New Launch Pillar · District 11
Dunearn House unit mix: who each of the 380 units is designed for
By Winfred Quek · CEA R073319H · Published 3 July 2026
Facts verified: 3 July 2026 · Pricing pending official launch · Unit data per PropertyNet.SG project specifications
A unit mix is the most honest document a developer ever publishes. Marketing copy can say anything; the mix tells you exactly who the project was built to sell to, because a developer that misreads its buyer goes home with unsold stock. Dunearn House's mix contains one decision so unusual for a 2026 launch that it deserves the headline: out of 380 units, the number of 1 bedroom apartments is zero. Here is what that means, what each configuration will roughly cost if analyst estimates hold, and who each layout actually serves.
The full mix at a glance
| Unit type | Units | Share of 380 | Size range | Indicative quantum (unofficial estimate) |
|---|---|---|---|---|
| 1 bedroom | 0 | 0% | Not offered | Not offered |
| 2BR / 2BR + Study | 176 | 46.3% | 530 to 680 sqft | Approx S$1.54m to S$2.11m |
| 3BR / 3BR + Study | 96 | 25.3% | 870 to 1,010 sqft | Approx S$2.52m to S$3.13m |
| 4BR / 4BR + Study | 108 | 28.4% | 1,180 to 1,380 sqft | Approx S$3.42m to S$4.28m |
Unit counts and sizes per PropertyNet.SG project specifications. Quantum ranges are unofficial estimates: floor area multiplied by the analyst consensus of S$2,900 to S$3,100 psf. Official pricing pending; actual prices will vary by stack, floor and view.
Two structural observations before the buyer profiles. First, the smallest possible entry into this project, a 530 sqft 2 bedder, still implies an unofficial quantum around S$1.54m at the bottom of the analyst range. There is no sub S$1.5m door into Dunearn House on current estimates. Second, the 4 bedroom allocation of 28.4% is unusually heavy; many recent launches treat 4 bedders as a token top slice. Combined with zero 1 bedders, more than half the project by unit count, and far more by floor area, is committed to family sized homes.
Zero 1 bedroom units is a statement, not an omission
Shoebox units exist for one primary purpose: they compress the entry quantum so that yield focused investors can buy into a district cheaply and rent the unit out. When a developer deletes the category entirely, it is telling you it does not want to compete for that buyer, and it does not expect that buyer to drive this project's absorption. ProjectHome.sg's assessment aligns: its framework rates the project a strong buy for income investors, school driven families and long horizon CCR buyers, and less suitable for short term flippers relying on HDB upgrader waves, noting there is essentially no HDB MOP cluster within 2km to feed quick churn.
For an owner occupier, the absence of shoeboxes is quietly valuable at exit. When you eventually sell, you will not be competing against a wall of small investor units flooding the resale market at TOP plus four years, a dynamic that has dragged on plenty of investor heavy projects. The trade off is a higher minimum ticket: this project has no cheap seats, and the developer has priced out an entire class of buyer deliberately. If you are weighing small against large as an investment question generally, my piece on small units versus big units runs that logic project by project.
Two collections, five blocks
The site plan splits the 380 units into two distinct products that happen to share a condominium.
Pinnacle Collection: 760 and 762 Dunearn Road
Two 19 storey towers holding the 4 bedroom and 4 bedroom plus study layouts of 1,180 to 1,380 sqft. Height in this enclave is scarce, the surrounding pocket is dominated by landed and lower rise housing, so upper Pinnacle floors will own views that the rest of the project cannot replicate. These are the flagship units, at unofficial estimated quantums of roughly S$3.42m to S$4.28m, and they will define the project's headline transactions.
Luxury Collection: 766, 768 and 770 Dunearn Road
Three 10 storey blocks holding all 176 two bedders and all 96 three bedders. Lower rise means fewer stacks per lift core and a more landed adjacent scale, but also fewer high floor premium opportunities. Within these blocks, stack selection, orientation relative to Dunearn Road traffic, and the years of Turf City construction next door will matter more than floor height. Commentary sites including New Launches Review flag stack selection as a bigger decision at this project than buyers initially expect.
Who each configuration actually suits
The 2 bedders: the entry ticket, with a caveat
At 530 to 680 sqft and an unofficial estimated S$1.54m to S$2.11m, the 2 bedroom units are the project's volume product at 46.3% of stock. They fit three profiles: couples buying a first private home in the school belt before children arrive, right sizers leaving a larger home but staying near family in Bukit Timah, and patient investors who accept modest rental yield in exchange for CCR capital exposure to the Turf City story. The caveat is psf efficiency: small units carry the highest psf in most launches, so the 2 bedders will likely price above the project average per square foot. Right sizers weighing this move against holding a larger home should start with the right sizing playbook.
The 3 bedders: the scarce middle
Here is the quiet supply story inside the project: only 96 three bedroom units, 25.3% of stock, the smallest allocation of the three types. For upgrader families, 870 to 1,010 sqft is the classic landing zone, and the unofficial estimated quantum of S$2.52m to S$3.13m is serious money that demands strong income and a substantial downpayment under the 75% loan to value ceiling. But scarcity cuts in the buyer's favour later: the configuration most families want is the one the project has least of, which historically supports resale liquidity. An HDB upgrader mapping this jump should work through the sequencing in the HDB upgrader guide before the showflat visit.
The 4 bedders: the family flagship
At 1,180 to 1,380 sqft and an unofficial estimated S$3.42m to S$4.28m, the 108 Pinnacle units target established families consolidating into one substantial home: multigeneration households, families anchored to the school belt for a decade or more, and buyers who might otherwise have shopped freehold landed or large resale condos nearby. This segment is the least investor like in the project and the most exposed to the leasehold versus freehold question, since long hold family buyers feel lease decay most. The size of the allocation, 108 units, means the developer is confident this enclave holds enough of that buyer; the 33 year gap since the last new launch here is the basis for that confidence.
The affordability reality check
Whatever configuration fits your household, the financing math is the same. A bank loan is capped at 75% loan to value, so a S$2.8m three bedder implies roughly S$700,000 in cash and CPF before buyer's stamp duty, and your total debt servicing must stay within the 55% TDSR ceiling computed at the 4% medium term floor rate, even though actual bank rates are around 1.5% today. New launch buyers also pay on the progressive payment schedule, which spreads the loan drawdown across construction until the 31 December 2030 expected vacant possession; the mechanics are laid out in the progressive payment guide. Before you shortlist a stack, pressure test your numbers with the affordability calculator and the TDSR scenario tool.
What the mix tells you about the next decade
Put the pieces together and the developer's thesis is legible. Zero shoeboxes and 28.4% four bedders means the project is underwritten on families and owner occupiers, the buyers most likely to hold through the Turf City construction years and exit into the matured masterplan of the mid 2030s. The heavy 2 bedder count at 46.3% keeps the entry tickets, but sized for occupiers rather than pure landlords. For a buyer, the practical conclusion is that your future neighbours, and your future resale competition, will mostly be households like the ones described above, not a churn of investor exits. In a project you may hold for seven to ten years, who the mix selects for is as important as what you pay on day one.
Frequently asked questions
What is the unit mix at Dunearn House?
380 units, no 1 bedders: 176 two bedroom and 2BR plus study units of 530 to 680 sqft, 96 three bedroom and 3BR plus study units of 870 to 1,010 sqft, and 108 four bedroom and 4BR plus study units of 1,180 to 1,380 sqft.
Why are there no 1 bedroom units?
The developer built the project for owner occupiers rather than yield investors. Omitting shoeboxes raises the minimum ticket but signals a family and upgrader thesis, and it means owners will not compete with a pool of small investor units at resale.
How much will the units cost?
Official pricing releases before booking day on 25 July 2026. Applying the unofficial analyst consensus of S$2,900 to S$3,100 psf to the published sizes gives roughly S$1.54m to S$2.11m for 2 bedders, S$2.52m to S$3.13m for 3 bedders, and S$3.42m to S$4.28m for 4 bedders. These are estimates, not developer prices.
What are the Pinnacle and Luxury Collections?
Two 19 storey blocks at 760 and 762 Dunearn Road form the Pinnacle Collection, housing the 4 bedroom layouts with height and views. Three 10 storey blocks at 766, 768 and 770 form the Luxury Collection, housing all 2 and 3 bedroom layouts.
Which unit suits an HDB upgrader?
Usually the 3 bedders at 870 to 1,010 sqft, though the unofficial estimated quantum of S$2.52m to S$3.13m demands strong income and downpayment resources under the 75% LTV cap and the 55% TDSR ceiling at the 4% floor rate. Smaller households can consider the 2BR plus study.
Which configuration actually fits your numbers?
The right unit type depends on your income, CPF, holding period and what the rest of your portfolio is doing, not on showflat atmosphere. A Property Portfolio Analysis runs the 2, 3 and 4 bedroom scenarios against your actual finances before the 25 July booking day. No pitch for whichever project pays the highest commission.
Book a free portfolio analysis callWinfred Quek, Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H). 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.