Dunearn House Review | New Launch Condo
BuyCondo.sg Insights | District 11 · Core Central Region · New Launch 2026
Overview – Dunearn House Review | New Launch Condo
Dunearn House is one of the most anticipated new launch condominiums of 2026. Sitting at 760–770 Dunearn Road in the Swiss Club subzone of District 11, this 380-unit development marks a significant moment for Singapore’s prime residential market — it is the first private residential GLS release in the Bukit Timah Turf City precinct in over 33 years.
Developed by Phoenix Dunearn Pte Ltd, a joint venture between Frasers Property, CSC Land Group, and Japan’s Sekisui House, the project previews on 10 July 2026 with an official sales launch on 25 July 2026. For buyers and investors evaluating Singapore’s Core Central Region, Dunearn House deserves serious attention — but not without understanding its trade-offs.
Project at a Glance – Dunearn House Review | New Launch Condo
| Attribute | Detail |
|---|---|
| Project Name | Dunearn House (达恩·豪庭) |
| Developer | Phoenix Dunearn Pte Ltd (Frasers Property · CSC Land Group · Sekisui House) |
| Address | 760–770 Dunearn Road, Bukit Timah, Singapore |
| District / Region | District 11, Core Central Region (CCR) |
| Tenure | 99-year leasehold (from 30 Sep 2025) |
| Site Area | 13,491.9 sqm (145,255.6 sqft) |
| Plot Ratio | 2.4 |
| Total Units | 380 |
| Configuration | 5 blocks: 2 × 19-storey (Pinnacle) + 3 × 10-storey (Luxury) |
| Expected TOP | December 2030 |
| Architect | ONG&ONG Pte Ltd |
| Builder | China Construction (South Pacific) |
| Preview / Official Launch | 10 Jul 2026 / 25 Jul 2026 |
| Land Price Paid | S$491.5 million (S$1,410 psf ppr) |
Unit Mix
| Unit Type | Size Range (sqft) | Units | Share |
|---|---|---|---|
| 2BR / 2BR+Study | 527–678 | 176 | 46% |
| 3BR / 3BR+Study / 3BR+Flexi | 872–1,001 | 96 | 25% |
| 4BR / 4BR Premium+Study | 1,184–1,378 | 108 | 29% |
| Total | 380 | 100% |
The product mix tells you exactly who this development is designed for: families. There are no 1-bedroom units and no penthouses. The smallest unit starts at 527 sqft — a compact 2-bedroom condo — while the largest stretches to 1,378 sqft for a 4-bedroom premium with study.
The development is split across two collections. The Luxury Collection occupies the three 10-storey blocks and houses the 2-bedroom and 3-bedroom formats, suited to young couples, small families, and investors looking for a lower absolute entry price. The Pinnacle Collection, in the two taller 19-storey towers, is where the 4-bedroom units live — designed for established families and serious upgraders.
Location & Connectivity
Dunearn House sits in one of Singapore’s most coveted residential corridors. The address combines the tranquillity of the Swiss Club enclave with genuine connectivity to the rest of the island.
| Connectivity Factor | Detail |
|---|---|
| Nearest MRT | Sixth Avenue MRT (DT7, Downtown Line) — ~4 min walk / 620m |
| Future MRT | Turf City MRT (Cross Island Line) — under construction |
| Additional MRT Access | King Albert Park (1 stop); Beauty World (2 stops) |
| Expressway | PIE — approximately 9 minutes via Eng Neo Avenue |
| CBD / Orchard | ~15 minutes by car; reachable directly via Downtown Line |
The Sixth Avenue MRT walkability is a practical selling point that should not be understated — most of the freehold homes surrounding this site are not MRT-walkable. You can explore more properties for sale near MRT if transit access is a priority for you. The upcoming Cross Island Line Turf City station, while still years away, adds a long-term connectivity upside that is not yet priced into the precinct.
School Catchment
For families in Singapore, school proximity is often the decisive purchase criterion. Dunearn House performs exceptionally well here. Use our primary schools proximity tool to explore condos near top schools across Singapore.
- Methodist Girls’ School — within 1 km (Phase 2C priority ballot advantage)
- Hwa Chong Institution — one of Singapore’s most sought-after secondary schools and JC
- National Junior College
- ACS (Barker Road)
- Nanyang Primary School
The Methodist Girls’ School 1 km catchment alone is a rare and durable demand driver. Very few new launches in any price bracket can offer this, and it creates a structural floor under resale demand from high-income Singapore families.
Pricing – Dunearn House Review | New Launch Condo
Official pricing has not been released as of the date of this review. Based on analyst estimates from CBRE and SRI, and from agency indicative listings, the expected launch range is S$2,900–3,100 psf, with an overall project price spread of roughly S$1.3 million to S$4.2 million across unit types. Use our free home value estimate tool to benchmark any property you currently own before making a move.
Indicative Prices by Unit Type
| Unit | Size | Estimated PSF | Estimated Price |
|---|---|---|---|
| 2BR | ~530 sqft | ~S$3,000 | ~S$1.6m |
| 2BR+Study | ~667 sqft | ~S$2,980 | ~S$2.0m |
| 3BR | ~872 sqft | ~S$2,900 | ~S$2.5m |
| 3BR+Study | ~1,001 sqft | ~S$2,797 | ~S$2.8m |
| 4BR | ~1,184 sqft | ~S$2,830 | ~S$3.4m |
| 4BR Premium+Study | ~1,378 sqft | ~S$2,830 | ~S$3.9m |
These are pre-launch agency and analyst estimates. Official prices will be released at launch on 25 July 2026.
The Land Cost Advantage
Understanding where Dunearn House sits in the pricing hierarchy requires looking at the GLS tender. Nine developers competed for this site — the highest CCR participation in a government land sale since May 2018. The winning bid of S$1,410 psf ppr reflected strong institutional conviction in the Turf City precinct story.
More importantly, the adjacent Dunearn Road Plot 2 was subsequently awarded to Wing Tai and Metro Holdings in April 2026 at S$1,625 psf ppr — a 15.2% premium over Dunearn House’s land cost. That neighbouring project is expected to launch in 2027 at an estimated S$3,150–3,300 psf. This creates a natural price anchor that should support Dunearn House’s secondary market values as the corridor develops.
The Developer
The tri-party JV behind Dunearn House is, by any measure, one of the strongest developer lineups in Singapore’s new launch market right now.
Frasers Property is SGX-listed, has developed over 23,000 homes and manages 12 malls across Singapore. Their residential track record includes Riviere and Sky Eden@Bedok. They are simultaneously active on other GLS sites, underlining their commitment to the Singapore market.
CSC Land Group is the Singapore arm of China State Construction Engineering Corporation — ranked #18 on the Fortune Global 500. Their completed Singapore projects include J’den and Coast Line, both well-received by buyers.
Sekisui House is one of Japan’s largest homebuilders, with over 2.7 million homes delivered globally. Their involvement is a signal of design philosophy: Japanese homebuilders are known for precise construction quality, thoughtful liveable layouts, and wellness-oriented environments — differentiators that matter in the premium CCR segment.
The project architect is ONG&ONG, whose prime-district portfolio includes JadeScape, The Atelier, and Sloane Residences. Completion risk here is as low as it gets in Singapore’s new launch market. Browse our full condo directory to compare developer track records across other projects.
Comparable New Launches
To understand how Dunearn House is positioned, it helps to see it alongside recent CCR and prime-district launches. We have covered several of these in depth — read our River Modern review and Hudson Place Residences review for direct CCR comparisons.
| Project | District | Tenure | Launch | PSF Range | Take-Up at Launch |
|---|---|---|---|---|---|
| Watten House | D11 | Freehold | Nov 2023 | S$2,683–3,418 (avg S$3,274) | 88.3% cumulative |
| Skye at Holland | D10 | — | 2025 | ~S$2,944–2,949 | ~88–99% launch day |
| River Modern | CCR | — | Q1 2026 | ~S$3,266 | 92% |
| Newport Residences | D2 | 999-yr | Q1 2026 | ~S$3,050–3,216 | 74% |
| Dunearn House | D11 | 99LH | Jul 2026 | Est. S$2,900–3,100 | Pre-launch |
| Adjacent Wing Tai Site | D11 | 99LH | ~2027 | Fcst. S$3,150–3,300 | — |
At the estimated S$2,900–3,100 psf range, Dunearn House enters the market at a discount to the CCR new-launch median (approximately S$3,172–3,208 psf in Q1 2026) and well below the freehold Watten House benchmark of S$3,274 psf average. This relative value positioning — in the same district, launching 15–20% below the precinct’s future expected ceiling — is a key part of the investment case. View all condos and apartments for sale on BuyCondo.sg to explore your full range of options.
Singapore Property Market Context
Singapore’s private residential market has now recorded six consecutive quarters of price growth. The overall Private Property Index rose 0.9% in Q1 2026, and full-year 2025 returned +3.3%. The CCR specifically rebounded from a Q4 2025 dip (−3.5%) with +0.6% growth in Q1 2026, signalling that the soft patch has passed.
| Segment | Q4 2025 | Q1 2026 |
|---|---|---|
| Overall Private Residential | +0.6% | +0.9% |
| Non-Landed CCR | −3.5% | +0.6% |
| Non-Landed RCR | +0.7% | +0.8% |
| Non-Landed OCR | +1.0% | +2.2% |
| CCR Non-Landed Rental | +0.7% | +0.5% |
The interest rate environment is particularly supportive. The 3-month compounded SORA fell to approximately 1.07–1.09% in June 2026 — a 4-year low, down sharply from a peak of ~3.03% in early 2025. The lowest available fixed rates are now below 1.40%, and the lowest floating options are around 1.27%. For buyers committing to a new launch today with TOP in December 2030, the progressive payment structure means the bulk of interest exposure falls in a lower-rate environment than anything seen since 2021.
Supply Pipeline
CCR new launch supply in the second half of 2026 is deliberately limited — approximately 748 units across just four projects. This supply scarcity supports pricing power for Dunearn House at launch. For a broader view of what is coming to market, browse our new launch TOP 2026 and new launch TOP 2027 listings.
Looking further ahead, the broader market will see approximately 55,800 completions in coming years, concentrated in the OCR and RCR. CCR remains the most supply-constrained region, a structural feature that underpins the long-term case for prime property.
ABSD — Who Can Buy
The current Additional Buyer’s Stamp Duty framework shapes who the buyer pool is for Dunearn House.
| Buyer Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% (flat) | 60% | 60% |
| Entity / Trust | 65% | 65% | 65% |
The 60% foreign ABSD continues to effectively eliminate international buyers from the CCR market. The buyer base for Dunearn House will be almost entirely Singaporean citizens and PRs — high-net-worth families looking for a permanent home or investment within CCR’s prime school belt, and investors seeking capital appreciation with a 5–10 year horizon. If you are relocating or moving to Singapore, our relocation guide covers everything you need to know.
Investment Return Analysis
Rental Yield Benchmarks
CCR is not a high-yield market. That is by design — it is a capital-appreciation and wealth-preservation segment, not a cash-flow play. Landlords looking to maximise rental income should weigh CCR yields against RCR and OCR alternatives carefully.
| Region | Gross Yield | Net Yield |
|---|---|---|
| CCR (D9–11) | 2.5%–3.5% | 1.8%–2.8% |
| RCR | 3.0%–4.0% | 2.2%–3.2% |
| OCR | 3.5%–5.0% | 2.5%–3.8% |
| Dunearn House 2BR (illustrative) | ~3.6% gross | Lower net after costs |
Comparable rental evidence from the immediate vicinity is encouraging. Sixth Avenue Residences — the most directly comparable project nearby — has a median rental of approximately S$6,400 per month. A Dunearn House 2-bedroom is estimated to command S$6,300–7,350 per month post-TOP, while 3-bedroom units in CCR broadly rent for S$7,000–12,000 monthly and 4-bedrooms for S$12,000–18,000 and above. Browse our apartments and condos for rent to get a live feel for current CCR rental rates.
Capital Appreciation
The historical track record for prime Singapore property is consistent. The overall Private Property Index has risen 34.6% over five years to Q1 2026. The CCR sub-index is up 21% since 2020. D10 non-landed resale values have gained 21.7% between 2021 and 2026. CCR alone returned +5.6% in just the first nine months of 2025.
For Dunearn House specifically, the clearest near-term price catalyst is the Wing Tai/Metro adjacent project. When that development launches in 2027 at an estimated S$3,150–3,300 psf, it will effectively set a new corridor price ceiling that Dunearn House — bought earlier at S$2,900–3,100 psf — benefits from directly. Buyers who enter before that benchmark is established are acquiring at a structural discount to the corridor’s future reference price.
Illustrative Return Scenarios
| Scenario | Buy PSF | Exit PSF (5 yr) | Capital Gain | Rental Return | Total Unlevered Return |
|---|---|---|---|---|---|
| Base Case | S$3,000 | S$3,300 (+10%) | 10% | ~15% (3.0% × 5 yr) | ~25% |
| Bull Case | S$3,000 | S$3,600 (+20%) | 20% | ~16% (3.2% × 5 yr) | ~36% |
| Bear Case | S$3,000 | S$2,850 (−5%) | −5% | ~12.5% (2.5% × 5 yr) | ~7.5% |
Illustrative only. Excludes ABSD, BSD, legal fees, property tax, maintenance costs, and agent commissions.
Risks to Consider
99-Year Leasehold in a Freehold Enclave
This is the most structurally significant consideration for long-term investors. The Dunearn Road corridor is dominated by freehold condos and apartments — Floridian, RoyalGreen, The Cascadia, Sixth Avenue Residences, Maplewoods — most transacting at S$2,205–2,835 psf in resale. The new-launch premium is justified by modern facilities, fresh lease, and the precinct story — but over a 20–30 year hold, lease decay will erode this advantage. Buyers with a sub-10-year horizon are less exposed to this risk.
CCR Vacancy
CCR vacancy sits at 8.2% as of Q1 2026 — the highest of the three regions, though declining from 8.8%. Investors should factor in a realistic void period post-TOP and should not assume immediate full occupancy. Our property management services can help landlords minimise vacancy periods and maximise tenant retention.
ABSD and Policy Risk
The government has shown willingness to adjust ABSD without warning. A further hike targeting SC second-property buyers (currently at 20%) would meaningfully suppress investment demand. This risk cannot be hedged — buyers should underwrite returns assuming current ABSD rates.
Long Turf City Build-Out Timeline
The upside from the Turf City masterplan — the Cross Island Line station, the 15,000–20,000 new homes, the mixed-use precinct — is real but long-dated. Full transformation is a decade or more away. Buyers expecting a 3-year turnaround from the masterplan story will be disappointed. This thesis rewards patience.
GFA vs Liveable Area
Strata PSF is calculated on total strata area, which includes non-liveable elements such as bay windows, planter boxes, and AC ledges. Buyers should assess the liveable square footage to avoid overpaying on effective usable space. View the floor plans section on BuyCondo.sg to study layouts in detail before committing.
BuyCondo.sg Verdict
For own-occupation buyers — particularly Singapore families seeking top-tier school access, a serene CCR address with Downtown Line walkability, and a well-designed family home — this is one of the strongest propositions available in Singapore right now. The school catchment alone makes it a defensible long-hold asset.
For investors with a 5–7 year horizon — the first-mover land cost advantage, the Wing Tai corridor price catalyst, and the Turf City precinct transformation story collectively create a credible capital appreciation case at the estimated entry PSF. The interest rate tailwind further improves progressive payment economics compared to any launch since 2021.
For investors seeking yield or a short-term flip — CCR is the wrong segment. Gross yields of 2.5–3.5% will not service a leveraged position meaningfully, and the timelines for both the adjacent site catalyst and the Turf City story to fully materialise are measured in years, not months.
The bottom line: Buy Dunearn House if you are buying a home for your family or if you have the patience and capital depth for a medium-to-long-term CCR play. The leasehold tenure is a genuine consideration, the pricing is not cheap, and the precinct upside requires time. But the fundamentals — developer quality, location, school catchment, and first-mover positioning — are as strong as any CCR launch in recent memory.
The Dunearn House Review is produced by BuyCondo.sg Insights. All pricing figures referenced are pre-launch estimates. Official prices will be released at the developer’s sales launch on 25 July 2026. This article does not constitute financial or property investment advice. Buyers are advised to conduct independent due diligence and consult a licensed property consultant before making any purchase decision.
Source: 99.co; PropertyGuru
