Comparison · New Launch · D11 vs D26
Dunearn House vs Lentor Gardens Residences: which July 2026 launch fits your upgrade plan?
By Winfred Quek · Associate Marketing Consultant · CEA R073319H · Crestbrick Pte Ltd (L31010886H) · 3 July 2026
Facts verified: 3 July 2026 · Both projects pre-launch · Official pricing pending
July 2026 is unusually active for new launches in Singapore. Two projects with meaningful pedigree are landing within a week of each other: Lentor Gardens Residences previews on 4 July with a booking day of 18 July, and Dunearn House opens its showflat on 10 July with a booking day of 25 July. For many upgrader clients I speak with, the question is not which one is a good project. Both have defensible investment cases. The question is which one matches a specific buyer's income structure, family priorities, and time horizon. This article works through that decision systematically.
At a glance: the numbers that matter
| Dimension | Dunearn House | Lentor Gardens Residences |
|---|---|---|
| District / Region | D11 (Swiss Club) / CCR | D26 (Lentor) / OCR |
| Developer | Phoenix Dunearn Pte Ltd (Frasers Property, Sekisui House, CSC Land Group JV) | Kingsford Huray Development Pte Ltd |
| Tenure | 99-year leasehold from 30 Sep 2025 | 99-year leasehold from 7 Jul 2025 |
| Total units | 380 (no 1-bedrooms) | 499 plus 3 commercial shops (no 1-bedrooms) |
| Blocks / Height | 5 blocks: 2 × 19 storeys + 3 × 10 storeys | 4 blocks: 3 × 16 storeys + 1 × 8 storeys |
| Land cost | S$1,410 psf ppr (S$491.5m) | S$920 psf ppr (S$429.2m) — lowest in Lentor precinct |
| Analyst est. launch PSF | S$2,900 to S$3,100 (CBRE, SRI) | S$2,100 to S$2,350 (PropNex, ERA, AestheticHavens) |
| Nearest MRT | Sixth Avenue (DTL, DT7) approx 4 min walk | Lentor (TEL, TE5) approx 6 to 7 min walk |
| Future MRT | Turf City (CRL, CR14) approx 7 min walk, est. 2032 | Bright Hill CRL interchange, indirect benefit |
| Preview / Booking Day | 10 Jul 2026 / 25 Jul 2026 | 4 Jul 2026 / 18 Jul 2026 |
| Expected Vacant Possession | 31 December 2030 | 31 December 2030 |
Sources: URA tender award records, developer disclosures, CBRE and SRI post-GLS research, ERA and PropNex estimates. PSF figures are analyst estimates, not confirmed pricing.
The price gap in real quantum terms
The headline PSF difference of roughly S$700 to S$800 compresses into a very large quantum gap on any unit type larger than a studio. On a 3-bedroom, the math is clear.
| Unit type | Dunearn House (est. size range) | Est. quantum at S$3,000 psf | Lentor Gardens (est. size range) | Est. quantum at S$2,200 psf |
|---|---|---|---|---|
| 2-bedroom | 530 to 680 sqft | approx S$1.59m to S$2.04m | 646 to 732 sqft | approx S$1.42m to S$1.61m |
| 3-bedroom | 870 to 1,010 sqft | approx S$2.61m to S$3.03m | 872 to 1,012 sqft | approx S$1.92m to S$2.23m |
| 4-bedroom | 1,180 to 1,380 sqft | approx S$3.54m to S$4.14m | 1,184 to 1,356 sqft | approx S$2.60m to S$2.98m |
Quantum estimates are illustrative only, based on midpoint PSF estimates. Official pricing may vary. Size ranges are verified from URA-filed details and developer marketing materials.
On a 3-bedroom, the difference is roughly S$700,000 to S$800,000. That is not pocket change. For a buyer stretching to their TDSR ceiling, this single number often settles the comparison before any other factor gets weighed. Use the affordability calculator to check where your ceiling actually sits.
Location: what you are actually buying
Dunearn House sits on Dunearn Road in the Swiss Club subzone of Bukit Timah, District 11. This is the first non-landed private residential development in this subzone in approximately 33 years. That supply gap is real and it matters. The Sixth Avenue MRT (Downtown Line) is approximately a 4-minute walk, giving direct access to the CBD and Newton interchange. The future Turf City MRT on the Cross Island Line is expected around 2032, which adds a second line and increases the station count nearby from one to two.
Lentor Gardens Residences is in District 26, in the Lentor and Upper Thomson pocket north of Ang Mo Kio. The Thomson East Coast Line stop at Lentor (TE5) is approximately 6 to 7 minutes away. From there it is roughly 20 minutes to Orchard via 6 stops, with a Circle Line interchange at Caldecott. Critically, this estate is already functioning. Lentor Modern's retail podium with a supermarket, food and beverage outlets, childcare and a clinic connects directly to the MRT by covered walkway and opened in 2025. Buyers are not waiting on a masterplan promise for their daily amenities.
These are two different location propositions. Dunearn House buys you a prestigious Bukit Timah address with a transformation upside over 20 to 30 years. Lentor Gardens buys you a maturing estate where six prior new launches have already proven buyer demand and basic infrastructure exists today. For families relocating from the north, Lentor Gardens typically requires no lifestyle adjustment. For buyers who value the CCR address for school access or long-term capital, Dunearn House is the only new-build option in this specific subzone in a generation.
School catchment: the honest picture
School proximity is a major driver of decision-making for both projects, and both have nuances that marketing material tends to understate.
Dunearn House and Methodist Girls School Primary
MGS Primary is frequently cited as a Dunearn House selling point. The straight-line distance is approximately 1,096m, which sits at the borderline of the Phase 2B 1km ballot zone. Road distance is approximately 1.7km. Whether this qualifies a buyer's child for the 1km priority ballot depends on the specific unit purchased and must be verified directly with MOE on the School Finder before any commitment. Do not rely on a marketing claim that a project is "within 1km" without checking the registered address of your specific unit. Raffles Girls Primary is approximately 1.8km by road; Henry Park Primary and Pei Hwa Presbyterian Primary are also in the broader area.
Lentor Gardens and north side schools
Lentor Gardens Residences is near Anderson Primary School and CHIJ St Nicholas Girls School. Families already in the north often have existing school relationships and childcare networks here. The proximity to Ang Mo Kio and the mature estate infrastructure reinforces the family lifestyle case. Again, verify specific block distances on the MOE School Finder before treating any school claim as a purchase reason.
Who belongs in each project
Dunearn House suits you if:
- You want a CCR address and a Bukit Timah District 11 postal code, and are willing to pay for it.
- You have a long investment horizon of 8 to 12 years and want to ride the Turf City masterplan and Cross Island Line catalysts.
- Your household income supports a TDSR-compliant loan on a quantum starting around S$2.6m for a 3-bedroom.
- School catchment around the Bukit Timah corridor (MGS, RGS, NYGH) matters for your family planning.
- You are comfortable being a first-mover buyer in a precinct that will have construction activity nearby for the next decade.
Lentor Gardens Residences suits you if:
- You are an HDB upgrader from Ang Mo Kio, Bishan, Yishun or Sengkang and want to stay in familiar ground.
- Your maximum comfortable quantum is S$1.4m to S$2.3m for a 2 to 3 bedroom unit.
- You prioritise immediate amenity access and an established MRT line over a future transformation story.
- School catchment around Anderson Primary and CHIJ St Nicholas fits your plans.
- You want the security of an estate where six prior launches are all 93 to 100% sold, proving genuine end-user demand at comparable prices.
The ABSD dimension
Both projects are 99-year leasehold, so there is no tenure-based ABSD advantage between them. The key ABSD question is whether you own an existing property. A Singapore Citizen buying a second residential property pays 20% ABSD on the purchase price; a Permanent Resident pays 30%. On a S$2.6m Dunearn House 3-bedroom, that is S$520,000 in ABSD for a citizen. On a S$2m Lentor Gardens 3-bedroom, it is S$400,000. The gap is real and affects which project is accessible for second-property buyers. Read the full ABSD guide for 2026 and check your buyer stamp duty separately with the BSD calculator.
Verdict: a framework, not a ranking
I deliberately avoid saying one project is better than the other, because that framing misleads. The right question is fit. Here is how I frame it for clients.
| 4 Pillar | Dunearn House | Lentor Gardens Residences |
|---|---|---|
| Capital | STRONG 33-year supply gap, first-mover on a major masterplan, Plot 2 repricing tailwind in 2027 | STRONG Lowest land cost in a corridor with six proven launches, future Plot 4 repricing |
| Cashflow | MODEST D11 family tenant profile, limited corporate expat demand; not a yield buy | MODEST Estate yields approx 2.8 to 3.2%; competition peaks at TOP; not a yield buy |
| Progression | MIXED Strong for upgraders seeking CCR; quantum gap limits HDB-to-private applicability for most | STRONG Direct HDB-to-private step for north side owners; quantum manageable at 2-bedroom level |
| Protection | MIXED 99-year in freehold-dominant neighbourhood adds resale psychology risk; construction noise near term | MIXED Proven estate, fresh 99-year lease; developer quality track record requires due diligence |
If I had to summarise in one sentence: Dunearn House is a long-duration CCR positioning decision. Lentor Gardens Residences is a north-side upgrader's proven estate entry. Neither is the wrong answer for the right buyer. The decision comes down to your income, existing property position, family school requirements, and how long you are prepared to hold. That is exactly what a full Lentor Gardens review and a detailed portfolio analysis will help you work through. See also the CCR vs RCR vs OCR framework for the structural context on why region matters for resale buyer pools.
Frequently asked questions
Which is cheaper, Dunearn House or Lentor Gardens Residences?
Both projects have not released official pricing as of 3 July 2026. Analyst estimates put Dunearn House at approximately S$2,900 to S$3,100 psf and Lentor Gardens Residences at approximately S$2,100 to S$2,350 psf. The quantum gap on a 3-bedroom is roughly S$600,000 to S$800,000. Verify with the developer at the respective previews.
Is Dunearn House CCR and Lentor Gardens OCR?
Yes. Dunearn House is in District 11 (Swiss Club subzone, Bukit Timah Planning Area), which is Core Central Region. Lentor Gardens Residences is in District 26 (Lentor, Upper Thomson), which is Outside Central Region. This affects ABSD treatment for foreigners, resale buyer profiles, and long-term price trajectories.
Which launch is better for school catchment?
Dunearn House is borderline 1km straight-line distance to Methodist Girls School Primary (approximately 1,096m), at the edge of the Phase 2B ballot zone; road distance is approximately 1.7km. Lentor Gardens Residences is near Anderson Primary and CHIJ St Nicholas Girls. Verify exact distances on the MOE School Finder per block before committing.
Which project suits an HDB upgrader better?
Lentor Gardens Residences is more directly positioned for north-side HDB upgraders. The OCR quantum and proven estate infrastructure make the progression step more manageable. Dunearn House suits upgraders specifically wanting a CCR address and Bukit Timah school belt access who can absorb the higher entry price.
Can I buy both Dunearn House and Lentor Gardens Residences?
A Singapore Citizen buying a second residential property pays 20% ABSD. Buying both at these estimated price levels creates significant stamp duty exposure on the second purchase. Run the ABSD and TDSR numbers carefully before committing to two launches in the same month.
Which has better MRT access?
Dunearn House is approximately 4 minutes from Sixth Avenue MRT (Downtown Line) and will gain a Turf City Cross Island Line station around 2032. Lentor Gardens is approximately 6 to 7 minutes from Lentor MRT (Thomson East Coast Line). Both are well connected. The Downtown Line is more mature today; the TEL offers a direct Orchard run.
Choosing between Dunearn House and Lentor Gardens Residences?
A Property Portfolio Analysis maps your existing property position, income, CPF and family priorities against the specific units available in each project. The result is a recommendation anchored to your numbers, not a commission-driven push toward whichever project pays more. Book a call before either ballot day to be ready.
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. All PSF and quantum figures are analyst estimates for planning purposes only. Verify all project details, dates and pricing directly with the respective developers, and all transaction data with URA, before making any purchasing decision.