Strategy Guide · New Launch · D11
Dunearn House floor plan strategy: how to think about stack and size in a 5-block, 380-unit layout
By Winfred Quek · Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H) · 3 July 2026
Layout facts verified: 3 July 2026 · Official floor plans pending 10 July preview
Most buyers who attend a showflat preview focus on the wrong things. They look at whether the kitchen looks nice and whether the bedroom feels spacious. Those are valid checks but they are secondary to three structural questions that determine whether the unit you pick will serve your plan over a 7 to 10 year hold. For Dunearn House specifically, the layout of the development across 5 blocks and two product tiers creates decisions that many first-time CCR buyers underestimate.
This article gives you the framework before the plans drop on 10 July, so that when you walk into the showflat or sit with a sales person you already know which collection, which floor level range, and which orientation criteria matter for your situation. The framework is the same regardless of which specific unit ends up being available on 25 July.
The two-collection structure
Dunearn House is not a single-tier development. It is structured across two architecturally distinct tiers that serve different buyer profiles. Understanding the difference is the first decision in any selection process.
| Dimension | Pinnacle Collection | Luxury Collection |
|---|---|---|
| Blocks | 2 blocks (addresses 760 and 762 Dunearn Road) | 3 blocks (addresses 766, 768 and 770 Dunearn Road) |
| Height | 19 storeys | 10 storeys |
| Unit types | 4-bedroom and 4-bedroom plus study | 2-bedroom, 2-bedroom plus study, 3-bedroom, 3-bedroom plus study |
| Size range | 1,180 to 1,380 sqft | 530 to 1,010 sqft |
| Unit count | 108 units | 272 units (176 × 2BR/2BR+S; 96 × 3BR/3BR+S) |
| Primary buyer | Larger families, owner-occupiers, multi-gen households | Couples, upgraders, long-term capital investors |
| Absolute quantum | Highest in the development at analyst-estimated PSF | Lower entry point; broader resale buyer pool at exit |
Unit counts and size ranges sourced from developer marketing and URA-filed disclosures. Specific floor plan details pending 10 July release.
Collection choice: the investor vs owner-occupier split
The Pinnacle Collection (4-bedroom, 1,180 to 1,380 sqft in two 19-storey towers) is designed around large family households. At analyst-estimated launch PSF of S$2,900 to S$3,100, these units are likely to price from around S$3.4m to S$4.3m depending on floor level and exact configuration. The resale buyer pool for a S$3.5m to S$4.5m family-sized unit in a 99-year leasehold development is smaller and more specific than the pool for a S$2.6m to S$3m 3-bedroom. That does not make a 4-bedroom a bad buy; it makes it a buy that requires a longer hold period and a clearer view of who the future resale buyer is.
The Luxury Collection (2-bedroom and 3-bedroom, 530 to 1,010 sqft in three 10-storey blocks) has a broader potential resale market. A S$1.6m to S$3m CCR 2-bedroom or 3-bedroom covers a wider range of future buyers: couples, small families, downsizers, and investors at the lower end. From a capital strategy perspective, liquidity at exit matters. A unit type that appeals to a deeper buyer pool in 2033 or 2035 is structurally less risky than one that requires a very specific buyer with a large budget.
Framework question 1: who are you buying for?
Owner-occupiers buying a forever family home with children should think about the 4-bedroom Pinnacle Collection units. You are not optimising for resale liquidity in year 7; you are optimising for liveability over 10 to 15 years. Family buyers in Bukit Timah with school-age children have historically been sticky holders; the school catchment and neighbourhood prestige reduce the pressure to sell early. The Pinnacle Collection suits this profile directly.
Capital-focused investors and upgraders who plan an 8 to 10 year hold and an eventual step-up to a larger property should lean toward a well-stacked 3-bedroom in the Luxury Collection. Lower absolute quantum, broader exit buyer pool, and the same masterplan tailwind.
Floor level: the 19-storey Pinnacle case vs the 10-storey Luxury case
In the Pinnacle Collection, the height advantage is structural. 19 storeys in a neighbourhood of largely low-rise landed houses and bungalows means upper floor units sit above the treeline and neighbourhood rooflines, with clear sightlines in multiple directions. In Singapore CCR developments, upper-floor premiums in this height range are real and persistent at resale. The higher you go in the Pinnacle blocks, the further you move from ground-level construction noise and the longer your views are likely to hold as the Turf City area develops around you.
In the Luxury Collection, the 10-storey height is more modest. Upper-floor units still sit above immediate neighbours but may face view constraints from the taller Pinnacle blocks depending on orientation. Middle floors (say floors 5 to 8) often offer the best balance of noise insulation from ground activity, morning sun management, and PSF. Ground-floor units in low-rise blocks carry garden access in some layouts but also heightened privacy and noise concerns from estate activity.
Framework question 2: what floor level range suits your holding plan?
Buyers planning to live in the unit throughout the hold period should prioritise liveability: high enough to reduce road noise from Dunearn Road, oriented away from the active Turf City construction face, with a view that does not become blocked as adjacent GLS sites develop. Investors planning to rent out the unit during the hold period should also consider tenant preferences: rental tenants in D11 at this price point typically have strong preferences for natural light and view. A mid-floor east-facing unit in a tropical climate can become difficult to rent in a flooded rental market.
Orientation: the Turf City factor
This is the single most underweighted factor in most new launch stack selection discussions, and it is particularly acute at Dunearn House. The Turf City transformation encompasses 176 hectares immediately adjacent to the site. Development there will run for 20 to 30 years. The 5 Dunearn House addresses (760 to 770 Dunearn Road) are positioned along the Dunearn Road frontage. The masterplan area is broadly to the southwest in the direction of the former Singapore Turf Club.
Stacks facing toward the Turf City transformation zone will have prolonged construction noise and dust exposure for the holding period of most buyers who enter at launch. Stacks facing toward Dunearn Road, toward the adjacent landed enclave, or toward internal landscape may offer a more liveable holding experience through the 2026 to 2035 window. The official site plan and stack orientation diagram will be available at the 10 July preview. Make this your first check before shortlisting stacks.
Framework question 3: which direction is the construction noise coming from?
At the 10 July showflat, ask for the site plan overlay showing the Turf City GLS parcels and their development phases. Understand which compass face each block address is oriented toward. A unit on the "wrong" face can be liveable (Singapore's construction hours are regulated), but a buyer who accounts for this and prices the trade-off upfront will have fewer regrets at year 3 than one who discovers it only when tenant feedback arrives.
Size selection by strategy
| Unit type | Size range | Best fit | Key resale pool consideration |
|---|---|---|---|
| 2-bedroom / 2BR+Study | 530 to 680 sqft | Investor or couple, 7 to 10 year hold | Broad: covers couples, singles, downsizers, sub-S$2.2m buyers. Highest liquidity at exit. |
| 3-bedroom / 3BR+Study | 870 to 1,010 sqft | Small family, upgrader, investor, 8 to 10 year hold | Strong: family buyers up to S$3.2m, includes CCR right-sizers. Good balance of size and exit flexibility. |
| 4-bedroom / 4BR+Study | 1,180 to 1,380 sqft | Owner-occupier family, long-term 10 to 15 year hold | Narrower: requires a buyer comfortable at S$3.5m to S$4.5m. Deeper commitment to neighbourhood. |
Size ranges from URA-filed developer disclosures. Quantum estimates illustrative based on analyst PSF estimates of S$2,900 to S$3,100. Official pricing pending 10 July release.
One structural point worth flagging for CCR 2-bedroom buyers: the 530 to 680 sqft range at this PSF puts entry quantum at approximately S$1.54m to S$2.1m. That is competitive with many RCR and some OCR alternatives of the same size. The buyer needs to have a clear view of why the D11 CCR address justifies the PSF premium over an equivalently sized unit in the RCR, or the investment logic does not hold at exit. For a family occupier, the school belt and address prestige answer that question directly. For a pure yield investor it does not.
The checklist for the 10 July showflat visit
- Confirm the full site plan with block orientations and their relationship to the Turf City GLS parcels.
- Review each available floor plan for liveability: ceiling height in bedrooms, bedroom window positions, kitchen natural ventilation, balcony usability at the listed sqft.
- Compare net floor area (liveable) versus strata area (what you are paying PSF on) for each unit type. New launches typically have higher efficiency ratios than older developments but verify.
- Understand the developer's payment schedule: when is the largest progressive payment milestone and how does that align with your loan drawdown plan?
- Check the carpark allocation. There are 228 regular lots across 380 units, a 0.6 lot-per-unit ratio. If you have two vehicles, confirm how car parks are allocated.
- Ask whether the unit types you are considering have any known future obstructions from the adjacent Plot 2 GLS site, which is expected to launch in 2H 2027 with around 330 units at addresses near the same stretch.
Frequently asked questions
What are the two collections at Dunearn House?
The Pinnacle Collection consists of 2 blocks of 19 storeys (addresses 760 and 762) with 4-bedroom layouts ranging from 1,180 to 1,380 sqft. The Luxury Collection consists of 3 blocks of 10 storeys (addresses 766, 768 and 770) with 2-bedroom and 3-bedroom layouts ranging from 530 to 1,010 sqft. Total development is 380 units with no 1-bedrooms.
How many floors are the Dunearn House blocks?
Two Pinnacle Collection blocks are 19 storeys each. Three Luxury Collection blocks are 10 storeys each. Total across 5 blocks is 380 units.
Is the Pinnacle Collection or Luxury Collection better for investment?
It depends on your strategy. The 4-bedroom Pinnacle Collection suits owner-occupier families and long-horizon holders who want a large unit in a prestigious address. The 3-bedroom Luxury Collection offers a lower absolute quantum and a broader resale buyer pool, which typically supports better exit liquidity. Neither is universally superior; the right answer depends on your holding plan and buyer profile at exit.
Why does stack selection matter more at Dunearn House than at most launches?
The adjacent Turf City masterplan covers 176 hectares and involves continuous construction for 20 to 30 years. Stacks facing the active construction zone will experience noise and dust for a significant portion of the hold period. Confirm the site plan and stack orientations at the 10 July preview before shortlisting units.
When will the official floor plans for Dunearn House be released?
Official floor plans are released at the showflat preview on 10 July 2026. Any dimensions circulating before that date are pre-launch estimates. Attend the preview or contact the developer for authoritative plans.
What size unit is right for an upgrader at Dunearn House?
Most upgrader clients moving from an HDB executive or 5-room are best served by a 3-bedroom in the Luxury Collection (870 to 1,010 sqft). The 2-bedroom is compact for a family; the 4-bedroom carries the highest quantum. The 3-bedroom strikes the best balance of liveability and exit liquidity for this buyer profile.
Want a unit recommendation before the 10 July preview?
A Property Portfolio Analysis maps your financial position, family timeline, and investment strategy against the confirmed Dunearn House layout structure. I will give you a collection, floor level range, and orientation criteria to target on booking day, so you are not making a S$3m call in a 10-minute queue window. Book early: preview is 10 July.
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, or mortgage advice. Layout dimensions, block heights and unit counts are sourced from developer disclosures and URA-filed information as at 3 July 2026. Official floor plans release on 10 July 2026. Verify all details directly with the developer before making any purchasing decision.