Turf City's First Private Condo
Is Launching in July 2026 —
Here Is Everything You Need to Know
District 11 has not seen a new Government Land Sale private condo since the Fourth Avenue Residences site was awarded in 2017. That nine-year drought ends this July. Frasers Property, Sekisui House and CSC Land won the first private residential GLS site in the entire Bukit Timah Turf City precinct — and they are expected to preview in July 2026. This is not just another new launch. It is the opening chapter of a 20 to 30 year masterplan that will bring up to 20,000 homes to one of Singapore's most prestigious addresses.
The Bukit Timah Turf City precinct sits on the former Singapore Turf Club racecourse land along Dunearn Road and Eng Neo Avenue. URA's Draft Master Plan 2025 designated it as a major new housing precinct — one of Singapore's most significant urban transformation projects in years. 15,000 to 20,000 new public and private homes will be developed here over the next 20 to 30 years, in a planned, car-lite, green estate designed around a 10-minute neighbourhood concept.
The Dunearn Road (1) GLS site is Plot 1 of this precinct — the very first private residential parcel to be tendered. Every future GLS site in Turf City will be benchmarked against what happens here. The developer who wins the first site sets the tone for pricing, design standards, and buyer expectations across the entire estate.
When URA launched the Dunearn Road (1) tender in April 2025, analysts predicted 5 to 6 bids with a top offer of $1,400 to $1,500 psf ppr. What happened on 26 June 2025 was considerably more emphatic. Nine developers submitted bids — the strongest CCR developer interest since a Cuscaden Road GLS in May 2018 also attracted nine bids. The range ran from below $950 psf ppr at the lowest to $1,410 psf ppr at the top — a 48.6% spread reflecting sharply divided views on the site's potential.
(2× analyst forecast)
above CDL (2nd)
vs lowest bid
CBRE's Tricia Song expects the developer of the new project on Dunearn Road to launch at an average price of $2,900 to $3,000 psf. SRI's Mohan Sandrasegeran expects launch prices in the new project to range between $2,910 psf and $3,100 psf, noting that new units in the CCR have been sold at an average price of about $2,922 psf over the past five months of 2025.
Frasers/Sekisui/CSC · Jul 2026
D11 FH · launch 2023
URA Realis · Jan–May 2025
D10 FH · launch 2022
D11 99yr LH · resale 2024–25
Wing Tai · Launch 2027
| Buyer Profile | Why Dunearn Road (1) Works | Best Unit | Key Watch Point |
|---|---|---|---|
| D10/D11 Landed Right-Sizer ★ | Sell landed to unlock equity. Buy in the same neighbourhood. Same schools, same MRT, brand-new 99yr lease. No estate adjustment. Children and grandchildren likely already in MGS / Hwa Chong school zone. | 3BR or 4BR | Sequence sale and purchase to avoid ABSD on overlap. SSD on landed if held under 3 years. |
| Singaporean Upgrader (1st private property) | 0% ABSD. Premium CCR address at a leasehold entry quantum below freehold D11. Turf City first-mover upside. Dual-income households can comfortably access 2BR or 3BR at $1.5M–$2.7M. | 2BR or 3BR | HDB MOP if upgrading from HDB. TDSR check at current SORA-based rates. CPF OA usage for CCR property. |
| CCR Investor | Bukit Timah expat tenant pool (international schools corridor). Frasers/Sekisui brand commands rental premium. Expected gross yield 2.8–3.2% at launch PSF. | 1BR+S or 2BR | 20% ABSD for SC 2nd property. Build rental yield model before committing. Net yield thin in first 3 years. |
| Fourth Avenue Residences Owner | Cash out resale gain at $2,520 psf median. Roll into a brand-new, longer-lease, fully harmonised unit in the same corridor at Turf City's first-mover PSF before price benchmarks rise with Plot 2. | Like-for-like upgrade | Watch SSD window. Stamp duty planning on sale + purchase. Agent to run full timeline. |
I have watched every major CCR GLS since 2017 and the pattern is remarkably consistent: the buyers who register early, attend the preview, and make a decision in the first two weeks consistently get the best unit selection and sometimes the best pricing. The buyers who "wait to see how it performs" pick from what is left — or find themselves in the queue for Dunearn Road (2) at Wing Tai's $1,576 psf ppr land cost and a $3,100–$3,400 psf launch price.
The question I am asked most often about Dunearn Road (1) is whether $2,900–$3,100 psf is expensive for a 99-year leasehold in a brand-new, unproven estate. My answer: Fourth Avenue Residences sold at launch in 2019 at about $2,100 psf. It resells today at $2,520 psf. That is a 20% capital gain in six years on a 99-year leasehold in the same corridor. Dunearn Road (1) has everything Fourth Avenue Residences had — plus GFA harmonisation, a stronger school cluster footprint, and the CRL Turf City station coming in 2032. If anything, the Turf City precinct masterplan adds a long-term tailwind that Fourth Avenue Residences never had.
Register early. I will give you a full financial model — BSD, ABSD, TDSR, projected rental yield, and 5-year capital gain scenario — before you commit to anything. No pressure. Just the numbers.
Register for Dunearn Road (1) — VVIP Preview Access July 2026
James provides early access registration, floor plan analysis, and a complete financial model before the official launch day. CEA Reg No. R008385F · PropNex Realty · D10/D11 specialist
WhatsApp James — Register for VVIP PreviewFor informational purposes only. Expected launch PSF, unit types and timeline are analyst estimates and developer indications only — to be confirmed at official launch. This does not constitute financial or investment advice. All investment decisions should be made with reference to your own financial position and after consulting a licensed financial advisor and property agent.
