Six developers fought hard. Wing Tai fought harder. At $1,576 psf ppr — 11.8% above what Frasers paid for Plot 1 — they've taken the commercial anchor of the entire Turf City masterplan. Here's why that matters for you as a buyer, and what to do next.
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 of Singapore's best developers competed for Turf City's second private residential site. The result is a loud, unambiguous vote of confidence: developer conviction in this emerging precinct is strengthening, not softening.
Two Plots, Two Eras — How Plot 2 Stacks Up Against Plot 1
The two Turf City sites aren't just neighbours — they tell a story about how fast developer confidence in this precinct has grown.
Won by Frasers Property / Sekisui House / CSC Land. Pure residential, max 10 storeys. $491.5M total bid. Nine bidders — strongest CCR interest since 2018.
Launch: Jul 2026 · PSF: $2,900–$3,100
Won by Wing Tai Holdings. Mixed-use — residential + commercial at 1st storey. 1,400 sqm commercial. Six bidders. Premium of 11.8% over Plot 1.
Launch: 2027 est. · PSF: $3,100–$3,400
Why did Plot 2 command a higher land rate than Plot 1? Plot 2 includes 1,400 sqm of commercial space on the first storey — the retail, F&B, and childcare podium that anchors the entire Turf City precinct for the next 20–30 years. That commercial component adds GDV on top of residential units. Wing Tai's willingness to pay $1,576 psf ppr — well above analyst expectations of $1,350–$1,450 — reflects both the commercial upside and absolute conviction that Turf City is a generational story, not just another GLS site.
The Full Bid Results — Wing Tai Leads, Everyone Else Followed Close Behind
Here's the complete picture from today's URA tender close. Six major developers. One winner. And a remarkably tight spread that tells a very different story from Plot 1.
| Bidder | PSF PPR | |
|---|---|---|
| Wing Tai Holdings | $1,576 | WINNER |
| Frasers / China Construction / Sekisui | $1,55x | 2nd |
| China Overseas Land & Investment (COLI) | $1,53x | 3rd |
| City Developments Ltd (CDL) | $1,528 | 4th |
| UOL Group / Singapore Land / Kheng Leong | $1,52x | 5th |
| GuocoLand / Hong Leong | <$1,500 | 6th |
That ~5% spread is the number to pay attention to. When Plot 1 closed in June 2025, the gap between the highest and lowest bids was 48.6% — a sign of deeply divided developer opinion. Today? Every major developer who walked into this tender room was essentially in agreement on what this site was worth. That's not a bidding war. That's a consensus view. And that consensus says: Turf City is real, and it's happening fast.
Site Map — Where Both Plots Sit in the Precinct
Plot 2 sits directly adjacent to Plot 1 along Dunearn Road — flanked by the Bukit Timah Nature Reserve to the west, Sixth Avenue MRT to the south, and the future Turf City CRL station below.
Dunearn Road GLS — Precinct Map · Illustrative · Not to scale
What Will Plot 2 Launch At? Three Data Points, One Answer
Three independent data points all converge on the same range for Dunearn Road (2)'s expected launch PSF. The maths is straightforward once you accept the land cost premium.
The land cost argument: 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. Scale proportionally and Plot 2 should be at least $200–$300 psf higher — landing squarely at $3,100–$3,400 psf.
The commercial GDV boost: Plot 2 includes 1,400 sqm of commercial GFA — retail, F&B, childcare. This revenue sits on top of the residential component, potentially justifying a further premium over pure-residential Plot 1.
What $3,250 PSF Looks Like in Your Wallet
Plot 2 is a post-September 2022 GLS — fully harmonised. Every quoted square foot is actual liveable floor plate. No AC ledge in your strata area, no bay window charges. At $3,250 psf, a typical pre-harmonisation 70 sqft non-liveable allocation would have cost you ~$227,500. Under harmonisation, that charge disappears entirely.
Wing Tai Holdings — Why the Winner Matters as Much as the Win
Wing Tai is not a volume developer. Their portfolio reads like a curated 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 — at $1,576 psf ppr when analysts expected $1,350–$1,450 — is a very specific signal: Wing Tai believes they're building the commercial heart of a new district, not just another condo.
The 1,400 sqm commercial podium isn't a box-ticking exercise. Retail, F&B, and childcare serving an emerging 15,000–20,000 home precinct over 20–30 years — that podium becomes more valuable with every new GLS site that fills in around it. Wing Tai understands that. They didn't just buy a condo site. They bought the anchor.
Who Should Be Looking at Dunearn Road (2)?
| Buyer Profile | Why It Works | Best Unit | Key Watch Point |
|---|---|---|---|
| D10/D11 Landed Right-Sizer | Watten, Duchess, Namly, Greenwood all within 1km. Right-size into brand-new CCR. Keep the schools, the MRT, the neighbourhood. | 3BR or 4BR | BSD and ABSD on purchase. Timing vs landed sale proceeds. |
| Singaporean Upgrader (1st property) | 0% ABSD. Wing Tai quality brand in CCR. Turf City first-mover upside. 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 (2nd property) | Expat tenant pool from Bukit Timah international school corridor. Wing Tai brand commands a rental premium. Gross yield ~2.5–3.0%. | 2BR | 20% ABSD for SC 2nd property. Net yield thin in early years — long game only. |
| Fourth Avenue Residences Seller | Cash out the $2,520 psf resale gain. Roll into a brand-new, longer-lease, harmonised unit in the same corridor before Wing Tai sets the new price ceiling. | Like-for-like upgrade | SSD window. Full stamp duty planning on both transactions. |
Dunearn House vs Wing Tai Plot 2 — The Full Comparison
| Factor | Plot 1 — Dunearn House | Plot 2 — Wing Tai ★ |
|---|---|---|
| Developer | Frasers / Sekisui / CSC Land | Wing Tai Holdings |
| Land rate | $1,410 psf ppr | $1,576 psf ppr (+11.8%) |
| Tender closed | 26 June 2025 · 9 bidders | 28 April 2026 · 6 bidders |
| Site area | 145,173 sqft | 204,962 sqft |
| Zoning | Pure residential | Residential + Commercial 1st Storey |
| Units | ~380 residential | ~330 residential + 1,400 sqm commercial |
| Expected launch | July 2026 | 2027 (est.) |
| Expected PSF | $2,900–$3,100 | $3,100–$3,400 |
| GFA harmonised | ✅ Yes | ✅ Yes |
| Future MRT | Turf City CRL (est. 2032) | Turf City CRL (est. 2032) |
The bid spread tells the real story. When Plot 1 closed in June 2025, there was a 48.6% gap between the highest and lowest bids — deeply divided developer opinion. Today, Plot 2 closed with a spread of roughly 5%. Every major developer — Wing Tai, Frasers (with China Construction and Sekisui), COLI, CDL, UOL, GuocoLand — agreed on what this site was worth. They just differed by small margins on the premium. That's consensus, not divergence.
Wing Tai bid $1,576 psf ppr — significantly above CDL's $1,528 and UOL's $1,52x. That is not desperation. That is conviction in the commercial podium, the Turf City first-mover advantage, and the Wing Tai brand premium in D11. I 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 previews in July 2026 — you'll get 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 House, July 2026. Plot 2 is the premium option for those who want the commercial podium, a larger site, and Wing Tai's finishing standard.
Register Early Interest for Both Dunearn Road Plots
I'm James Ong, a CEA-licensed property consultant with PropNex Realty and over a decade of residential estate management experience — from ECs to ultra-luxury condominiums. I understand not just how to buy a condominium, but what it costs and takes to run one.
VVIP access to Dunearn House preview in July 2026, and early interest registration for Plot 2. Full financial analysis — BSD, ABSD, TDSR, net yield — before you commit.
WhatsApp James — Register Now- URA GLS tender results — Dunearn Road (1), 26 Jun 2025; Dunearn Road (2), 28 Apr 2026
- ERA Singapore GLS site analysis, June 2025 and December 2025
- EdgeProp — Frasers/Sekisui/CSC top bid $1,410 psf ppr, June 2025; site specifications December 2025
- CBRE (Tricia Song) — expected launch price $2,900–$3,000 psf, June 2025
- SRI (Mohan Sandrasegeran) — expected launch $2,910–$3,100 psf, June 2025
- PropNex Research (Wong Siew Ying), June 2025
- EdgeProp — Fourth Avenue Residences median $2,520 psf, May 2025
- 99.co — Dunearn Road GLS full breakdown, June 2025
- URA GFA Harmonisation circular, September 2022
CEA Disclaimer: This article was written on 28 April 2026, the date of Dunearn Road (2) tender close. Bid results are based on information available at time of writing 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.
