Type

Units

Min Area

Price Range

2 BR

527 sqft

S$1.5M – S$1.7M

3 BR

872 sqft

S$2.5M – S$3.4M

4 BR

1378 sqft

S$3.9M – S$4M

Property Highlights

Condo development with 13 units currently available.
Prices currently range from S$1.5M to S$4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$295K on this acquisition.
99-year Leasehold.
Located 9 min (760 m) from CC19 Botanic Gardens MRT Station.

Price Trends & Rental Yield

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Dunearn House: Redefining Residential Living in Bukit Timah's Evolving Precinct

Dunearn House represents a significant milestone for Singapore's residential property market, emerging as the first and tallest private residential development within the newly reimagined Bukit Timah Turf City masterplan. Situated in the heart of prime District 11, this 99-year leasehold project introduces 380 residences to one of the island's most established and sought-after neighbourhoods, marking the first major residential launch within the prestigious Swiss Club enclave in more than three decades.

The development's strategic positioning along Dunearn Road places residents at the intersection of urban convenience and suburban tranquillity. A mere four-minute walk connects occupants to Sixth Avenue MRT station, whilst Botanic Gardens MRT lies just over nine minutes away on foot. This dual access point to the Circle Line (CC19) ensures seamless travel to the central business district in approximately 15 minutes by car, complemented by proximity to leading educational institutions including Hwa Chong and MGS. The neighbourhood's proximity to these anchor tenants creates a stable, family-oriented community fabric that appeals to upgraders and affluent households seeking quality schooling options nearby.

Thoughtfully Conceived Layout Diversity

The project's residential composition spans two distinct collections tailored to accommodate varying lifestyle requirements and budget considerations. The Luxury Collection encompasses more intimate configurations, beginning with two-bedroom homes starting from approximately 527 square feet and expanding through premium variants, two-bedroom units with dedicated study nooks, and three-bedroom layouts with flexible living spaces. For those requiring greater square footage, the Pinnacle Collection presents four-bedroom premium residences alongside three-bedroom premium options, with select units offering integrated study areas, ranging up to 1,378 square feet. This breadth of choice ensures that first-time upgraders, downsizers, and those seeking premium finishes can each locate an appropriate configuration within the development.

Each residence has been appointed with quality fittings and smart-home technology integration, reflecting contemporary expectations for residential comfort and operational efficiency. Refined finishes throughout the development signal an emphasis on enduring aesthetic appeal rather than trendy superficiality, a consideration that typically supports longer-term capital preservation in the resale market.

Strategic Urban Planning and Community Evolution

The Bukit Timah Turf City masterplan represents a thoughtfully orchestrated transformation of a historically important precinct into a modern, car-lite neighbourhood characterised by walkability and integrated community amenities. This framework promises residents not merely a residential address, but participation in an evolving ecosystem incorporating recreational spaces, community facilities, and diverse transport connections. The anticipated completion date of 31 December 2030 positions current purchasers to benefit from both the physical completion of neighbouring developments and the maturation of amenity offerings across the broader precinct.

For investors and owner-occupiers alike, the strategic importance of this location cannot be overstated. Bukit Timah has historically commanded premium valuations within District 11, supported by its established character, educational institutions, and proximity to the Central Business District. The introduction of a significant new residential supply, coupled with Turf City's transformation narrative, creates a compelling backdrop for capital appreciation, particularly for units acquired during the pre-completion phase.

Investment Considerations and Market Positioning

Prospective buyers evaluating Dunearn House should note several contextual factors that influence both acquisition strategy and medium-to-long-term value realisation. The 99-year leasehold tenure, whilst standard for development-phase condominiums in this district, merits consideration for buyers with multi-generational holding horizons. Proximity to two MRT stations enhances both rental demand and owner-occupancy desirability, as commuters and families prioritise accessibility to public transport infrastructure. The development's scale—380 units across multiple tower configurations—suggests a mature management structure and shared facilities pool typical of institutional-quality residential assets.

The neighbourhood's positioning within the Swiss Club enclave, combined with Bukit Timah's established prestige, supports the development's appeal to high-net-worth individuals and upgraders transitioning from smaller or less well-positioned properties. The layout diversity ensures that investors purchasing for yield can target compact two and three-bedroom configurations popular with young professionals, whilst owner-occupiers seeking family homes can secure larger four-bedroom units with dedicated studies suited to remote work arrangements.

Virtual tour facilities are available for prospective purchasers, permitting detailed evaluation of unit finishes, spatial planning, and orientations prior to site visits. This technology facilitates informed decision-making, particularly for overseas buyers or those with constrained schedules, ensuring that unit selection aligns precisely with individual spatial and aesthetic preferences.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at Dunearn House?

Rental yields for development-phase properties in established District 11 locations typically range from 2.5% to 3.5% gross, depending on unit configuration, lease length, and market conditions at the point of acquisition. Two and three-bedroom units at Dunearn House, particularly those positioned for young professional tenants, historically attract more consistent rental demand than larger formats, potentially supporting yields at the higher end of this range. However, yields compress during periods of oversupply within the neighbourhood—the completion of competing developments in Bukit Timah and surrounding areas during 2030 and beyond may influence gross returns, necessitating careful acquisition timing and lease pricing strategy to maximise income during the early rental phase.

How does pricing per square foot at Dunearn House compare to recent transactions in Bukit Timah?

Established District 11 condominiums with strong MRT accessibility typically trade at price points ranging from S$1,100 to S$1,500 per square foot, depending on age, condition, and precise location within the broader precinct. Dunearn House, as a new launch within a high-profile masterplan development and in close proximity to two MRT stations, commands pricing expectations at the upper range of this spectrum, reflecting pre-completion premiums and contemporary finishes. Comparable transactions in older Bukit Timah developments suggest that the development's launch pricing represents an approximate 8% to 12% premium over comparable second-hand stock, a differential that is typically recouped within 3 to 5 years post-completion as new supply matures and neighbourhoods stabilise.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing at Dunearn House as a second residential property?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% of the purchase price, calculated on the transaction value rather than the market valuation. For a unit priced at S$3.3 million, this represents approximately S$660,000 in additional duty payable at point of purchase, substantially elevating total acquisition costs beyond the base sale price. This duty is payable regardless of lease tenure or land classification, making careful financial planning essential for investors or upgraders entering the second-property market. The ABSD represents a material consideration for Dunearn House buyers financing with mortgages, as lenders typically exclude this duty component from loan-to-value calculations, requiring additional cash reserves or equity injection at completion.

Does the 99-year leasehold tenure pose any material resale or valuation risk?

The 99-year leasehold structure is standard across most private developments in District 11 and remains the predominant tenure for residential acquisitions within Singapore's most established neighbourhoods. At the point of purchase, a 99-year lease represents a 99-year tenure with minimal near-term decay concerns, as resale demand typically remains robust for properties with 70+ years remaining on lease. However, buyers with multi-generational holding horizons should acknowledge that lease decay accelerates meaningfully beyond 80 years, with valuations progressively compressing as tenure falls below this threshold. For Dunearn House purchasers acquiring in 2025 with completion in 2030, lease tenure at acquisition will be approximately 99 years; lease decay materially affecting resale proceeds is unlikely to manifest until approximately 2100, making this consideration largely immaterial for conventional investment horizons.

How does proximity to Sixth Avenue and Botanic Gardens MRT stations influence demand and capital appreciation potential?

Dual MRT connectivity—particularly four-minute walk access to Sixth Avenue on the Circle Line—substantially enhances both owner-occupancy appeal and rental demand, as commuters consistently prioritise walkable distance to public transport infrastructure. Properties within 400 metres of MRT stations in District 11 have historically appreciated faster than those requiring 10+ minute walks, reflecting stronger tenant demand and shorter rental vacancy periods. Botanic Gardens MRT's positioning as an interchange station (CC19) further strengthens connectivity, enabling residents to access the broader Circle Line network and interchange to radial lines serving the CBD and east-west corridors. This dual-station advantage positions Dunearn House to outperform peers in less accessible Bukit Timah locations, potentially supporting 1.5% to 2% faster annual capital appreciation relative to MRT-distant comparables, though actual performance depends on broader market cycles and competing supply.

Which buyer profiles is Dunearn House most suitable for—HNW individuals, upgraders, first-timers, or investors?

Dunearn House's diversity of configurations and price points appeals across multiple buyer segments. High-net-worth individuals and established upgraders benefit from four-bedroom premium layouts with study nooks, meeting family home requirements within an established, prestige neighbourhood offering strong social positioning. First-time upgraders transitioning from Housing Development Board flats or smaller properties find compelling value in the three-bedroom and three-bedroom-plus-study formats, which offer contemporary finishes and development-phase pricing within an MRT-accessible location. Investors pursuing buy-to-let strategies are well-served by the smaller two and three-bedroom units, which attract young professional tenants commanding stable rental premiums in District 11. Owner-occupiers seeking retirement downsizing may target two-bedroom configurations, though Dunearn House's new-launch pricing positioning makes it better suited to wealth-accumulation rather than capital-preservation buyer profiles.

What TDSR and financing headroom should buyers anticipate at typical price points for this development?

Total Debt Service Ratio (TDSR) constraints limit most borrowers to approximately 60% of gross monthly income for total debt servicing across mortgages, car loans, and other credit obligations. On a purchase price of S$3.3 million with standard 80% loan-to-value financing, monthly mortgage servicing (assuming a 30-year tenure and prevailing mortgage rates around 3.5% per annum) approximates S$13,500 to S$14,000, requiring household gross income of approximately S$22,500 to S$23,500 monthly to comply with TDSR constraints comfortably. Buyers with existing obligations—car loans, personal loans, or property mortgages—must provision additional income headroom, as each debt obligation compresses available TDSR capacity. For second-property purchases incurring 20% ABSD, cash reserves must accommodate both the S$660,000 ABSD payment and standard 20% down-payment equity, totalling approximately S$1.32 million before any renovation or furnishing outlays, a consideration particularly material for investors financing through multiple tranches.

How does Dunearn House compare to nearby competing developments in Bukit Timah?

Dunearn House holds a distinctive positioning as the first residential launch within the Turf City masterplan and the tallest private residential tower in the emerging precinct. Competing developments in established Bukit Timah areas include aging stock (15+ years) and smaller-scale projects with less comprehensive amenity offerings and reduced MRT connectivity. The development's scale—380 units with institutional management—contrasts with smaller neighbourhood condominiums, offering superior facilities planning and communal spaces typically absent from boutique projects. Pricing-wise, Dunearn House's launch positioning at the upper end of District 11's per-square-foot range reflects its new status, comprehensive smart-home integration, and Turf City's transformation narrative; however, buyers prioritising immediate move-in may find better per-square-foot value in resale stock from properties completed 5+ years ago, trading the new-condition premium for modest cost savings and immediate occupancy.

Which unit stacks or floor levels offer the most compelling value within Dunearn House?

Mid-to-upper floors (typically levels 15 through 30) in high-rise developments conventionally command premium pricing for enhanced views and reduced noise exposure, yet often deliver only modest functional advantages relative to lower-mid-floor positioning (levels 8 through 14), where pricing remains closer to base rates. For investors prioritising yield, mid-floor configurations in the three-bedroom range offer balanced appeal—sufficient elevation for reasonable natural light and view characteristics, yet lower acquisition cost than premium high-floor units, translating directly to improved gross rental yields. Ground and lower-floors (levels 1 through 7) typically trade at marginal discounts but attract purchasers concerned about privacy, noise, and foot traffic, potentially limiting tenant pool depth and rental velocity. South and east-facing units within the broader building mass typically command moderate premiums for morning natural light and afternoon sun exposure, though actual orientation impact varies with the development's final tower alignment, which should be confirmed through site visits or architectural documentation.

What is the future supply pipeline in District 11, and how might it influence Dunearn House valuations?

District 11's supply pipeline includes several confirmed and anticipated projects across Bukit Timah and Sixth Avenue precincts, with completed and near-completion developments likely absorbing rental and owner-occupancy demand through 2028-2029. The broader Turf City masterplan encompasses multiple residential, commercial, and mixed-use components anticipated to mature over a 5 to 7-year horizon, suggesting that Dunearn House will face incremental supply competition as neighbouring sites progress toward completion. This supply influx may compress price growth during 2030-2032, the critical years immediately following Dunearn House's expected TOP, though longer-term appreciation potential remains supported by the precinct's established reputation and MRT infrastructure. Early purchasers at Dunearn House benefit from acquisition timing advantage and potential 5-year price appreciation prior to peak-supply market conditions; buyers entering the market post-2030 may encounter more competitive pricing but benefit from more mature neighbourhood amenities and reduced uncertainty regarding competing developments' final specifications.

Condominium At 760 Dunearn Road — From S$1.5M