Dunearn Road (2) GLS:
Wing Tai Tops at $1,576 psf ppr
Turf City's Second Plot Is Won
The Dunearn Road (2) tender closed today, 28 April 2026, at noon. Wing Tai submitted the top bid at $1,576 psf ppr — 11.8% above what Frasers/Sekisui/CSC paid for the adjacent Plot 1 ten months ago. Six developers competed for Turf City's second private residential site. The result confirms that developer conviction in this emerging precinct is strengthening, not softening, despite global macro uncertainty. Here is everything you need to know about what happened today and what it means for buyers.
(strong interest)
vs 2nd bid
vs bottom
Three independent data points all converge on a similar answer for Dunearn Road (2)'s expected launch PSF. The key is the land cost premium over Plot 1, the mixed-use commercial GDV boost, and the live benchmark being set by Dunearn Road (1) itself, which is expected to launch at $2,900–$3,100 psf in July 2026.
Wing Tai · Launch 2027 est.
Frasers/Sekisui/CSC · Jul 2026 preview
D11 FH · launch 2023
D11 99yr LH · resale 2024–25
D10 FH · launch 2022
URA Realis · Jan–May 2025
Wing Tai paid $1,576 psf ppr — 11.8% above Plot 1's $1,410. Plot 1 is expected to launch at $2,900–$3,100 psf. Scaling proportionally: Plot 2 should launch at least $200–$300 psf higher, implying $3,100–$3,400 psf.
Plot 2 includes 1,400 sqm of commercial GFA — retail, F&B, childcare. This adds revenue that is not reflected in residential PSF alone, potentially allowing a mixed-use premium over pure residential Plot 1.
Wing Tai Holdings is not a volume developer. Their portfolio reads like a quality register: The M, Nouvel 18, The Crest, Le Nouvel Ardmore. They compete at the premium end of CCR and RCR, they price confidently, and they hold units when market conditions don't suit. Their willingness to outbid CDL, UOL and GuocoLand for this site — and to pay $1,576 psf ppr when analysts expected $1,350–$1,450 — tells you something specific: Wing Tai believes this is a premium mixed-use site in a precinct that will be transformed over 20+ years, and they want the commercial podium that anchors it.
The commercial component of Plot 2 is not a minor add-on. 1,400 sqm of commercial GFA at first storey — designed to include retail, F&B, and childcare serving the emerging Turf City community — gives this development a lifestyle anchor that Plot 1 does not have. As the Turf City precinct builds out over the next decade, Plot 2's commercial podium becomes increasingly valuable. Wing Tai understands that they are not just building a condo — they are building the commercial heart of a new district.
| Buyer Profile | Why It Works | Best Unit | Key Consideration |
|---|---|---|---|
| D10/D11 Landed Right-Sizer | Watten, Duchess, Namly, Greenwood landed estates all within 1km. Right-sizing into a premium CCR condo in the same neighbourhood. Stays close to schools and family. Unlocks substantial equity. | 3BR or 4BR | BSD and ABSD on purchase. Timing vs landed sale proceeds. |
| Singaporean Upgrader (first property) | 0% ABSD on first property. Wing Tai quality brand in CCR. Turf City precinct long-term appreciation story. Quantum from ~$1.95M accessible for dual-income households. | 2BR or 3BR | TDSR at current SORA rates. CPF OA usage on CCR property. |
| CCR Investor (second property) | 20% ABSD for SC second property but rental yield in CCR has been resilient. Expat tenant pool from Bukit Timah international school corridor. Wing Tai brand commands rental premium. | 2BR | ABSD 20% (SC) is substantial. Gross yield likely 2.5–3.0% — net yield after ABSD thin in early years. |
| Fourth Avenue Residences Seller | FAR is fully sold. Owners looking to cash out at $2,520 psf resale and roll proceeds into a brand-new, longer-lease CCR unit in the same corridor are a natural buyer pool. | Same unit type | Capital gains from FAR sale help offset new purchase BSD/ABSD. Watch SSD window if FAR was bought recently. |
| Factor | Plot 1 — Dunearn Road (1) | Plot 2 — Dunearn Road (2) ★ |
|---|---|---|
| Developer | Frasers Property / Sekisui House / CSC Land | Wing Tai Holdings |
| Land rate | $1,410 psf ppr | $1,576 psf ppr (+11.8%) |
| Tender closed | 26 June 2025 | 28 April 2026 (today) |
| No. of bidders | 9 (strongest CCR since 2018) | 6 (tighter spread — more aligned) |
| Site area | 145,173 sqft (13,492 sqm) | 204,962 sqft (19,042 sqm) |
| Zoning | Residential | Residential with Commercial at 1st Storey |
| Est. units | ~380 residential | ~330 residential + 1,400 sqm commercial |
| Max storeys | 10 storeys | 10 storeys (low-rise Turf City guideline) |
| GFA harmonised | ✅ Yes | ✅ Yes |
| Tenure | 99-year leasehold | 99-year leasehold |
| Expected launch | July 2026 | 2027 (est.) |
| Expected PSF | $2,900–$3,100 | $3,100–$3,400 |
| MRT walk | ~8 min to Sixth Ave DTL | ~8–10 min to Sixth Ave DTL |
| Future MRT | Turf City CRL (est. 2032) | Turf City CRL (est. 2032) |
The bid spread tells the real story here. When Plot 1 closed in June 2025, there was a 48.6% gap between the highest and lowest bids. That is a sign of divided developer opinion — some believed strongly in the site, others were sceptical. Today, Plot 2 closed with a spread of roughly 5%. All six bidders were in a tight band between $1,500 and $1,576 psf ppr. That is consensus, not divergence. Every major developer who looked at this site — Wing Tai, Frasers (with China Construction and Sekisui), COLI, CDL, UOL/SLG/KL, GuocoLand/Hong Leong — agreed on what it was worth. They just differed by small margins on the premium.
Wing Tai's win is particularly telling. They are a quality-first developer who does not chase volume. They bid $1,576 psf ppr — significantly above the $1,528 CDL offered and the $1,52x UOL offered. That is not desperation bidding. That is conviction that the commercial podium, the Turf City first-mover advantage, and the Wing Tai brand premium in D11 together justify paying top dollar. I would expect them to launch at a confident PSF — likely $3,200–$3,400 — and not discount.
For buyers: if you missed Dunearn Road (1), which is expected to preview in July 2026, you will have a second chance with Plot 2. But Plot 2 will likely be priced $200–$300 psf above Plot 1. The window to buy at the lower entry PSF is Dunearn Road (1) — that window is July 2026. Plot 2 is the premium option for those who specifically want the commercial podium, a slightly larger site, and Wing Tai's finishing standard.
Register Early Interest for Both Dunearn Road Plots
James provides VVIP access to Dunearn Road (1) preview in July 2026, and early interest registration for Plot 2. Full financial analysis — BSD, ABSD, TDSR, net yield — before you commit. CEA Reg No. R008385F · PropNex Realty
WhatsApp James — Register NowThis article was written on 28 April 2026, the date of Dunearn Road (2) tender close. Bid results are based on information provided and are subject to official URA confirmation. Expected launch PSF figures are analyst estimates only and will be confirmed by the developer at official launch. This does not constitute financial or investment advice.
