Dunearn House
Bukit Timah / Dunearn Road · Frasers Property + Sekisui House + CSC Land Group
A 380 unit family oriented CCR launch in Singapore's most sought after school belt, Dunearn Road at S$1,410 psf ppr land cost, targeting buyers who want the Nanyang Primary / Methodist Girls' School address on a 99 year lease.
Location & neighbourhood
Dunearn Road: Singapore's school belt, low density landed character, DTL at 800m.
Dunearn Road runs through the heart of Singapore's coveted Bukit Timah / Sixth Avenue residential corridor, a mix of GCB clusters, older freehold condos, and the Nanyang Primary / Methodist Girls' School / Hwa Chong school belt. The neighbourhood has a distinctly low density, tree lined character that is difficult to replicate: the Turf City site (22.5 hectares) to the northwest has just been awarded for residential development, which is both a medium term supply signal and a long term precinct uplift (Cross Island Line's Turf City MRT station expected ~2032).
Daily conveniences: Beauty World Centre, The Star Vista (via DTL), and the established Sixth Avenue / Coronation Plaza cluster for neighbourhood F&B and wet markets. Holland Village is one interchange away.
MRT & transport
- Sixth Avenue MRT (DT7, DTL), ~800m / ~10 min walk
- King Albert Park MRT (DT6), ~1.2km
- Botanic Gardens (DT9/CC19 interchange), 1 stop from Sixth Ave
- Turf City MRT (CRL), future ~2032; ~500m from site
- PIE expressway: 5 min to CBD / Jurong via PIE
The developer
Three established names: Frasers, Sekisui, CSC, a disciplined JV.
Frasers Property (Frasers Centrepoint Homes) has delivered 17,000+ residential units in Singapore including the 2025 Robertson Opus (D9/999yr, ~50% sold at S$3,360 psf average) and The Orie (D12, JV with CDL). Sekisui House, Japan's largest homebuilder, has been Frasers' recurring JV partner, One Holland Village Residences (D10) and Hillhaven demonstrated their shared mid to high CCR execution. CSC Land Group (China State Construction subsidiary, Fortune 500 #18) adds mainland construction scale and has delivered Grand Dunman, ELTA, Lentor Central Residences among recent Singapore projects.
This JV has an unusually deep track record across all three partners. No documented BCA enforcement actions or major defect controversies on recent work. Frasers/Sekisui's Robertson Opus at S$3,360 psf (CCR, 999yr) provides a direct pricing data point for what this JV can deliver and command.
Named SG track record
- Robertson Opus (D9, 999yr, Frasers + Sekisui)
- The Orie (D12, 777 units, Frasers + CDL)
- One Holland Village Residences (D10, Frasers + Sekisui)
- Grand Dunman (D15, CSC Land)
- Lentor Central Residences (D26, CSC Land)
Unit mix & layouts
Family first: 2BR 4BR in 5 low rise blocks.
Dunearn House launched on 25 to 26 July 2026 with floor plans released at the showflat. The 5 block × 10 storey configuration is a low density, garden oriented development rather than a tower product, which suits the Dunearn Road neighbourhood character and positions it for the family owner occupier segment. The mix runs 2BR 4BR with the 3BR core accounting for the majority of units. Exact per type sizes and bay window ratios are best confirmed with the sales team, the ranges below are indicative pending that check.
Note: some agency sources cite 360 units vs the confirmed 380. Discrepancy likely reflects an earlier pre URA approval estimate.
Indicative pricing & PSF context
S$3,140 psf average at launch, about 25% over the nearest 99 yr resale comp.
Launch PSF (actual)
S$3,140 psf average
Launched 25 to 26 July 2026, selling 56% of units (212 of 380) on launch weekend. Land cost was S$1,410 psf ppr; analyst derived breakeven was ~S$2,558 psf, so the developer realised a margin well above that estimate.
D10 / Sixth Ave resale benchmarks
- Fourth Avenue Residences (99 yr, TOP 2022): ~S$2,520 psf avg
- One Holland Village Residences (99 yr, TOP 2025): ~S$3,781 psf avg (mixed use uplift)
- Leedon Green (FH, TOP 2023): S$2,502 $3,592 psf range
- Key gap: Dunearn House launched at S$3,140 psf average, about 25% above Fourth Ave resale; buyers are paying for the school belt address and the CRL 2032 catalyst
Schools, amenities, connectivity
The school belt is the reason people buy Dunearn Road.
Primary schools (within 1 to 2km)
- Nanyang Primary School, within 2km (verify MOE 1km/2km status)
- Methodist Girls' School (Primary), within 2km corridor
- Raffles Girls' Primary, within 2km (fringe; verify)
- Confirm exact 1km/2km boundaries on MOE SchoolFinder before advising
Secondary, JC & international
- Hwa Chong Institution (Bukit Timah Rd)
- Nanyang Girls' High School
- National Junior College
- Overseas Family School (Orchard MRT via DTL)
Malls, F&B, healthcare
- Beauty World Centre (2 stops on DTL)
- Coronation Plaza / The Grandstand (nearby)
- Cold Storage Sixth Avenue, Bukit Timah hawker
- Mount Elizabeth / Gleneagles (via PIE/CTE)
Investment thesis
Why someone would actually buy here.
The school belt is Singapore's most durable demand driver
Nanyang Primary, MGS, Raffles Girls' Primary, this corridor has been oversubscribed for P1 registration for 30+ consecutive years. Families who want the 1km or 2km advantage in Phase 2B balloting anchor demand here through every market cycle. That demand profile is structural, not cyclical.
Turf City CRL station (~2032) adds a second rail node
If the Turf City MRT station (Cross Island Line) opens ~2032 at ~500m from the site, Dunearn House gains a second MRT connection while the estate is still relatively new. CRL running east-west from Jurong to Pasir Ris is a major commuter upgrade. That catalyst is 5 to 6 years away from TOP, realistic within the ownership hold period.
Low density character in a land scarce corridor
5 blocks × 10 storeys on a 145,000 sqft site is a genuinely low density product in a corridor dominated by 2 to 3 storey landed housing and mature trees. That visual amenity is scarce and supports lifestyle premium versus high density OCR blocks.
Established JV quality + Frasers/Sekisui premium track record
Robertson Opus at S$3,360 psf (CCR, 999yr, Frasers + Sekisui, 2025) demonstrates the JV can build and sell at a premium CCR price point. Dunearn House launched at S$3,140 psf average (99 yr), below the partnership's Robertson Opus watermark, consistent with a leasehold tenure discount rather than a value gap.
Risks & what to stress test
Where this could bite you.
99 year leasehold in a freehold dominant corridor
The Bukit Timah / Dunearn Road corridor is heavily freehold. Fourth Avenue Residences (the nearest 99 yr comp) trades at ~S$2,520 psf while freehold projects (Leedon Green, Perfect Ten) command S$2,800 $3,500 psf. Dunearn House launched at S$3,140 psf average, buyers paid close to freehold money for a leasehold; the tenure decay risk is real as the lease ages past 2060.
Holland Link same corridor competition
Holland Link (Sim Lian, same Turf City precinct narrative, ~500+ units, launching 2026 to 2027) will directly compete for the "Turf City CRL + school belt" buyer. Two launches selling the same macro story in a 12 to 18 month window can create comparison shopping that pressures both projects' absorption pace and pricing.
School catchment must be verified, not assumed
Nanyang Primary and MGS 1km/2km status for the exact Dunearn House site address is TBC. Do not assume school catchment based on road names, the MOE SchoolFinder must be run with the confirmed site address before advising clients. A 100 metre difference can shift a school from 1km to 2km priority, materially affecting Phase 2B balloting chances.
Yield is not the thesis here
At the S$3,140 psf launch average in the Sixth Avenue / Dunearn corridor, rental yield on a 3BR will likely be under 2% gross. Fourth Avenue Residences rents at S$3,900 $8,000/month depending on size; at S$3,140 psf entry on a 1,200 sqft unit (S$3.77M), a S$5,500/month rent works out to about 1.75% gross. This is an owner occupier and long hold capital gain play. Do not buy expecting the property to pay for itself.
Winfred's take
The honest read.
Dunearn House is targeting the most specific buyer in Singapore's property market: the family who has decided their children will attend Nanyang Primary or MGS, has the budget for CCR pricing, and is willing to accept a 99 year leasehold to own a new build in the school belt. That buyer exists in numbers and they are price inelastic during P1 registration season. The JV is excellent, Frasers + Sekisui + CSC has nothing to prove on quality. And the Turf City CRL catalyst is a genuine medium term infrastructure event, not vaporware. It launched at S$3,140 psf average, above the S$2,900 psf level this reviewer had flagged as the accessible bar, yet 56% sold on launch weekend (212 of 380 units), showing the school belt buyer paid up for the address anyway.
Who it doesn't suit: yield investors (this will not cash flow positively for a long time), buyers comparing to nearby freehold alternatives without running the tenure decay math, and anyone paying S$3,000+ psf for a 99 yr leasehold in a market where equivalent freehold is available at S$3,000 $3,500 psf from projects like Leedon Green or Perfect Ten. The leasehold penalty compounds over decades, factor it in before signing.
Related reading
Book a Property Portfolio Analysis on Dunearn House.
Before committing S$3M+ to a 99 yr CCR purchase, let's confirm school catchment, model tenure decay, and benchmark the leasehold vs freehold decision with your specific numbers.