Dunearn House Review: Turf City's First Condo From $1.475M — But Who Buys It From You In 2030?

Dunearn House is the first condominium in the new Bukit Timah Turf City estate. Its 380 homes at 760-770 Dunearn Road sit a four-minute walk from Sixth Avenue MRT (DT7), and booking opens on 25 July 2026. The preview drew about 5,900 visitors over its first weekend, with indicative prices from $1.475 million for a 527 sqft 2-bedroom.

The crowd makes sense. This is the first affordable Bukit Timah new launch in seven years, on land bought cheaper than every city-area site sold since. And the first project in a 176-hectare government masterplan gets to sell the future before the future has traffic jams. This Dunearn House review is not here to argue with any of that. It is here to ask the question the showflat will not: who is buying when you sell in 2030.

Source: EdgeProp

Who is building Dunearn House?

Three names share the project: Frasers Property, CSC Land Group and Sekisui House, bidding together as Phoenix Dunearn Pte Ltd. The JV took the site in June 2025 with a top bid of $491.45 million, or $1,410 psf ppr, beating eight other bidders. Ong & Ong is the architect, and China Construction (South Pacific) builds it.

That nine-bidder contest matters more than the names. Nine developers priced this land in mid-2025, and the winner still paid less per square foot than any city-area site that has sold since. The second Dunearn Road parcel, one plot over, went to a Wing Tai and Metro joint venture in April 2026 at $1,625 psf ppr, 15 per cent above this site. We covered that tender in our Dunearn Road second-parcel review, and the wider squeeze in our 1H2026 land cost piece. Even the Dover Road site, which is city-fringe rather than city-area, sold at $1,556 psf ppr in March 2026: more than this Bukit Timah plot. Our read of that tender is in the Dover Drive GLS analysis.

Timing did the work. Frasers and its partners bought before the government trimmed land supply and before the later tenders pushed land prices higher across the board. Whatever else this review concludes, the land under Dunearn House was well bought.

Where is Dunearn House, and what is nearby?

The site fronts Dunearn Road directly across from Royalgreen, with Sixth Avenue MRT (DT7) about a four-minute walk away. The Downtown Line puts Botanic Gardens interchange two stops out, Stevens three, and Newton four, so the commute works without a car. Daily life happens on the Sixth Avenue strip across the road: three coffee shops, a Cold Storage at Guthrie House, and the small cluster of bars and eateries at Sixth Avenue Centre. This stretch of Bukit Timah is low-rise, quiet and settled, and the amenities are modest but walkable. It is also the first new condo near Sixth Avenue MRT since Royalgreen in 2019.

The schools are the region's calling card. Methodist Girls' School, Raffles Girls' Primary School, Nanyang Primary School, Nanyang Girls' High School, Hwa Chong Institution and National Junior College all sit in the surrounding belt, which is why family buyers return here decade after decade. One thing to keep straight before you build a Primary 1 plan on it: the 1km and 2km priority distances are measured from the project's address on OneMap, and until you have checked the specific school yourself, treat every catchment claim as unconfirmed. The distances are close enough that the line matters.

Source: Frasers Property JV (artist's impression)

Behind the site sits the reason this launch exists: Bukit Timah Turf City, 176 hectares of former racecourse that URA plans to turn into an estate of 15,000 to 20,000 public and private homes over the next two to three decades, with a future Turf City station on the Cross Island Line, new parks, retail at the two conserved grandstands, and a school under study. Frasers Property Singapore chief executive Soon Su Lim told the press at the preview that being first in the precinct gives homeowners "an excellent first-mover advantage." That is a launch-week line, and it is also half true: being first cuts both ways. You are buying the quietest version of the estate, years before the shops and the station arrive, and you are also buying ahead of every launch that follows. The masterplan is real. Its pace is a government timeline, and government timelines are measured in decades, not years.

How big is Dunearn House?

The plot is 13,491.9 sqm, about 145,173 sqft, holding 380 homes in five blocks: three 10-storey blocks called the Luxury Collection and two 19-storey towers called the Pinnacle Collection. That works out to roughly 382 sqft of land per home, mid-sized rather than sprawling. The facilities list is complete for a plot this size: a 50m lap pool, a tennis court, two clubhouses, a gym, a teppanyaki pavilion and a forest-themed play landscape, with block-to-block distances of 13m to 28m across the site.

The mix tilts compact. The Luxury Collection holds every 2-bedroom: 40 units at 527 sqft, 77 at 614 sqft and 59 with a study at 657 to 678 sqft, plus 60 compact 3-bedrooms. The Pinnacle towers hold the 1,001 sqft 3-bedroom premiums and all 108 4-bedrooms. Put differently: 176 of the 380 homes, 46 per cent of the project, are 2-bedders of 678 sqft or less.

For a launch, that mix is rational. Smaller units carry lower total prices, lower prices sell faster, and a 5,900-visitor preview is the evidence it works. The question this review keeps returning to is what that mix means eight years from now, when a meaningful share of those 176 compact units come back to the market at the same time, in an area whose buyers have historically wanted the opposite.

What do Dunearn House prices look like?

EdgeProp reported the headline starting prices when the preview opened: 2-bedrooms from $1.475 million, 3-bedrooms from $2.597 million, 4-bedrooms from $3.588 million. Here is the fuller Dunearn House launch price list by unit type, using the lowest-floor starting units.

Indicative lowest-floor starting prices, July 2026 preview. Higher floors cost more, and prices can move at booking.

The land cost says those numbers are fair. Our standard working assumption is that a launch prices at around 2.23 times its land cost, which on $1,410 psf ppr points to roughly $3,140 psf. The actual starting prices run $2,799 to $3,108 psf, at or under that line. The developer is not stretching this site. It is pricing to sell.

The later land sales support the entry too. Here is the ladder of city-area sites sold after this one, all from URA tender results.

Source: URA GLS tender results

Apply the same 2.23 working assumption to the second Dunearn parcel's $1,625 and you get launch prices around $3,600 psf next door in late 2027. Even if Wing Tai prices tighter than that, the second parcel's land cost alone makes it hard to undercut this launch. Buyers here are entering below the level the next-door site can comfortably sell at. That is the strongest part of the Dunearn House case.

One caution, so the protection is not over-read: a higher land price next door supports your entry price. It does not create your exit demand.

What does the Bukit Timah resale record say about the exit?

Every new launch in this area sells the same sentence: prestige address, top schools, limited supply. So instead of the brochure, look at what the young completed condos on this stretch actually resell for. All figures below are resales from URA transaction data, taken from the past three years.

All rows are resales. Dunearn House's prices above are new-launch developer prices, a different product, and these resale prices will also have moved by 2030.

Now put those medians beside the launch prices. Royalgreen launched in October 2019 at an average of about $2,750 psf. Its 2-bedroom resales over the past three years have a median of $2,741 psf. Seven years on, a freehold condo directly across the road from this site resells its 2-bedders at roughly its launch level. Fourth Avenue Residences launched in January 2019 around $2,375 psf on its first phase. Its resales have done better, but the medians above still represent single-digit to mid-teens gains over seven years, in a market where launch prices island-wide moved far more than that.

Set that against what did sell, emphatically, in the same area at the same time. Watten House, the freehold project a short drive up Bukit Timah Road, sold out all 180 units. Its final eight 3-bedroom sales, from November 2025 to March 2026, were all 1,539 sqft units at $4.8 million to $5.09 million each. URA's caveat record for that project reads like a verdict on what this buyer pool wants: the money in Bukit Timah is deep, and it pays up for size.

That is the pattern our exit doubt rests on. This area is not one of the places large numbers of outsiders queue to move into. The perennial magnets are the East Coast, the River Valley belt and the Thomson stretch, each with its own demand engine. Bukit Timah demand is substantially its own residents, upgraders and school-chasing families, and that pool has consistently favoured bigger homes: the compact-unit projects of the 2019 cohort produced the modest resale record above, while the large-format freehold stock cleared at $5 million a unit. Dunearn House is 46 per cent compact 2-bedders, aimed at the buyer profile this area has historically had the least of.

The honest counter is Turf City itself. Fifteen to twenty thousand new homes will eventually bring a much larger, younger population, a new MRT station, and possibly a new kind of Bukit Timah buyer for whom a 527 sqft 2-bedroom at the estate's front gate is exactly right. If that happens, the exit question answers itself. But it is a plan today, not a track record, and a purchase this month is a bet on its pace, settled at your 2030 key collection. There is also a nearer-term test: HDB upgraders. A mid-floor 3-bedroom here will need roughly $3 million and about $960,000 in downpayment and stamp duty, which prices out most single-property upgraders and narrows the resale audience further.

None of this says you will lose money at Dunearn House. The entry price is protected by what later sites paid for land, and rental demand exists: URA rental contract data shows around 2,400 rental contracts signed within 2km of Sixth Avenue MRT over the past 12 months, with 3-bedroom rents at the young projects averaging $6,000 to $7,400 a month. It says the realistic outcome is a steady, area-paced hold, and the buyers most likely to be disappointed are the ones arriving with launch-day profit expectations borrowed from other estates.

Dunearn House floor plans: what does compact actually mean here?

The sizes read small on paper, and here the detail helps the project. Dunearn House is the first development in Bukit Timah sized entirely under the 2023 GFA harmonisation rules, which means the stated area is liveable space: no air-con ledge in your square footage, no strata void padding. A 947 sqft 3-bedroom here and a 1,109 sqft 3-bedroom from the 2019 cohort are closer in usable terms than the headline numbers suggest. Ceilings run 2.875m in the living areas and bedrooms across both collections.

The room dimensions are consistent to the point of policy: every common bedroom in the project is 9.0 sqm, with one exception we flag below. Nine square metres is our minimum for a real bedroom, the size at which a queen bed fits with walking room, and it is the same standard HDB uses. Masters run 10 sqm in the small 2-bedders up to 17 sqm in the largest 4-bedroom. Kitchens are enclosed throughout the 3- and 4-bedroom range, with wet-and-dry formats on the premium types. These are tight, disciplined, family-usable layouts, and the developer has clearly spent real effort squeezing waste out of them.

The 872 sqft 3-bedroom, the $2.597 million entry point to family formats, shows both sides of the discipline.

Source: Frasers Property JV

Three real bedrooms (9.0, 9.0 and a 12 sqm master), an enclosed 6 sqm kitchen, a household shelter, and a 27 sqm living-dining zone. The trade-offs: no maid's WC, so a live-in helper shares the family bathrooms, and a dining table that sits five comfortably rather than eight. If your household runs with a helper, the 947 sqft study type or the 1,001 sqft premium answer that for $300,000 to $487,000 more.

The comparison to sit with is the completed neighbour one MRT stop away. Same bedroom count, same buyer, seven years apart in design vintage.

Dunearn House CS1 (new launch)	Fourth Avenue Residences CS6 (resale)

Sources: developer floor plans; URA resale data. New-launch and resale prices are different products.

Read the last row twice, because it is the whole pricing debate in one line. The same near-$2.9 million buys a completed, larger 3-bedroom across the road today, or this newer, tighter one delivered in four and a half years inside the Turf City plan. Dunearn House's harmonised layout means the usable-space gap is smaller than 162 sqft suggests, and its common bedrooms match Fourth Avenue's exactly. What you are really paying for is newness, the estate's future, and a master bedroom that is 3 sqm smaller. Whether that trade reads as fair depends entirely on how much of the Turf City future you believe in, which is why we keep saying this is an own-use decision first.

Two more layouts deserve a specific word. The 667 sqft 2-bedroom + study is, to our eye, the best-resolved compact unit in the project: a conventional layout rather than a dumbbell, every bathroom and the kitchen with a window, and a study that borrows light from the dining area. The showflat unit is this type, and you can walk the actual show unit virtually before the queue. The 947 sqft study type and the 1,378 sqft 4-bedroom premium also have official virtual tours (3-bedroom + study here, 4-bedroom premium + study here).

The 1,184 sqft 4-bedroom (D1/D2) needs one flag: an 8 sqm fourth bedroom, the only room in the project under the 9 sqm line, and two full bathrooms plus a WC for four bedrooms. It is a landscape-format layout with a generous 32 sqm living-dining zone, and it will suit a family of four with a home office. A family actually sleeping four bedrooms of people will feel the bathroom count at 7am. If you need the fourth bedroom to be a real bedroom, the 1,378 sqft premium + study is the one built for it: three baths plus WC, a 17 sqm master, and 9 sqm everywhere else.

Source: Frasers Property JV

Who is Dunearn House for, and who is it not for?

It is for the own-use buyer who wants this address. If your life runs on the Downtown Line, your children are aimed at the Bukit Timah schools, and you want a brand-new home rather than a 2019-cohort resale, this is the cheapest new way into the area since 2019. Given what every later plot of land cost, it is probably the cheapest way in for years to come. Book the unit that fits and do not overthink the investment debate.

It is for the school-belt family with a $2.6 million to $3.1 million budget, with the catchment homework done on OneMap first. The 947 sqft study type balances price and function best, and the 1,001 sqft premium adds the wet-and-dry kitchen and proper helper arrangements.

It is not for the investor who needs a strong 2030 exit. The four-year Seller's Stamp Duty window on a July 2026 purchase runs to July 2030, almost exactly key collection, so the earliest clean exit is selling a just-completed unit into an estate still under construction, alongside whatever the second parcel is releasing. The area's young-resale record above is the base case for what that looks like.

It is not for the space-first buyer. At $3 million, the resale market in this same stretch sells 1,400 to 1,700 sqft in the older freehold projects along Bukit Timah Road. Those homes come with age and renovation bills, but if raw family space per dollar is your test, a harmonised 947 sqft will not win it, however efficiently it is drawn.

And it is not for anyone allergic to construction. Turf City will be built out behind this project for most of its first two decades. Early residents get the front-gate position and the noise, in that order.

Should you buy Dunearn House?

Every visitor at the gallery is turning over the same question this week: should I buy Dunearn House at these prices. The honest answer splits by who is asking, and in this Dunearn House review the split runs straight through the scorecard.

Dunearn House scores 6 out of 10. Quality is 3 of 4: a branded JV, disciplined harmonised layouts, 2.875m ceilings, full facilities including a tennis court, and a four-minute MRT walk, held back only by a mid-sized plot at 382 sqft of land per home. Exit is 2 of 4: the school belt and rental base are there, but the compact-heavy mix faces an area whose buyers pay for size, and the Turf City demand engine is a plan rather than a record. Price is 1 of 2: fair against the land cost and protected by the second parcel's price, though not cheap against what completed homes across the road resell for.

For own use, the score undersells it. Nothing else new gets you into this address at these prices, and the entry is defensible on the numbers. For pure investment, the score is the point. You are unlikely to lose money here, with the next-door land already 15 per cent more expensive. The gains, though, will most likely arrive at the area's pace, and this area's pace with compact homes has been unhurried. We would rather you buy it knowing that than discover it in 2030.

We will keep this Dunearn House review updated with the booking-day results, the sold percentages by unit type, and, in time, the second parcel's launch prices, the same one-article treatment we run on Thomson Reserve ahead of its October preview. All the best for your booking on 25 July. If you're having second thoughts, hit us up.

Dunearn House opens for booking on 25 July 2026. Prices cited are indicative starting prices from the July 2026 preview and can change when booking opens; floor plan areas are the developer's estimated figures, and plans are not drawn to scale. Resale figures are URA transaction data as at July 2026. Verify all distances and school catchment claims independently on OneMap before relying on them.

Reader questions, answered