know your budget ceiling in PSF terms from the affordability calculator, not just a total quantum. A buyer who shows up knowing they can service a loan up to S$2.8m is far better placed than one who looks at units first and calculates later. At the preview you should also register your formal interest with the developer so that you are in the pool for ballot number assignment before 25 July.
What to look for at the showflat
- Ceiling height in the bedroom zones (not just the living area where show units often look best).
- Kitchen and wet area fitting specifications. These determine future renovation cost and timeline.
- Floor plate efficiency. Compare the liveable floor area against the strata area listed in the brochure.
- Stack orientation relative to the site plan. Which blocks face the future Turf City construction zone? Which face Dunearn Road? Which face internal landscape?
- The developer's payment schedule (standard PPSS, Normal Payment Scheme, or any other variant). This affects when you need to draw down the loan.
Stage 2: the preparation window (10 to 24 July)
This two-week window is where most buying decisions are made or broken. Three things need to be in place before 25 July.
Secure your In-Principle Approval
An IPA from a bank is not a firm loan offer, but it confirms your maximum loan quantum based on TDSR (Total Debt Servicing Ratio) at a stressed floor rate of 4% per annum, and MSR if applicable. For a non-HDB private purchase, TDSR is capped at 55% of gross monthly income; MSR does not apply. The maximum LTV on a first residential property is 75%, provided you have no outstanding housing loans. Confirm your IPA amount before you register for the ballot. Trying to get bank financing approved after you have already selected a unit on booking day is not a viable plan. For current bank package rates, see the mortgage rates guide.
Calculate your stamp duties
BSD (Buyer Stamp Duty) is payable on all residential purchases. The rate for 2026 is 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, and 5% on the remainder above S$1.5m. On a S$3m unit (illustrative, pending official pricing) BSD is approximately S$99,600. If you own an existing property, ABSD applies on top: 20% for a Singapore Citizen's second property (S$600,000 on a S$3m unit), 30% for a PR's second property. Run both through the BSD calculator and the ABSD calculator before booking day so there are no surprises.
Appoint a solicitor
You need a conveyancing solicitor to receive and exercise the OTP, lodge a caveat, review the Sale and Purchase Agreement, and manage CPF disbursements if applicable. The developer has its own solicitors for the transaction; you engage your own separately. Many buyers use the same firm that handled their prior purchase, but shop around. Legal fees for a new launch typically run S$2,500 to S$4,000 plus disbursements depending on purchase price. Appoint before booking day so there is no delay in the OTP exercise period.
Stage 3: booking day (25 July)
Arrive at the venue with your full documents and be prepared for a structured but fast-moving queue process. The developer typically sets up a system where ballot numbers are called, and each buyer has a limited window to select a unit from the remaining available inventory before moving to the payment desk.
| Document | Notes |
|---|---|
| NRIC (or passport for foreigners / PRs) | All purchasers named on the unit must bring original identification. |
| Cashier's order for option fee | Typically 5% of purchase price, less BSD. Personal cheques may be accepted but confirm with developer. Make payable to "Phoenix Dunearn Pte Ltd" or as directed. |
| In-Principle Approval letter | Confirms financing is pre-arranged. Required before the developer issues the OTP in most cases. |
| Solicitor contact details | Name and firm to appear on the OTP and subsequent legal documents. |
| CPF withdrawal form (if using CPF) | If planning to use CPF OA for the purchase, bring your CPF member portal statement showing available OA balance. |
On booking day, if your queue number comes up and you select a unit, you pay the option fee at the payment counter. The developer issues the Option to Purchase immediately or within a short time after. You do not sign the Sale and Purchase Agreement on booking day; that comes later. You are, however, financially committed at the point you pay the option fee. If you later decide not to exercise the OTP, the option fee is forfeited.
Stage 4: exercising the OTP
Once the OTP is in your hands, you typically have up to 3 weeks to exercise it. Exercising means instructing your solicitor to pay the balance of the purchase deposit (usually bringing the total paid to 20% of the purchase price, depending on the developer's payment schedule) and lodging the caveat. Your bank's legal panel will prepare the loan documentation simultaneously.
Stage 5: the progressive payment schedule
Dunearn House is a new launch under construction targeting vacant possession on 31 December 2030. This means you pay progressively as the developer reaches construction milestones, not as a lump sum. The Normal Progressive Payment Scheme (standard for Singapore new launches) typically front-loads payments at foundation, framework, and structural stages. The largest single drawdown is usually at the point of Temporary Occupation Permit (TOP), which for Dunearn House is expected close to the end of 2030. For a detailed walkthrough of how progressive payments affect your cashflow year by year, see the guide to buying under-construction property.
What happens after you exercise the OTP
After the OTP exercise, the full Sale and Purchase Agreement is issued within 8 weeks. The S&P locks in the unit number, floor level, purchase price, and all developer obligations including handover date, permitted delays, and defect liability period. Read it carefully with your solicitor before signing. For what to expect from key collection to post-TOP, see the after exercising your OTP guide.
Frequently asked questions
When is Dunearn House booking day?
Dunearn House booking day is 25 July 2026. The showflat preview opens on 10 July 2026 at Evans Road, next to yo:HA. Attend the preview to review floor plans and indicative pricing before the ballot.
How does the Dunearn House ballot work?
Registered buyers are assigned a random queue number before 25 July. On booking day, you present your NRIC and cashier's order, select your unit in queue order from available units, sign the developer's booking form, and pay the option fee. The OTP is then issued and you typically have up to 3 weeks to exercise it.
What documents do I need for Dunearn House booking day?
Bring your NRIC (or passport), a cashier's order for the option fee (typically 5% of purchase price less BSD), your IPA letter from a bank, your solicitor contact details, and your CPF OA statement if using CPF. Confirm the exact list with the developer before 25 July.
What is the OTP timeline for Dunearn House?
After paying the option fee on 25 July 2026, the developer issues the Option to Purchase. You typically have up to 3 weeks (21 days) to exercise the OTP through your solicitor. If you do not exercise within the stated period, the option fee is forfeited. Confirm the exact exercise window in the OTP document itself.
Can I use CPF to buy Dunearn House?
Yes. Dunearn House is a 99-year leasehold property with a fresh lease from 30 September 2025. CPF Ordinary Account funds can be used for the down payment, stamp duties, and monthly mortgage instalments. You cannot use CPF OA for the 5% cash option fee on booking day. Confirm your CPF withdrawal limits and any applicable CPF OA balance with your CPF board.
Do I need to be a Singapore Citizen to buy Dunearn House?
No. Dunearn House is open to Singapore Citizens, PRs, and foreigners. However, PRs pay 5% ABSD on a first property and 60% ABSD applies to foreigners as of 2023 cooling measures. Verify your applicable ABSD rate on the IRAS website before committing.
Heading to Dunearn House on 25 July?
A Property Portfolio Analysis done before booking day gives you a clear unit budget, stack recommendation, and ABSD/TDSR confirmation so you are not making S$3m decisions in a 10-minute queue window. Book a call at least one week before the 10 July preview so there is time to run the full picture before you register.
Book a portfolio analysisWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (L31010886H). CEA R073319H. The information on this page is general and does not constitute financial, investment, legal, or mortgage advice. All figures, dates and process steps described are based on standard Singapore new launch practices and publicly available developer disclosures. Verify all project details, dates, document requirements and pricing directly with Phoenix Dunearn Pte Ltd before making any purchasing decision.