By Winfred Quek · CEA R073319H · Published 28 July 2026
Facts verified: 28 July 2026 · Sources linked below
Turf City, the former Bukit Timah racecourse site, has been talked about for years as one of Singapore's next big residential transformations. Dunearn House is the project that finally makes that talk concrete: it is the first private residential launch to break ground in the precinct, ahead of an estimated 20,000 homes planned there over the coming years. Being first has real advantages and real risks, and this review sets both out plainly.
The project at a glance
Dunearn House sits along Dunearn Road in Bukit Timah, a short walk from Sixth Avenue MRT on the Downtown Line, and within the broader Turf City masterplan area.
| Field | Detail |
|---|---|
| Developer | Consortium of Frasers Property, CSC Land Group and Sekisui House |
| Tenure | 99 year leasehold, from the June 2025 land tender |
| Total units | 380 residential units |
| District | 11 (Bukit Timah / Turf City) |
| MRT | Approx 4 minute walk to Sixth Avenue MRT (Downtown Line) |
| Land price | Approx S$491.5m, approx S$1,410 psf per plot ratio (June 2025 GLS tender) |
| Preview / booking | Preview from 10 July 2026 / booking from 25 July 2026 |
| Launch PSF | Approx S$2,799 to S$3,108 psf across unit types |
| Indicative quantum | 2BR from approx S$1.475m, 3BR from approx S$2.597m, 4BR from approx S$3.588m |
| Expected TOP | Approx December 2030 (estimate) |
Figures per EdgeProp, Stacked Homes and developer launch communications, July 2026.
Why "first mover in Turf City" is the real story
The verifiable fact here is the Government Land Sales record: the consortium won this site in a June 2025 tender at approximately S$1,410 psf per plot ratio, and Dunearn House is the first private residential project to launch on the wider Turf City footprint that the government intends to eventually hold around 20,000 homes. That first-mover position sets an early pricing benchmark for the entire precinct, and it gives early buyers a stake in a district before its full transformation is visible.
What that first-mover position does not do is guarantee outcomes. The precinct's greenery, including access to the Bukit Timah to Rochor Green Corridor and proximity to nature reserves, is a genuine amenity today, not a future promise. But the flip side of being first is that the precinct is still mostly unbuilt around it, and more supply is coming: two adjacent Turf City sites were awarded to Wing Tai Holdings and Metro Holdings as recently as May 2026, meaning competing launches are already in the pipeline for next year.
The bull case
A prestigious address with real greenery
Approximately 35% of the site is dedicated to landscaped greenery, and the location gives residents access to the Bukit Timah to Rochor Green Corridor. A future Turf City MRT station on the Cross Island Line, expected around 2032, would add a second transit option beyond the existing Sixth Avenue walk.
First-mover pricing benchmark
As the first launch in the precinct, Dunearn House sets the initial pricing reference that later Turf City launches, including the Wing Tai and Metro Holdings sites, are likely to be measured against. Early buyers effectively transact before the precinct's eventual scale is priced in by the broader market, though there is no guarantee later launches reprice higher rather than compete on price.
Considered showflat and layout execution
Independent site visits have noted fully enclosed, naturally ventilated kitchens, generous 2.875m ceiling heights, and conventional layouts with proper entrance foyers, built using traditional (non-PPVC) construction that allows more layout flexibility than some newer precast methods.
The bear case
A steep jump between unit tiers
The roughly S$1.1m gap between the two-bedroom entry price (S$1.475m) and the three-bedroom entry price (S$2.597m) is unusually wide. That segments the buyer pool sharply by unit type and could narrow the resale audience for whichever tier a buyer purchases into, since there is limited middle ground between the two.
Premium pricing versus resale alternatives
At approximately S$2,799 psf and up, Dunearn House prices above many resale alternatives in the wider Bukit Timah area, including some freehold resale stock. Commentary evaluating the launch has pegged expected gross rental yield around 2.8% to 3.4%, which is unremarkable for a brand-new Core Central Region 99-year leasehold launch at this price level and favours owner-occupiers over pure yield investors.
More competing supply is already coming
Two further Turf City GLS sites were awarded to Wing Tai Holdings and Metro Holdings in May 2026. Both will bring competing new launches to the same precinct within the next year or two, which could dilute buyer attention and, depending on how those developers price, put pressure on Dunearn House resale values before the wider estate matures.
School catchment is not yet confirmed
No prestigious school currently sits within the 1km priority catchment band, and even the commonly cited link to Methodist Girls' Primary is described as only "likely" pending official MOE confirmation. Families buying partly for school priority should verify the exact catchment through MOE's own tools rather than marketing claims.
The verdict: a Money, Timing & Safety read
Running Dunearn House through the three essentials I use with clients produces a genuinely mixed picture, which is often the honest one.
- Money: MIXED Premium psf versus resale alternatives and a modest 2.8% to 3.4% yield estimate favour owner-occupiers over yield-focused investors; the steep two- to three-bedroom price jump narrows resale flexibility within each tier.
- Timing: MIXED First-mover advantage is real today, but two more developers already hold adjacent Turf City sites, so more competing supply is confirmed to arrive before the precinct matures.
- Safety: STRONG Frasers Property, CSC Land Group and Sekisui House are all established, well-capitalised developers with substantial regional delivery track records, and the 99-year lease is fresh from 2025.
Dunearn House suits a buyer prioritising the Bukit Timah address, greenery and being genuinely first in a long-term transformation story, more than a buyer chasing near-term rental yield or a quick resale flip. Compare the 99-year lease profile honestly against the alternative using our 99-year leasehold tail discount tool, and run a personal Money, Timing & Safety self-assessment before committing to either tier.
Who it suits
Bukit Timah upgraders and long-term residents
Buyers already anchored to the Bukit Timah area who want a brand-new home with genuine greenery and are prepared to hold through the precinct's build-out over the next several years.
First-mover, long-horizon investors
Investors comfortable underwriting a story rather than a yield: buying before Turf City's full 20,000-home scale is visible, accepting the near-term yield is modest, and betting on how the precinct looks a decade out. This is a thesis, not a guarantee, and should be sized accordingly against the rest of a portfolio; our broader look at new launch investment returns data is a useful sanity check.
Less suited to: near-term yield investors
With gross yield estimates around 2.8% to 3.4% and premium entry pricing, an investor purely optimising for rental cashflow has other options worth comparing before committing capital here.
Frequently asked questions
How much does Dunearn House cost?
Dunearn House previewed from 10 July 2026 with bookings from 25 July 2026. Indicative pricing starts from about S$1.475m for a two-bedroom (approx S$2,799 psf), S$2.597m for a three-bedroom (approx S$2,978 psf) and S$3.588m for a four-bedroom (approx S$3,030 psf), per the developer consortium's own launch pricing. Confirm current balance-unit pricing directly with the developer.
Who is developing Dunearn House?
A consortium of Frasers Property, CSC Land Group and Sekisui House, which acquired the site through a Government Land Sales tender in June 2025 for approximately S$491.5m, or S$1,410 psf per plot ratio.
Is Dunearn House freehold or leasehold?
Dunearn House is a 99-year leasehold development, with the lease commencing from the 2025 land tender date.
Is Dunearn House a good investment?
It depends on the buyer. Industry commentary has pegged expected gross rental yield in the region of 2.8% to 3.4%, typical for a brand-new Core Central Region 99-year leasehold launch at this price point. Own-use buyers drawn to the Bukit Timah address and green surroundings have a reasonably solid case; pure investors should weigh the steep S$1.1m price jump between two- and three-bedroom units and the future supply from adjacent Turf City GLS sites before committing. No yield or price outcome is guaranteed.
What is Turf City and why does it matter for Dunearn House?
Turf City is the former racecourse site in Bukit Timah being redeveloped by the government into an estimated 20,000 new homes over the coming years. Dunearn House is the first private residential project to launch within this transformation, giving it a first-mover position, though it also means several more competing launches are coming to the same precinct, including sites already awarded to Wing Tai Holdings and Metro Holdings in May 2026.
Considering Dunearn House?
Before you commit to the first Turf City launch, run the numbers against your actual budget, timeline and what else is coming to the precinct. A Property Portfolio Analysis looks at this specific unit against your wider plan, with no incentive to favour whichever project pays the highest commission.
Book a free portfolio analysis callWinfred Quek is the Principal of 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 reflect launch-period reporting and are not a forecast of future prices, yields or returns. Verify current pricing and project details directly with the developer, and all transaction data with URA, before making any purchasing decision.