By Winfred Quek, Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H) · Published 3 July 2026
Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Facts verified: 8 August 2026 · Pricing confirmed at the 25 July 2026 booking day · Sources: URA GLS, propertynet.sg, propertyreviewsg.com, cos.sg, decouplingexpertise.sg, EdgeProp, Stacked Homes
Most new launch reviews read like a developer brochure. They lead with an artist impression, quote a price nobody has actually confirmed, and skip the parts a buyer needs to weigh. This review of Dunearn House does the opposite. It is written for the person making a real decision: a Bukit Timah family looking for their first CCR address, a second property investor weighing 99 year leasehold against the freehold neighbourhood it sits in, or an advisor checking whether the long term Turf City story is as compelling as the marketing says. The headline is straightforward. The location argument is structurally sound. The open question is price, and price is not public yet.
The project at a glance
Dunearn House occupies five addresses on Dunearn Road (760, 762, 766, 768, 770) in the Swiss Club subzone of the Bukit Timah Planning Area. It sits within the Core Central Region and is classified as District 11. The confirmed facts, sourced from URA GLS records, propertynet.sg, propertyreviewsg.com and the developer, are as follows.
| Field | Detail |
|---|---|
| Developer | Phoenix Dunearn Pte Ltd (JV: Frasers Property Phoenix II, Sekisui House, CSC Land Group) |
| District | D11, Swiss Club subzone, CCR |
| Tenure | 99 year leasehold from 30 September 2025 |
| Total units | 380 residential units (zero 1 bedroom units) |
| Blocks | 5 blocks: 2 x 19 storey Pinnacle Collection (4BR) + 3 x 10 storey Luxury Collection (2BR/3BR) |
| Site area | 13,491.9 sqm (~145,255 sqft), plot ratio 2.4 |
| GLS land cost | S$491.45M / S$1,410 psf ppr (9 bids; awarded 3 July 2025) |
| Estimated breakeven | Approximately S$2,558 psf (analyst estimate) |
| Confirmed launch PSF | Approximately S$2,799 to S$3,108 psf across unit types |
| Indicative quantum | 2BR from approximately S$1.475m, 3BR from approximately S$2.597m, 4BR from approximately S$3.588m |
| Nearest MRT | Sixth Avenue MRT (DT7, Downtown Line) ~4 minute walk |
| Future MRT | Turf City MRT (CRL Phase 2, CR14) est. 2032, ~7 minute walk |
| Expected VP | 31 December 2030 |
| Expected Legal Completion | 31 December 2033 |
| Showflat / Booking Day | 10 July 2026 / 25 July 2026 |
| Architect | Ong & Ong Pte Ltd |
The land cost and why the 33 year gap matters
Two facts set the structural context for every other number in this review. First, the GLS tender for this site attracted nine bids and the winning offer was only 3.7% above CDL’s second place bid. The tight cluster among the top five bidders (source: COS.sg) signals broad developer conviction in the precinct, not a single reckless outlier stretching to win. That is meaningful. When developers who underwrite risk professionally compete this closely, the argument for the location has passed more than one institutional test.
Second, this is the first non-landed private residential development to launch in the Swiss Club and Dunearn Road subzone in approximately 33 years. The last comparable project was in the early 1990s. For a buyer who understands how supply constraints affect capital preservation in Singapore property, that statistic is not a marketing angle. It is a structural fact about scarcity that independent analysts across NewLaunchesReview.com and ProjectHome.sg both flag as the project’s strongest underlying pillar. Supply constrained micro markets are where capital preservation actually happens, particularly when a large masterplan sits adjacent and is expected to draw residents, amenities and transportation upgrades over the next two decades.
The adjacent Turf City masterplan covers 176 hectares and is planned for 15,000 to 20,000 new homes, retail, schools, healthcare and ecological corridors, plus heritage conservation of 22 structures including the Grandstand. The timeline is 20 to 30 years. That is a long horizon and I will return to it in the caveats section, because it cuts both ways. Read more about how supply and demand dynamics affect values across Singapore’s regions in the CCR vs RCR vs OCR framework guide.
Being first also means more competition is already confirmed. Two further Turf City GLS sites were awarded to Wing Tai Holdings and Metro Holdings in May 2026, and both will bring competing launches to the same precinct within the next year or two. That is a genuine consideration for resale timing: depending on how those developers price their own launches, they could either validate Dunearn House’s entry price or put pressure on it before the wider estate matures.
Unit mix: what the absence of 1 bedrooms signals
Dunearn House has zero 1 bedroom units. Every unit is either a 2 bedroom (176 units, 530 to 680 sqft), a 3 bedroom (96 units, 870 to 1,010 sqft), or a 4 bedroom (108 units, 1,180 to 1,380 sqft). That is an unusually deliberate unit mix for a CCR launch, which typically includes a tranche of 1 bedrooms to absorb the yield investor segment and generate early sales velocity.
The developer’s stated rationale fits the location. Dunearn House is pitched at families, school zone buyers and corporate housing tenants rather than at single occupant yield investors. The 2 bedroom units (46% of total) serve smaller families or couples who want the CCR address and the Sixth Avenue MRT walkability. The 3 bedrooms serve growing families and the 4 bedrooms serve established families and the corporate rental market. If your investment thesis requires a 1 bedroom unit to generate cashflow, this project is not built for you.
Location: Swiss Club subzone and what Turf City means in practical terms
The Swiss Club and Turf City precinct sits between Sixth Avenue to the east and Dunearn Road to the west, bounded roughly by the Bukit Timah Expressway and the Singapore Island Country Club. For decades, it was a green buffer around the Swiss Club and the Bukit Timah Turf Club, neither accessible nor residential. The Cross Island Line Phase 2 announcement and the URA Turf City masterplan changed that calculus.
Today, the area has no integrated retail or commercial development within immediate walking distance. The nearest amenities are along Sixth Avenue and Bukit Timah Road, a short car or bus journey away. That is the honest current state. Over the 2030s and 2040s, the masterplan calls for retail, food and beverage, schools, healthcare facilities and park connector networks. But buyers who need amenities on day one of TOP in 2030 will find the precinct thin compared to an integrated development on the TEL or CCL. For the full investment analysis of how new launch positioning translates over time, see new launch investment return data in Singapore.
Who Dunearn House suits
CCR families anchored by school catchment
Families who want a Bukit Timah address within reach of top primary schools, particularly those whose children will enter the Primary 1 registration exercise around 2027 to 2030. Methodist Girls’ School Primary is the headline school proximity at approximately 1,096m straight line, which is borderline within the 1km ballot band. Raffles Girls’ Primary sits at approximately 1.8km by road. Read the school proximity detail in the dedicated location and schools guide and verify directly with MOE before treating any school proximity as a purchase guarantee.
Second property CCR investors on a long horizon
Buyers who already own an HDB or a private property, have cleared ABSD considerations, and want CCR exposure on a first mover basis at S$150 to S$250 psf below the estimated pricing of the adjacent Plot 2 site (awarded at S$1,625 psf ppr in May 2026, projected launch in 2H 2027 at analyst estimates of S$3,200 to S$3,300 psf). This group should read the full second property timing analysis and run their ABSD numbers before the showflat visit.
Corporate housing landlords targeting expat tenants
The CCR rental market is anchored by expat professionals on corporate housing packages rather than by single young professionals. Dunearn House’s 3 bedroom and 4 bedroom units at 870 to 1,380 sqft are sized for families or for the higher end corporate tenant. The absence of 1 bedrooms means you are not competing for the lowest psf rental segment. Rental yields in the CCR are historically modest at 2.5 to 3.5% gross; this is a capital play, not a cashflow play.
The honest caveats
Every Dunearn House review I have read raises three concerns. I raise all three here because it is my job to tell you what not to buy as clearly as what to buy.
99 year leasehold in a freehold dominant neighbourhood. Bukit Timah and the Swiss Club area are among Singapore’s most freehold heavy private residential corridors. Watten House, Dunearn 386 and the majority of older condos nearby are freehold. A buyer in 2051, when Dunearn House has approximately 74 years of lease remaining, will face a meaningful psychological and valuation gap versus the freehold options on the same street. That matters for exit. It does not make the project uninvestable, but it means your ideal hold period is the first half of the lease, not the second. For a full read on how lease decay affects Singapore values, see freehold vs leasehold in Singapore: the full analysis.
Years of nearby construction disruption. The Turf City masterplan is a 20 to 30 year build out. From approximately 2026 to at least 2040, residents will see construction activity for infrastructure, roads, MRT stations, retail and residential projects across the 176 hectare site. The second GLS site (Plot 2) alone adds approximately 330 units expected to launch in 2H 2027. For buyers who move in at VP in 2030, the immediate neighbourhood will be an active construction zone for years. That is the honest current picture, not an impression from an artist render.
Entry price is the single most critical variable. DecouplingExpertise.sg makes this point bluntly and they are right. Fourth Avenue Residences entered at approximately S$2,345 psf and resells today at approximately S$2,522 psf, for annual returns of approximately 3.2% over 4.4 years. The lesson is that a high entry price creates a downstream affordability problem for the next resale buyer. If Dunearn House launches at S$3,100 psf, the resale buyer in 2032 needs to pay above that to give you a meaningful return. The Reserve Residences (732 units, TOP 2028) at approximately S$2,347 to S$2,853 psf is the pricing ceiling resale buyers will be weighing. Entry price matters more here than on a project with stronger capital fundamentals.
The Money, Timing & Safety verdict
I run every new launch through the same three essentials I use with clients. Here is the honest read on Dunearn House.
- Capital: STRONG. First mover in a 33 year supply gap, S$150 to S$250 psf discount to Plot 2 buyers (2H 2027), CRL 2032 structural catalyst not yet in launch price, nine bid GLS competition confirming developer conviction. The risk is entry price: if the developer launches at the top of the S$2,900 to S$3,100 range, the capital case narrows.
- Cashflow: WEAK TO MODEST. Zero 1 bedrooms, CCR yields historically 2.5 to 3.5% gross, competition from Plot 2 completions near TOP in 2030. Not a yield play under any realistic scenario.
- Progression: MIXED: Clean CCR address for a family stepping up from RCR or a mature HDB in the Bukit Timah corridor. Weaker for OCR HDB upgraders who will feel the ABSD, the higher absolute quantum and the thin amenity neighbourhood more acutely.
- Protection: MIXED. Fresh 99 year lease from a credible JV developer (Frasers and Sekisui track record is strong). The 99LH tenure in a freehold neighbourhood is the main protection risk on resale, compounded by a 20 to 30 year adjacent construction horizon.
Best framed as a 6 to 7 year minimum hold to ride the CRL opening, the Plot 2 repricing and early Turf City amenity establishment. Shorter holds face thin yields and uncertain resale demand from a buyer pool that must pay even more than a S$2,900 to S$3,100 entry for you to profit. The buyer who gets this right enters at the lower end of the launch PSF range, picks a stack with clear views and minimal construction noise exposure, and does not need to sell before 2032. If you are not in that position, resale may be a better fit. See the full comparison at new launch vs resale: Singapore decision framework.
Frequently asked questions
Who is the developer of Dunearn House?
The developer entity is Phoenix Dunearn Pte Ltd, a joint venture of Frasers Property Phoenix II Pte Ltd, Sekisui House Ltd and CSC Land Group (Singapore) Pte Ltd. The JV’s prior Singapore collaborations include Seaside Residences (strong, full sell out) and Parc Greenwich (65% sold at launch). CSC Land has delivered Twin Vew with a strong launch weekend.
How many units does Dunearn House have and what is the unit mix?
380 residential units across 5 blocks: 176 x 2 bedroom and 2 bedroom plus study (530 to 680 sqft); 96 x 3 bedroom and 3 bedroom plus study (870 to 1,010 sqft); 108 x 4 bedroom and 4 bedroom plus study (1,180 to 1,380 sqft). There are no 1 bedroom units. The Pinnacle Collection (19 storey blocks at 760 and 762 Dunearn Road) holds the 4 bedroom layouts. The Luxury Collection (10 storey blocks at 766, 768 and 770) holds the 2 bedroom and 3 bedroom layouts.
What is the tenure and why does it matter?
Dunearn House is 99 year leasehold from 30 September 2025. Expected Vacant Possession is 31 December 2030. The surrounding neighbourhood is predominantly freehold. This creates a valuation gap at resale, particularly in the second half of the lease, and is the most significant caveat in any purchase decision here.
What is the confirmed PSF and quantum?
The showflat previewed from 10 July 2026 and booking day was 25 July 2026. Confirmed launch pricing runs from approximately S$2,799 psf (about S$1.475m) for a two bedroom, to approximately S$2,978 psf (about S$2.597m) for a three bedroom, to approximately S$3,030 psf (about S$3.588m) for a four bedroom, per the developer consortium's launch communications, EdgeProp and Stacked Homes. Balance unit pricing moves after launch, so confirm current figures directly with the developer.
Is Dunearn House in District 10 or District 11?
District 11. The addresses 760 to 770 Dunearn Road are in the Swiss Club subzone of the Bukit Timah Planning Area, which is District 11. Some marketing material incorrectly labels the project D10, likely confusing it with the adjacent Plot 2 GLS site. The independent consensus across PropertyNet.sg, ProjectHome.sg, PropertyReviewSG.com and MyChoiceHomez.com confirms D11.
Thinking about Dunearn House?
Before you ballot on 25 July, run the numbers against your actual income, CPF, ABSD position and timeline. A Property Portfolio Analysis covers the specific unit, the holding period math and whether this fits your wider plan. No pitch for whichever project pays the highest commission.
Book a free portfolio analysis callWinfred Quek is Associate Marketing Consultant at Crestbrick Pte Ltd, advising Singapore upgraders, investors and families. CEA R073319H. The information on this page is general and does not constitute financial, investment or mortgage advice. All figures, especially pre launch pricing, are estimates for general information only. Verify all project details, dates and pricing directly with the developer, and all transaction data with URA, before making any purchasing decision.
More questions
What is the tenure of Dunearn House?
Dunearn House is 99 year leasehold with the lease commencing 30 September 2025. Expected Vacant Possession is 31 December 2030 and expected Legal Completion is 31 December 2033. The surrounding neighbourhood is predominantly freehold, which creates the main objection buyers will face when considering resale.
How much will Dunearn House cost?
Dunearn House previewed from 10 July 2026 with bookings from 25 July 2026. Confirmed launch pricing runs from about S$1.475m for a two bedroom (approximately S$2,799 psf) to S$2.597m for a three bedroom (approximately S$2,978 psf) and S$3.588m for a four bedroom (approximately S$3,030 psf), against a land cost of S$1,410 psf ppr and estimated breakeven of approximately S$2,558 psf. Confirm current balance unit pricing directly with the developer.
Which MRT is nearest to Dunearn House?
The nearest MRT is Sixth Avenue MRT on the Downtown Line (DT7), approximately a 4 minute walk from the closer 10 storey Luxury Collection blocks. From the 19 storey Pinnacle Collection blocks, the walk is approximately 7 minutes. Future Turf City MRT on the Cross Island Line Phase 2 (CR14) is estimated to open around 2032 and is approximately a 7 minute walk.
Is Dunearn House a good investment?
Dunearn House scores strongly on capital (first mover positioning in a 33 year supply gap, CRL 2032 structural tailwind, entry discount to Plot 2 buyers) and moderately on progression for buyers who want an established CCR address. Cashflow is the weak pillar: CCR rental yields are modest and the absence of 1 bedroom units limits the tenant pool. The honest case is a 6 to 7 year plus hold for capital appreciation, not a short term or yield play.