Dunearn House
The first private launch in the new Bukit Timah Turf City precinct. ~380 homes by Frasers Property, Sekisui House and CSC Land — on a site that drew 9 bids — the strongest developer turnout for a prime CCR GLS site since 2018, when Cuscaden Road also drew 9 bids.
The verified numbers, before the brochure.
- Developer
- Frasers Property, Sekisui House, CSC Land Group (JV)Source: GLS tender result, Jun 2025
- Tenure
- 99-year leaseholdSource: GLS tender terms
- Total units
- ~380 (developer-stated; URA filings pending)Source: two-source corroborated, Jun 2026
- Built form
- 5 blocks (2 × 19-storey + 3 × 10-storey), per pre-launch marketing — subject to URA gazette confirmation
- Unit mix (developer-stated)
- indicative 2BR – 4BR Premium per pre-launch material; full mix to be confirmed at preview
- Land area
- 145,173 sqft (13,491.9 sqm)Source: GLS tender result, Jun 2025
- Master Plan GFA
- 32,381 sqm · plot ratio 2.4
- Land cost
- S$491.45M · S$1,410 psf ppr (top of 9 bids)Source: GLS tender result, Jun 2025
- District / Region
- D11 (per EdgeProp) · Core Central Region (CCR)
- Address
- Dunearn Road · Bukit Timah Turf City precinct
- Tender closed
- 26 June 2025 (9 bids — strongest prime-CCR turnout since 2018)Source: EdgeProp tender coverage, Jun 2025
- Expected launch
- July 2026 preview (showflat viewing from 10 Jul 2026 per 99.co; July also listed on EdgeProp/PropertyGuru) · public sales launch to follow
- URA-expected TOP
- Around 2030
- Nearest MRT
- Sixth Avenue (DT7) Downtown Line · future Turf City MRT (CRL Phase 2)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 27 May 2026.
The first private launch in Singapore's newest CCR precinct.
The Bukit Timah Turf City precinct is built on the former Singapore Turf Club racecourse (racecourse closed 1999; interim leases ended 2023), re-zoned for mixed-use development under URA's Draft Master Plan 2025. Dunearn House sits on the first private residential GLS parcel released into that precinct — a meaningful first-mover position with no prior comp inside the same boundary.
What the land bid tells you: the tender closed on 26 June 2025 with nine bids — the strongest developer turnout for a prime CCR GLS site since 2018, when Cuscaden Road also drew 9 bids. Frasers Property, Sekisui House and CSC Land Group won at S$491.45 million — S$1,410 psf ppr, about 3.7% above the second-highest bid at S$1,360 psf ppr. A tight margin in a 9-bidder field signals broad consensus on what the site is worth.
The cleanest reference for buyer appetite isn't a previous Turf City launch (there isn't one), it's the second Dunearn Road parcel awarded ten months later. A Wing Tai–Metro JV won the adjacent plot in April 2026 at S$1,625 psf ppr— 15% above Dunearn House's land cost. Analysts now expect that second site to launch around S$3,200 psf. For Dunearn House, CBRE's team forecasts S$2,900–S$3,000 psf average; SRI's Mohan Sandrasegeran forecasts S$2,910–S$3,100 psf. The first-mover discount is real — but narrow.
What you're actually buying when you buy Dunearn House: a first-into-the-precinct entry at the lower end of the launch-PSF range that the adjacent site has implicitly set. The risk is that you're also buying the precinct's execution risk before anyone else can — Turf City's broader transformation (transport, retail, school catchment finalisation) plays out over the late 2020s and 2030s, on a schedule URA controls.
What the tender told us.
The June 2025 GLS tender drew 9 bids — the strongest developer turnout for a prime CCR GLS site since 2018, when Cuscaden Road also drew 9 bids. The winning bid sets a defensible floor under the launch maths; analyst forecasts triangulate where Frasers/Sekisui/CSC are most likely to land on actual launch PSF.
| Bid | Developer | Amount | S$ psf ppr |
|---|---|---|---|
| 1st (winning) | Frasers Property · Sekisui House · CSC Land JV | S$491.45M | S$1,410 |
| 2nd | City Developments Ltd (CDL) | S$474M | S$1,360 |
| 3rd | Sim Lian Group | S$463M | — |
| Margin (1st vs 2nd) | — | ~3.7% | — |
| Total bids | 9 bidders | — | strongest prime-CCR turnout since 2018 |
Where launch PSF is expected to land.
| Source | Launch PSF range | Basis |
|---|---|---|
| CBRE — Tricia Song | S$2,900 – S$3,000 psf | Land cost + CCR comp data |
| SRI — Mohan Sandrasegeran | S$2,910 – S$3,100 psf | CCR median + first-mover premium |
Land bid data and analyst forecasts via EdgeProp Singapore property-news coverage of the tender close on 26 June 2025 and the follow-on Wing Tai–Metro adjacent-site coverage in April 2026.
The CCR / Bukit Timah comp set.
There is no prior launch inside Turf City to compare against. The cleanest references are the adjacent Wing Tai–Metro plot (next door, awarded later, more expensive land), and Fourth Avenue Residences — the last GLS launch in the Bukit Timah belt, completed in 2022 and fully sold.
| Project | Units | Status | PSF | Notes |
|---|---|---|---|---|
| Dunearn Housesubject | ~380 | Q3 2026 (expected) | S$2,900 – 3,100 (analyst est.) | Subject — first private launch in Turf City |
| Second Dunearn Rd plot (Wing Tai · Metro) | — | 2027+ (post-launch of Dunearn House) | ~S$3,200 (analyst est.) | Adjacent plot · land S$1,625 psf ppr (Apr 2026, 15% above Dunearn House) |
| Fourth Avenue Residences (Allgreen) | 476 | Launched 2019 · TOP 2022 | URA avg S$2,516 · range S$2,126 – 2,850 · 3.5% rental yield | Last GLS launch in the Bukit Timah belt before Dunearn House |
| Royalgreen (Allgreen) | freehold | Completed 2022 · D10 | URA last-12-mo avg ~S$2,800 | Closest freehold resale comp at premium pricing |
| Maple Woods | freehold | Completed 1997 · D21 | URA range S$1,985 – 2,498 · avg S$2,221 | Older Bukit Timah freehold; floor reference |
Unit mix · Floor plans · Indicative prices.
The Frasers/Sekisui/CSC JV has not released the unit-mix breakdown, floor plans, or indicative pricing yet. Marketing material has signalled indicative 2BR – 4BR Premium layouts per pre-launch material across 5 blocks (2 × 19-storey + 3 × 10-storey), subject to URA gazette confirmation; full mix to be confirmed at preview. Our partner agent will receive the developer brief on day one. Drop your details below and we'll forward the brochure and a priority showflat slot the moment they're available.
Dunearn Road — the green spine of Bukit Timah.
The site fronts Dunearn Road, in the new Bukit Timah Turf City precinct. The Singapore Botanic Gardens — a UNESCO World Heritage Site — sits to the east along Cluny / Bukit Timah Road, with the broader green corridor extending through Bukit Timah Nature Reserve to MacRitchie.
Walking distance: Sixth Avenue MRT (DT7) on the Downtown Line. Driving distance: Holland Village (~5 min), Orchard Road (~10 min), PIE on-ramp (~4 min). The future Turf City MRT — part of Phase 2 of the Cross Island Line — will sit inside the precinct itself when it opens in the 2030s.
The catchment's school anchors — Methodist Girls' School at Blackmore Drive, Nanyang Primary, Raffles Girls' Primary, Hwa Chong Institution — are within a short drive. The official 1 km Primary 1 priority tier list will be published with the developer's brochure.
Bukit Timah's established belt, in walking and driving distance.
Even before Turf City's own retail and transport infrastructure comes online, the site benefits from Bukit Timah's existing belt: the Botanic Gardens immediately east, the Sixth Avenue stretch's F&B cluster, the established school catchment, and the Orchard Road shopping spine ~10 minutes by car.
- Methodist Girls' School (MGS)~1.1 km via Blackmore Drive
- Nanyang Primary Schoolapprox within 1 km (P1 catchment — confirm at launch)
- Raffles Girls' Primary School~1.5 km
- Hwa Chong Institution~1.2 km via Bukit Timah Rd
- Pei Hwa Presbyterian Primary~2 km
- Sixth Avenue MRT (DT7)walking distance · Downtown Line
- Tan Kah Kee MRT (DT8)1 stop · ~3 min drive
- King Albert Park MRT (DT6)1 stop
- Future Turf City MRT (CRL)Phase 2 · 2030s
- PIE on-ramp~4 min drive
- Singapore Botanic Gardens~5 min drive · UNESCO
- Bukit Timah Nature Reserve~10 min drive
- Dempsey Hill~7 min drive
- Bukit Timah Saddle Club / former Turf Clubadjacent precinct
- Bukit Timah Turf Citysite precinct
- Sixth Avenue Centre F&Bwalking distance
- Holland Village~5 min drive
- Cluny Court & Botanic Gardens precinct~5 min drive
- Orchard Road shopping belt~10 min drive
The case for and against, before the brochure.
Dunearn House is a first-mover bet on a precinct that's still being built. The case for and against largely separate along that axis — confidence in URA's Turf City master plan on one side, execution risk on the other.
- First-mover into the new Bukit Timah Turf City precinct
- 9 bids on the GLS site — strongest prime-CCR turnout since 2018 (tied with Cuscaden Road)
- Land cost (S$1,410 psf ppr) is 15% below the adjacent Wing Tai–Metro plot
- Three-developer JV with established Singapore + Japanese institutional backers
- Walking distance to Sixth Avenue MRT (DT7) on the Downtown Line
- Established Bukit Timah school catchment (MGS, Nanyang Primary, Hwa Chong)
- Fourth Avenue Residences (adjacent comp) holds a URA-verified 3.5% rental yield — useful benchmark for the investor case
- Singapore Botanic Gardens & broader green corridor within easy reach
- Future Turf City MRT (CRL Phase 2) adds a second rail option in the 2030s
- No prior launch comp inside Turf City — pricing discovery is happening live
- Analyst launch range S$2,900–S$3,100 psf is above Fourth Avenue Residences resale (~S$2,516 avg, last 12 months)
- CRL Phase 2 / Turf City MRT timeline is 2030s — multi-year delivery risk
- Precinct retail, school catchment finalisation still pending
- Three-developer JV pricing dynamic typically favours patient sell-down, not weekend clearance
- D11 / D10 classification ambiguity in marketing material — confirm postal at preview
Be on the list before the preview opens.
We'll forward the developer's e-brochure, floor plans, and indicative price list the moment they're released, plus a priority showflat slot. Dunearn House hasn't taken bookings yet — early registrants get the first look at unit-mix release and stack selection.
What buyers keep asking.
- When will Dunearn House launch? +
- Dunearn House is expected to preview in July 2026 — the new-launch portals now carry a July 2026 preview window (the month appears on EdgeProp and PropertyGuru's listing pages), and 99.co's listing states the showflat is available for viewing from 10 July 2026, ahead of the public sales launch later in the month. This is portal-listing data, not a developer press confirmation — the JV (Frasers Property, Sekisui House, CSC Land) has not yet published an official price list or the exact balloting/booking day. Our partner agent will receive the first official notice — drop your contact on this page to be on the priority list.
- Who is the developer? +
- Dunearn House is developed by a three-party JV: Frasers Property (Singapore-listed; Frasers Residence, Riverfront Residences), Sekisui House (Japan-headquartered; Watercove, Bartley Vue), and CSC Land Group (Lyndenwoods, Riviere). They won the GLS tender on 26 June 2025 with a S$491.45 million bid (S$1,410 psf ppr) — the top of 9 bids — the strongest developer turnout for a prime CCR GLS site since 2018, when Cuscaden Road also drew 9 bids.
- How many units does Dunearn House have? +
- Dunearn House has approximately 380 units in 5 blocks (2 × 19-storey + 3 × 10-storey), per pre-launch marketing — subject to URA gazette confirmation. URA filings will confirm the exact total when the project is gazetted closer to launch. The site has a Master Plan GFA of 32,381 sqm on a 13,491.9 sqm plot (plot ratio 2.4) — a low-density configuration consistent with the broader Bukit Timah character.
- What's the expected launch PSF? +
- Dunearn House is expected to launch around S$2,900–S$3,100 psf, per analyst estimates at the time of the June 2025 land bid: CBRE's team forecast S$2,900–S$3,000 psf average. SRI's Mohan Sandrasegeran forecast S$2,910–S$3,100 psf. Both ranges sit comfortably above the resale average for Fourth Avenue Residences (the last Bukit Timah GLS comp at ~S$2,516 psf avg over the last 12 months). The actual launch number will be set by the developer closer to preview — we will publish it as soon as it's announced.
- What is Bukit Timah Turf City? +
- Bukit Timah Turf City is a redevelopment of the former Singapore Turf Club racecourse (racecourse closed 1999; interim leases ended 2023) into a new mixed-use residential and lifestyle precinct, set out in URA's Draft Master Plan 2025. Dunearn House sits on the first private GLS parcel released into this precinct — the second parcel was won by a Wing Tai-Metro JV in April 2026 at S$1,625 psf ppr, 15% above Dunearn House's land cost.
- Is Dunearn House in District 10 or District 11? +
- Dunearn House is in District 11 — EdgeProp's reporting on the GLS tender and the property-news tags both classify the site as D11 (Newton / Bukit Timah edge). Some marketing material refers to it as District 10 because of its Bukit Timah Road frontage. We use D11 to match the EdgeProp / URA classification.
- How far is Sixth Avenue MRT? +
- Sixth Avenue MRT (DT7) on the Downtown Line is the nearest existing station to Dunearn House, within walking distance of the site. The future Turf City MRT — to be built under Phase 2 of the Cross Island Line — will sit even closer to the precinct, with completion targeted in the 2030s.
- How does Dunearn House compare to the adjacent Wing Tai-Metro plot? +
- Dunearn House and the adjacent Wing Tai-Metro plot share the same Dunearn Road frontage, awarded about ten months apart. Dunearn House (Frasers/Sekisui/CSC) won the first plot at S$1,410 psf ppr in June 2025. The adjacent plot was won by Wing Tai-Metro in April 2026 at S$1,625 psf ppr — a 15% step-up in land cost. Analyst expectations are correspondingly higher for the second site, around S$3,200 psf at launch, vs S$2,900–S$3,100 for Dunearn House. Wing Tai's River Green (CCR, 2025) launched at S$3,130 psf and cleared 88% of units in its launch weekend, which is the framework the second-site analyst forecasts are built on.
- What's the catchment school situation? +
- Dunearn House sits in the Bukit Timah belt, one of Singapore's strongest mainstream-school catchments. Methodist Girls' School (at Blackmore Drive), Nanyang Primary, Raffles Girls' Primary School, and Hwa Chong Institution all sit within roughly 1–2 km of the site by road. The exact 1 km Primary 1 priority tier and 1–2 km tier breakdown will be confirmed when the developer publishes the catchment table closer to launch — we'll update this section then.
- What does the closest URA-verified rental yield look like? +
- The closest URA-verified yield comp for Dunearn House is Fourth Avenue Residences (Allgreen, 476 units, also in the Bukit Timah belt at Sixth Avenue), which holds a URA-tracked 3.5% gross rental yield on the last 12 months of contracts as of May 2026, with average rents at S$7.20 psf/month and a sale-price range of S$2,126–S$2,850 psf. That's the cleanest verified yield comp for a buyer modelling rental returns at Dunearn House — though Dunearn House's launch PSF (expected S$2,900–S$3,100) is above Fourth Avenue's current resale range, so an apples-to-apples yield will be lower at launch unless rents rise accordingly.
- What about the Singapore Botanic Gardens? +
- The Singapore Botanic Gardens — Singapore's only UNESCO World Heritage Site — is within a short drive of Dunearn House, and the broader green corridor extends through Bukit Timah Nature Reserve to MacRitchie. For a CCR address, this is one of the more meaningful natural-amenity footprints in the Singapore private-launch market.
- How do I get the e-brochure and join the priority showflat list? +
- Drop your contact below. We'll forward the developer's e-brochure, floor plans, and indicative pricing the moment they're released, plus a priority slot at the showflat opening. Dunearn House has not yet opened bookings — early registrants get the first look at unit-mix release and stack selection.
This page is maintained continuously. Unit mix, floor plans, and indicative prices will be added the moment the developer releases them. If there's a question we haven't covered, email hello@whichcondo.sg.