Dunearn House 2026 — First Condo in Turf City. Buy or Wait?
District 11 · CCR New Launch · July 2026

Dunearn House (Plot 1): The First-Mover Guide

James Ong · CEA R008385F · PropNex June 2026 · 12 min read

Dunearn House previews July 2026 — the first private condo in Bukit Timah's Turf City masterplan. 380 units by Frasers, Sekisui House and CSC Land at $2,900–$3,100 psf. Wing Tai and Metro Holdings JV won Plot 2 at $1,625 psf ppr — 15.2% above Plot 1. That gap implies a $3,150–$3,300 psf launch for Plot 2. This is what the difference means for your decision.

$1,410 Plot 1 land rate PSF PPR
~380 Units · 99yr LH
Jul '26 VVIP Preview
2032 CRL Turf City MRT
Direct Answer

Dunearn House launches July 2026 at $2,900–$3,100 psf — the first private condo in Bukit Timah's Turf City masterplan, by Frasers, Sekisui House and CSC Land at Dunearn Road, District 11. Wing Tai and Metro Holdings JV won the adjacent Plot 2 in April 2026 at $1,625 psf ppr, implying a $3,150–$3,300 psf launch. On a 1,200 sqft unit, entering at Plot 1 saves $240,000–$360,000 over Plot 2 for the same masterplan, same CRL 2032 tailwind, same school cluster.

A Bukit Timah Story

Sandra and her husband had lived in their Duchess Road semi-detached for 22 years. Three kids through MGS and Hwa Chong. Morning jogs through the Rail Corridor. A garage still full of the kids' old bicycles. The house was too big, the maintenance relentless, and $5.8M in equity was doing nothing. What they wanted was simple: same neighbourhood, same schools, same Saturday routine at Adam Road Food Centre — just without four floors to upkeep. For years, the answer was "there's nothing new here." In July 2026, that changes.

What This Article Cannot Tell You

Whether your equity from a D10/D11 sale covers the ABSD and downpayment without straining your cash position. Which floors and facings hold value best as the Turf City masterplan fills in around the site. And whether Plot 1 now or Plot 2 in 2027 makes more sense for your specific holding horizon.

  • Plot 1 vs Plot 2 decision framework with your actual numbers
  • Full BSD / ABSD / TDSR model including sale proceeds from existing property
  • Floor and facing analysis for long-term capital hold
  • MCST and estate management read on Frasers × Sekisui build quality

VVIP preview allocates the best stacks — high floor, Bukit Timah facing, away from PIE — to registered buyers first. That queue opens now.

WhatsApp James — Register for VVIP Preview Priority access. 30-minute session. James responds same day.

Why Most Buyers Are Mispricing This Decision

Dunearn House is the first private condo in Bukit Timah's Turf City masterplan. District 11 hasn't seen a brand-new GLS condo since 2017 — a nine-year supply gap that ends in July 2026. The assumption most buyers carry in: $2,900–$3,100 psf is expensive for a 99-year leasehold on an unproven estate.

Three things make that assumption wrong. The NSC + TEL infrastructure spine connects Dunearn House at Sixth Avenue (DT7) through Newton and Orchard all the way to Marina Bay — the same corridor James covers from Springleaf in the north.

🚇 NSC + TEL Spine — Where Dunearn House Sits
"From Springleaf to Marina Bay, the NSC and TEL created one continuous investment spine — and every project along it benefits from infrastructure still being priced in."
Springleaf TE4 Lentor TE5 Bright Hill TE6 Sixth Ave DT7 ★ Newton NS21 Orchard TE14 Marina Bay TE20

The CRL Turf City MRT station arrives in 2032 — dual-line connectivity not yet in the launch price. Wing Tai and Metro Holdings JV won Plot 2 at $1,625 psf ppr in April 2026 — 15.2% above Plot 1's $1,410 psf ppr, and above all analyst expectations. Six major developers competed. The spread between highest and lowest bids was 9.8% — developer consensus, not one outlier's conviction. For the full analysis of how GLS land costs translate into launch prices, the Singapore GLS guide covers the arithmetic.

Plot 1 vs Plot 2 — Both Sites, Correct Data

★ Plot 1 · Now Available

Dunearn House

Developer: Frasers × Sekisui House × CSC Land

Land rate: $1,410 psf ppr (June 2025)

Units: ~380 · pure residential · max 10 storeys

Est. PSF: $2,900–$3,100

Preview: July 2026

GFA: ✅ Fully harmonised

Plot 2 · 2027 Pipeline

Wing Tai + Metro Holdings JV

Developer: Wing Tai Holdings + Metro Holdings JV

Land rate: $1,625 psf ppr (+15.2% vs Plot 1)

Units: ~330 + 1,400 sqm commercial

Est. PSF: $3,150–$3,300 psf

Preview: Est. 2027

GFA: ✅ Fully harmonised

The 15.2% land rate premium Wing Tai and Metro paid in April 2026 — just 10 months after Frasers won Plot 1 — is the most important data point in this analysis. It is direct developer evidence that Turf City's price ceiling is moving upward. Plot 2's higher land cost will be reflected in a $150–$250 psf premium at launch. The first-mover case for Dunearn House is priced in that differential. For the full tender result breakdown including all six bidders, the Dunearn Road Plot 2 tender analysis covers every bid.

The STAR Score — How Dunearn House Rates

STAR Scorecard — Dunearn House

84 / 100 ⭐⭐⭐⭐⭐
🏫
S — Schools · 15% weight ★★★★★ Within 1km: Methodist Girls' School (Primary & Secondary), Pei Hwa Presbyterian Primary, Nanyang Primary. Within 2km: Hwa Chong Institution, National Junior College. Arguably Singapore's top school cluster. Families in this zone do not leave voluntarily — that is what creates the resale floor.
🚇
T — Transportation + Transformation · 35% weight ★★★★★ ~8 min walk to Sixth Avenue MRT (DT7). Botanic Gardens 1 stop, Bugis in 6, Marina Bay in 11. PIE on-ramp within 5 min drive. CRL Turf City MRT 2032 adds dual-line access not yet in the price. 20–30 year masterplan: 15,000–20,000 homes. Wing Tai + Metro paying $1,625 psf ppr — 15.2% above Plot 1 in just 10 months — is developer consensus on the transformation thesis.
🛒
A — Amenities · 20% weight ★★★☆☆ Honest score — retail is thin today. Coronation Plaza, Rail Mall, Serene Centre, Adam Road Food Centre within 10 min walk. Bukit Timah Plaza within 10 min drive. Amenities will grow as Turf City matures. This is a 5–10 year ramp, not day-one infrastructure. The commercial podium in Plot 2 will accelerate this once Wing Tai's project opens.
💰
R — Returns · 30% weight ★★★★☆ Est. gross yield 2.8–3.4% based on Fourth Avenue Residences (3.4%) and Dunearn 386 (3.2%) benchmarks. GFA harmonised — every psf liveable. Fourth Ave Residences gained 20% in 6 years without a CRL tailwind. Frasers × Sekisui brand commands expat rental premium. CRL 2032 is the structural appreciation catalyst not yet in the price. This is a 10-year capital hold, not a yield play.
Score: S(15%) + T(35%) + A(20%) + R(30%). S=5/5→15pts · T=4.5/5→31.5pts · A=3/5→12pts · R=4/5→24pts = 82.5, bumped to 84 for first-mover masterplan premium. Near-term amenity gap is the only category held back. James's professional assessment. Not investment advice.

How We Got Here — The Turf City Timeline

  • 2017
    Last D11 GLS — Fourth Avenue ResidencesAllgreen wins at $1,540 psf ppr. Launched 2019, completed 2022. Resale now at $2,522 psf avg with 3.4% rental yield — 20% appreciation in six years without a second MRT line or masterplan.
  • Sep 22
    URA GFA harmonisation takes effectAll GLS sites from this date exclude AC ledges and bay windows from strata area. Dunearn House is fully harmonised — every quoted sqft is liveable floor plate. Zero phantom space charges.
  • Jun 25
    Frasers / Sekisui / CSC win Plot 1 at $1,410 psf ppr9 bids — strongest CCR developer turnout since Cuscaden Road 2018. 48.6% spread between highest and lowest offers. $491.5M total bid. CDL came in second at ~$1,360 psf ppr.
  • Apr 26
    Wing Tai + Metro Holdings JV win Plot 2 at $1,625 psf ppr6 bids. 9.8% spread — developer consensus, not one outlier. $533M total bid. 15.2% above Plot 1. Frasers' consortium (Plot 1's developer) came second at $1,576 psf ppr. Expected launch PSF: $3,150–$3,300 — resetting the corridor price ceiling.
  • Jul 26
    Dunearn House VVIP previewFirst private condo to launch in the Turf City precinct. ~380 units. Expected PSF: $2,900–$3,100. Max 10-storey apartments. Registered buyers get first access to best stacks.
  • 2032
    CRL Turf City MRT station estimated completionDual-line connectivity. Direct access to Jurong Lake District, Ang Mo Kio, Changi Airport without transfer. This premium is not in the 2026 launch price.

What does $2,900 psf actually cost you all-in? James models the full entry cost — ABSD, BSD, CPF accrued interest and TDSR — so you see the real number before preview day.

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What Are Nearby Projects Actually Returning?

ProjectTenureAvg PSFGross YieldAvg Rent 2BRGFA
Dunearn 386FH (2023)~$2,5513.2%~$5,500/mo❌ Pre-harm
Fourth Ave Residences99yr (2022)~$2,5223.4%~$4,500/mo❌ Pre-harm
Watten HouseFH (2023)~$3,230~3.6%~$8,000/mo 3BR✅ Harm
Dunearn House ★ (est.)99yr (2026)Est. $2,900–$3,100Est. 2.8–3.4%Est. $5,500–$6,500/mo✅ Harm

Sources: EdgeProp Singapore — Dunearn 386, Fourth Ave Residences, Watten House. Retrieved May 2026. Dunearn House figures are analyst projections.

The 2.8–3.4% yield is honest for a brand-new CCR 99yr leasehold at this PSF. Near-term yield is thinner than resale comparables — the capital appreciation case rests on the CRL 2032 tailwind and the corridor price ceiling Wing Tai has now confirmed at $1,625 psf ppr. For context on why CCR launch prices are where they are, the $3,000 psf land cost analysis explains the mechanics. For the full ABSD model, the second-property ABSD guide covers the numbers.

Where Exactly Is Dunearn House?

📍 Dunearn House — Location & Turf City Surroundings Illustrative · not to exact scale · Sources: URA, LTA, Google Maps
PAN-ISLAND EXPRESSWAY (PIE) BUKIT TIMAH NATURE RESERVE 🌿 WATTEN / DUCHESS / Landed Estate DUNEARN ROAD Sixth Ave DT7 ~8 min walk ★ CRL Turf City Est. 2032 TURF CITY MASTERPLAN 15,000–20,000 homes ★ P1 · DUNEARN HOUSE Frasers × Sekisui × CSC ~380u · $1,410 psf ppr Est. $2,900–$3,100 psf Preview Jul 2026 ~8 min walk P2 · Wing Tai + Metro $1,625 psf ppr (+15.2%) Est. $3,150–$3,300 psf · 2027 Fourth Ave Residences 99yr · $2,522 psf resale +20% in 6 yrs · 3.4% yield 🏫 Methodist Girls' Primary + Secondary ~0.8km · 1km ballot 🏫 Nanyang Primary ~0.9km · 1km ballot 🏫 Hwa Chong Institution ~1.8km Watten House (FH) $3,230 psf · 3.6% yield LEGEND Subject project (P1) GLS pipeline (P2) Comparable resale DTL (operational) CRL (est. 2032) Schools (1km ballot) Turf City masterplan N ↑ · Not to scale
CRL Turf City MRT is estimated 2032 — subject to LTA confirmation. School zone distances are approximate. Sources: URA Master Plan 2025, LTA, PropNex Research, EdgeProp May 2026.

Would You Rather: Dunearn House Now or Wait for Plot 2?

James's Pick — Most Buyers

Dunearn House — July 2026

  • $150–$250 psf below Plot 2 on same corridor
  • $240,000–$360,000 saving on 1,200 sqft unit
  • Same CRL 2032 tailwind at lower entry
  • Same school cluster — MGS, Nanyang, Hwa Chong
  • Frasers × Sekisui build quality is proven
  • First-mover stack selection advantage
Wait — Specific Profile Only

Wing Tai + Metro — 2027+

  • Want Wing Tai's CCR finishing standard
  • Want commercial podium on ground floor
  • Larger 205,000 sqft site — more units
  • Can absorb 12–18 months opportunity cost
The cost of waiting in dollars: Wing Tai and Metro paid $1,625 psf ppr — 15.2% above Dunearn House's $1,410 psf ppr. Analysts estimate Plot 2 at $3,150–$3,300 psf. On a 1,200 sqft 3-bedroom unit, entering at Dunearn House instead of waiting for Plot 2 saves $240,000–$360,000 for the same masterplan, same CRL 2032 tailwind, same school cluster.

Why July 2026 Is the Decision Point

  • 1
    Nine-Year D11 Supply Gap Ends Now District 11 has not seen a brand-new GLS condo since Fourth Avenue Residences in 2017. Nine years of pent-up demand from Bukit Timah, Duchess and Holland corridor meeting 380 units. Structural supply constraint — not a developer marketing claim.
  • 2
    Plot 2 Has Reset the Corridor Price Ceiling Wing Tai and Metro paid $1,625 psf ppr — confirmed by URA on 4 May 2026. That implies a $3,150–$3,300 psf launch for Plot 2. Every buyer who waits is paying $150–$250 psf more for a comparable product in the same masterplan. On a 1,200 sqft unit, that is $240,000–$360,000.
  • 3
    CRL 2032 Is Not Yet in the Price The Cross Island Line Turf City station delivers dual-line access to Jurong Lake District, Ang Mo Kio and Changi Airport from 2032. Properties at confirmed future MRT stations have historically appreciated ahead of opening. That premium is not in Dunearn House's July 2026 launch price — but will be in the 2032 resale market.

Is Dunearn House Right for You?

🏡

D10/D11 Landed Right-Sizer

Best Fit
Same neighbourhood, same schools, same Saturday routine — without four floors to upkeep. Unlock landed equity into a brand-new 99yr lease without leaving the postcode. Best unit: 3BR or 4BR. Watch: sequence sale and purchase carefully to avoid ABSD overlap.
🏠

First Private Upgrader — CCR Entry

Strong Fit
0% ABSD. Premium CCR address at leasehold entry quantum below freehold D11 comparables. Turf City first-mover upside on the same masterplan trajectory. Best unit: 2BR or 3BR. Watch: TDSR at current SORA rates.
💼

CCR Investor — Long Game

Watch Points
Deep Bukit Timah expat tenant pool. Frasers × Sekisui brand commands rental premium. Expected gross yield 2.8–3.4%. Best unit: 1BR+S or 2BR. 20% ABSD for SC 2nd property — net yield thin in first 3 years. This is a 10+ year capital hold, not a yield play.
🔄

Fourth Avenue Residences Owner

Strong Fit
Cash out the resale gain at $2,522 psf. Roll into a brand-new, longer-lease, harmonised unit in the same corridor before Wing Tai resets the benchmark at $3,150–$3,300 psf. Best unit: like-for-like upgrade. Watch: SSD window and full stamp duty planning before committing.
JO
James's Note CEA R008385F · PropNex Realty

The bid spread from the two Turf City tenders tells a story most people have not read carefully. When Plot 1 closed in June 2025, the spread between the highest and lowest of nine bids was 48.6% — deeply divided developer opinion. When Plot 2 closed in April 2026, six developers bid within a 9.8% range of each other. CDL, UOL, COLI, Frasers, GuocoLand and Wing Tai essentially agreed on what this site was worth. That compression of opinion is not coincidental. Developers who watched Plot 1 sell, saw the expat tenancy pipeline in the Bukit Timah corridor, and watched Fourth Avenue Residences appreciate 20% — they came back for Plot 2 with conviction, not uncertainty.

I've managed CCR and near-CCR residential estates for over a decade. Frasers and Sekisui are not developers who cut corners on the sinking fund structure or the MCST governance setup in the first year. That matters for a masterplan site where the first residents set the tone for the entire estate's management culture for decades. What separates a building that holds value from one that doesn't isn't the launch PSF — it's the maintenance culture from day one.

The question I hear most is whether $2,900–$3,100 psf is too expensive for an unproven estate. Fourth Avenue Residences launched at ~$2,100 psf in 2019 and resells today at $2,522 psf — without a CRL station, without a masterplan, without GFA harmonisation. Dunearn House has all three. The entry price reflects those fundamentals, not speculation.

If you want a straight answer on whether Dunearn House fits your situation: 91111173 →

FAQ — Dunearn House 2026

Is $2,900–$3,100 psf too expensive for a 99yr leasehold in an unproven estate?
Fourth Avenue Residences launched at ~$2,100 psf in 2019 — also 99yr leasehold in a corridor without a second MRT line or masterplan. It resells today at $2,522 psf with 3.4% yield — 20% appreciation in six years. Dunearn House has a CRL station arriving 2032, a 20–30 year masterplan creating 15,000–20,000 homes, and GFA harmonisation. The structural tailwinds are longer than any comparable D11 launch since 2017. The "unproven estate" risk is real for years 1–3 — but the fundamentals are confirmed.
Should I buy Dunearn House now or wait for Wing Tai's Plot 2?
Wing Tai and Metro Holdings JV paid $1,625 psf ppr for Plot 2 — 15.2% above Dunearn House's $1,410 psf ppr. Analysts project Plot 2 will launch at $3,150–$3,300 psf (CBRE: $3,200–$3,300; SRI: $3,150–$3,250). On a 1,200 sqft unit, the gap is $240,000–$360,000 for the same masterplan, CRL tailwind and school cluster. Buy Dunearn House if price matters. Wait for Plot 2 only if you specifically want Wing Tai's finishing standard or the commercial podium.
What schools are within 1km of Dunearn House?
Within 1km: Methodist Girls' School (Primary and Secondary), Pei Hwa Presbyterian Primary, and Nanyang Primary. Within 2km: Hwa Chong Institution and National Junior College. Arguably Singapore's strongest school cluster in one postcode. Families in the MGS and Hwa Chong catchment do not relocate voluntarily — that creates a durable resale demand floor regardless of market cycles.
What does the CRL Turf City MRT station mean for Dunearn House buyers?
The Cross Island Line station at Turf City, estimated 2032, adds direct access to Jurong Lake District (Singapore's second CBD), Ang Mo Kio, and Changi Airport without transfer. Properties at confirmed future MRT stations have historically appreciated ahead of opening. Dunearn House buyers entering at the 2026 launch price are positioned before that connectivity premium is priced in — the same structural position that drove 40% appreciation at TEL corridor projects as stations opened.
What is the expected rental yield and who are the typical tenants?
Estimated gross yield 2.8–3.4% based on Fourth Avenue Residences (3.4%) and Dunearn 386 (3.2%) nearby comparables. The Bukit Timah corridor has one of Singapore's deepest expat tenant pools — international school families, finance sector professionals and embassy staff who pay a premium for the school zone and green environment. Frasers × Sekisui brand commands an above-market expat rental premium not fully captured in the raw yield estimate.

Register for Dunearn House VVIP Preview — July 2026

30 minutes · No obligation · James responds same day
⚖️
Plot 1 vs Plot 2 Analysis$240K–$360K gap quantified for your unit size and horizon
📊
Full Financial ModelBSD + ABSD + TDSR + CPF with your actual numbers
🏢
MCST / Build Quality ReadJames's estate management background applied to Frasers × Sekisui
🎯
Unit RecommendationFloor, facing and stack — which units hold value as the masterplan fills in

VVIP preview allocates the best stacks — high floor, Bukit Timah facing, away from PIE — to registered buyers first. That queue is forming now.

WhatsApp James — wa.me/6591111173 Pre-fill your budget or type your own message. James responds same day.

Sources

  1. URA GLS tender award — Dunearn Road (1), Frasers / Sekisui / CSC Land, $1,410 psf ppr (June 2025)
  2. URA GLS tender award — Dunearn Road (2), Wing Tai + Metro Holdings JV, $1,625 psf ppr (official award 4 May 2026)
  3. CBRE Research (Tricia Song) — Plot 2 expected launch $3,200–$3,300 psf (28 April 2026)
  4. SRI (Mohan Sandrasegeran) — Plot 2 expected launch $3,150–$3,250 psf (April 2026)
  5. PropNex Research (Wong Siew Ying) — expected launch above $3,000 psf (April 2026)
  6. EdgeProp Singapore — Fourth Avenue Residences avg $2,522 psf, yield 3.4% (May 2026)
  7. EdgeProp Singapore — Dunearn 386 avg $2,551 psf, yield 3.2% (May 2026)
  8. URA GFA Harmonisation Circular (September 2022)
  9. URA Draft Master Plan 2025 — Bukit Timah Turf City precinct
  10. LTA — Cross Island Line Turf City station timeline (2026)

Expected launch PSF, unit types and timeline are analyst estimates — to be confirmed at official launch. STAR scores reflect James's professional assessment. Rental yield estimates are projections based on comparable projects. Not financial or investment advice. Past price performance is not indicative of future results. Please conduct your own due diligence before any property decision.

James Ong · CEA Reg No. R008385F · PropNex Realty Pte Ltd
WhatsApp: 91111173 · wa.me/6591111173