Type

Units

Min Area

Price Range

2 BR

614 sqft

S$1.7M

3 BR

872 sqft

S$2.6M – S$3M

4 BR

1184 sqft

S$3.5M – S$4M

Property Highlights

Condo development with 9 units currently available.
Prices currently range from S$1.7M to S$4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$344K on this acquisition.
Located 7 min (620 m) from DT7 Sixth Avenue MRT Station.

Price Trends & Rental Yield

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Dunearn House: A Freehold Condominium in the Heart of Singapore's Upscale Residential Corridor

Dunearn House stands as a residential offering in one of Singapore's most sought-after neighbourhoods, positioned on Dunearn Road in close proximity to the Sixth Avenue MRT station on the Downtown Line. The development presents an attractive option for both owner-occupiers and investment-minded purchasers, combining accessibility with the prestige of a well-established residential enclave. Located just seven minutes' walk from the MRT station—approximately 620 metres away—the project benefits from excellent connectivity to the city centre, business hubs, and lifestyle destinations across the island.

The freehold tenure of Dunearn House eliminates lease decay concerns entirely, a significant advantage for buyers prioritising long-term wealth preservation and intergenerational asset transfer. Unlike leasehold properties that diminish in value as the lease term shortens, freehold ownership provides perpetual land rights and maintains consistent capital value stability. This structural advantage makes Dunearn House particularly appealing to investors planning to hold assets over the long term without the complexities of lease extension negotiations or the valuation haircuts that increasingly affect 99-year leasehold properties in the secondary market.

Current units at the development span flexible configurations, with two-bedroom layouts available at approximately 614 square feet, offering excellent space efficiency for discerning buyers. The unit count and mix reflect contemporary living standards, designed to accommodate both couples, small families, and single professionals seeking a consolidated living footprint without compromise on comfort. Pricing commences from approximately S$1.72 million, positioning the development within the upper-middle segment of Singapore's residential property market and attracting buyers with strong purchasing power and investment acumen.

Strategic Location and Transportation Advantages

The proximity to Sixth Avenue MRT station represents a cornerstone advantage for Dunearn House residents. The Downtown Line, which serves this interchange, provides rapid connectivity to Marina Bay, Bukit Panjang, and cross-island linkages via multiple MRT lines, enabling seamless commuting to corporate offices, commercial precincts, and leisure destinations. For property investors, proximity to such major transport nodes has historically correlated with stronger rental demand and superior capital appreciation trajectories compared to more peripheral locations. The walkability factor alone—achieved within seven minutes on foot—enhances the appeal for renters and owner-occupiers alike, reducing reliance on private vehicle ownership and lowering the cost of living burden associated with car ownership in Singapore.

Beyond rail infrastructure, Dunearn Road itself benefits from a comprehensive network of feeder buses, and the neighbourhood sits equidistant to major thoroughfares including Holland Road and Bukit Timah Road. This layered connectivity framework ensures that residents and visitors enjoy multiple transport options, whether commuting to work, accessing retail and dining amenities, or travelling to neighbouring districts. The maturity of the neighbourhood's transportation ecosystem has made it a magnet for both domestic and expatriate residents seeking convenience without sacrificing residential tranquility.

Investment Potential and Rental Yield Considerations

Investors evaluating Dunearn House as an acquisition opportunity should recognise the district's inherent strength in the rental market. The neighbourhood surrounding Sixth Avenue commands consistently strong demand from expatriates, young professionals, and upgraders who value proximity to the city without residing in the Central Business District itself. Properties within this precinct typically achieve gross rental yields ranging between 3% and 4.5% depending on unit type, configuration, and amenity suite, with two-bedroom units generally commanding competitive monthly rents relative to their purchase price. The freehold status further enhances yield calculations, as the absence of lease decay risk permits investors to model appreciation scenarios over extended holding periods without accounting for systematic valuation erosion.

The buyer profile for rental accommodation in this locality spans corporate expatriates on short-term assignments, established professionals seeking independent housing, and families relocating to Singapore with school-age children. The proximity to several well-regarded international and local schools amplifies rental appeal, particularly among family-focused expatriate cohorts. Investors should anticipate that furnishing and amenity provisioning can materially influence achievable rental rates; units positioned with contemporary finishes and premium fittings command rental premiums of 8% to 12% over baseline market rates in this submarket.

Buyer Profile Suitability and Market Positioning

Dunearn House appeals to a diverse spectrum of buyer profiles, each with distinct motivations and investment horizons. First-time buyers with substantial equity or savings may view the development as an entry point into Singapore's freehold residential segment, leveraging mortgage facilities to secure perpetual land rights and eliminate future lease extension uncertainties. Upgraders transitioning from smaller units or HDB flats find in Dunearn House a compelling intermediate step before potentially pursuing landed properties or larger condominium developments in premium locations. High-net-worth individuals and established investors value the freehold structure for portfolio diversification, capital preservation, and the flexibility to integrate the asset into multi-generational wealth strategies.

Owner-occupiers drawn to the lifestyle appeal of the neighbourhood—encompassing retail experiences, dining and beverage venues, and recreational facilities—prioritise the ambiance and convenience that established residential corridors offer. The development serves as a repositioning option for property owners exiting larger homes or seeking to downsize without sacrificing location prestige or access to desired amenities. The freehold tenure further reassures this demographic that their asset will maintain desirability and liquidity across market cycles, providing peace of mind that a long lease would not replicate.

Financing, Valuation, and Acquisition Considerations

For Singapore Citizens acquiring Dunearn House as a second residential property, Additional Buyer's Stamp Duty at the current rate of 20% applies to the purchase price, materially increasing total acquisition costs. A buyer purchasing a unit at approximately S$1.72 million would incur ABSD of roughly S$344,000, elevating total outlay substantially and warranting careful cash flow planning alongside mortgage serviceability assessments. Most financial institutions permit loan-to-value ratios of 75% to 80% for properties in this price band, implying that purchasers should prepare cash reserves of 20% to 25% of the purchase price inclusive of ABSD and legal fees, typically aggregating 23% to 27% of the property value. This financing structure requires total liquid capital of approximately S$460,000 to S$480,000 for a S$1.72 million acquisition, a threshold that naturally filters the buyer pool to well-capitalised individuals.

Mortgage servicing capacity, assessed via the Total Debt Servicing Ratio (TDSR) framework, typically permits borrowers to allocate 60% of gross monthly income to all debt obligations. At prevailing mortgage rates of 3.5% to 4.2%, a standard 30-year facility on S$1.376 million (80% LTV of S$1.72 million) generates monthly repayments of approximately S$6,400 to S$7,000, suggesting that buyers should possess gross monthly household income of at least S$10,700 to S$11,700 to comfortably meet TDSR thresholds whilst accommodating other financial commitments. Buyers with existing mortgages, car loans, or credit commitments must adjust these calculations downwards, potentially restricting borrowing capacity by 10% to 15%.

Market Comparables and Competitive Positioning

The Sixth Avenue and Dunearn Road micromarket has recorded transacted prices ranging between S$2,650 and S$3,200 per square foot for freehold condominium units in recent years, with significant variation attributable to age, configuration, and specific amenity offerings. Dunearn House, priced from approximately S$1.72 million for a 614-square-foot unit, equates to roughly S$2,803 per square foot, positioning the development competitively within established recent transaction ranges for the locality. Nearby developments including competing freehold and leasehold condominium projects have recorded similar per-square-foot valuations, validating that Dunearn House pricing aligns with market fundamentals for the precinct.

The freehold advantage itself commands a valuation premium relative to leasehold peers; comparable two-bedroom leasehold units in adjacent areas typically trade at S$2,500 to S$2,700 per square foot, implying a freehold premium of 3% to 12% for equivalent space and age. Buyers evaluating Dunearn House against nearby leasehold alternatives should factor this premium into their purchase decision matrix, considering whether perpetual land ownership justifies the additional capital expenditure relative to 99-year or 999-year leasehold substitutes.

Future Development Pipeline and Market Supply Dynamics

The Sixth Avenue and broader Bukit Timah precinct has limited future residential development pipeline, as most available land has been transitioned to residential or commercial use over preceding decades. The scarcity of greenfield development sites in this established neighbourhood suggests that supply constraints will likely persist, supporting baseline demand and rental growth for existing developments including Dunearn House. Planning authorities have designated the area primarily for conservation and low-density residential use, further restricting large-scale residential projects that might otherwise compete directly with established condominium stock. This constrained supply environment historically favours existing property owners through reduced competitive pressure and supportive capital appreciation dynamics, particularly for freehold assets where supply-side constraints can drive sustained value appreciation.

Dunearn House, as a freehold development in a supply-constrained neighbourhood with excellent MRT connectivity and strong rental demand characteristics, represents a compelling option for investors and owner-occupiers seeking stability, accessibility, and long-term capital preservation in one of Singapore's most established and desirable residential precincts.

Frequently Asked Questions

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

Properties in the Sixth Avenue and Dunearn Road precinct typically achieve gross rental yields between 3% and 4.5%, depending on unit type and configuration. Two-bedroom units at Dunearn House, given their size and location, tend to attract professional tenants and young families seeking proximity to the MRT and established neighbourhood amenities, supporting monthly rents of approximately S$5,500 to S$6,500. The freehold tenure further enhances yield sustainability, as the absence of lease decay permits investors to model longer holding periods and capital appreciation scenarios without systematic valuation erosion that affects leasehold properties. Investors should furnish units to contemporary standards and position properties strategically to command premium rents within this yield band.

How does Dunearn House pricing compare to recent per-square-foot transactions in this neighbourhood?

Dunearn House units at approximately S$1.72 million for 614 square feet equate to roughly S$2,803 per square foot, aligning competitively with recent freehold condominium transactions in the Sixth Avenue and Dunearn Road micromarket, which have recorded prices between S$2,650 and S$3,200 per square foot. Comparable leasehold developments in the vicinity typically transact at S$2,500 to S$2,700 per square foot, indicating a 3% to 12% premium attributable to freehold land ownership and perpetual rights. The pricing reflects strong market fundamentals for the locality and positions Dunearn House competitively relative to nearby alternatives with similar age, configuration, and amenity profiles.

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

Singapore Citizens acquiring Dunearn House as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, materially increasing total acquisition costs. A purchase at S$1.72 million therefore triggers ABSD of approximately S$344,000, elevating total outlay including legal fees and valuation to approximately S$435,000 to S$460,000 in total acquisition costs. This significant duty burden requires careful cash flow planning and substantially impacts the investment case, particularly for investors planning to finance acquisitions via mortgages; most institutions limit loan-to-value ratios to 75% to 80%, necessitating substantial liquid capital reserves to execute the transaction. Buyers should factor ABSD into their purchase decision matrix and consider whether alternative investment vehicles or timing strategies might optimise their overall tax position.

Does lease decay pose a resale value risk at Dunearn House, and how does freehold tenure affect long-term capital preservation?

Dunearn House holds freehold tenure, entirely eliminating lease decay concerns that increasingly affect 99-year and 999-year leasehold properties in Singapore's secondary market. Leasehold properties typically experience systematic valuation erosion as the lease term shortens—particularly after the lease drops below 80 years remaining—creating refinancing and resale challenges for owners in their later holding periods. The freehold structure at Dunearn House provides perpetual land rights and ensures that asset value remains structurally stable across market cycles without the complexity of lease extension negotiations or the valuation haircuts that increasingly constrain buyer pools for older leasehold stock. For intergenerational wealth preservation and multi-decade holding strategies, freehold ownership materially outperforms leasehold alternatives in terms of capital certainty and resale optionality.

How does proximity to Sixth Avenue MRT station influence buyer demand and capital appreciation prospects at Dunearn House?

The seven-minute walk to Sixth Avenue MRT station on the Downtown Line represents a cornerstone locational advantage for Dunearn House, driving strong demand from both owner-occupiers and investors. MRT proximity historically correlates with superior rental yields, faster tenant acquisition, and enhanced capital appreciation relative to more peripheral locations; properties within 400 to 500 metres of major transport nodes typically command 8% to 15% valuation premiums compared to equivalent products located one to two kilometres distant. The Downtown Line provides seamless connectivity to Marina Bay financial district, Bukit Panjang employment corridors, and cross-island linkages, enabling efficient commuting for corporate tenants and professional owner-occupiers. For investors, this accessibility framework substantially amplifies the rental appeal of the development and supports sustained demand across economic cycles, positioning Dunearn House favourably within the competitive rental market for the precinct.

Which buyer profiles—first-timers, upgraders, HNW investors, expatriates—would find Dunearn House most suitable?

Dunearn House appeals to multiple buyer cohorts with distinct motivations: upgraders transitioning from HDB flats or smaller condominium units view the freehold structure as a compelling intermediate step before pursuing larger properties or landed homes, whilst the two-bedroom configuration suits couples and small families seeking concentrated living space without the maintenance burden of detached houses. High-net-worth individuals and established investors value the freehold tenure for portfolio diversification and multi-generational wealth strategies, with the Sixth Avenue location offering both stability and rental upside for ongoing cash generation. First-time buyers with substantial equity find in Dunearn House an entry point into Singapore's freehold residential segment, securing perpetual land rights without the lease decay complexities that constrain first-time purchases of older leasehold properties. The neighbourhood also attracts expatriate professionals and families seeking accessible, well-amenitised locations near the MRT without residing in the CBD itself, supporting consistent rental demand across multiple tenant demographics.

What cash reserves and mortgage servicing capacity should buyers prepare before acquiring at Dunearn House?

Buyers acquiring Dunearn House at approximately S$1.72 million should prepare total liquid capital of S$460,000 to S$480,000, comprising a 20% to 25% deposit (inclusive of ABSD for second-property buyers), legal fees, stamp duties, and valuation costs. Mortgage institutions typically permit loan-to-value ratios of 75% to 80%, meaning borrowers should finance approximately S$1.376 million at an 80% LTV on a standard 30-year facility; at prevailing interest rates of 3.5% to 4.2%, monthly repayments aggregate S$6,400 to S$7,000. The Total Debt Servicing Ratio framework permits borrowers to allocate 60% of gross monthly income to all debt servicing, implying that buyers require minimum gross household income of S$10,700 to S$11,700 to comfortably service the mortgage whilst accommodating other financial commitments. Buyers with existing mortgages, car loans, or credit facilities must adjust calculations downwards, potentially reducing approved borrowing capacity by 10% to 15%.

How does Dunearn House's freehold status compare competitively to nearby leasehold developments in terms of valuation and long-term ownership costs?

Nearby leasehold developments in the Sixth Avenue precinct typically trade at S$2,500 to S$2,700 per square foot, implying a freehold premium of 3% to 12% for equivalent space, age, and amenity profiles—positioning Dunearn House at approximately S$2,803 per square foot within expected market ranges. The freehold advantage justifies this premium through perpetual land ownership, elimination of lease extension expenses anticipated in future decades, and protection against the systematic valuation erosion affecting ageing leasehold stock. For long-term ownership horizons of 20+ years, the freehold tenure delivers superior total cost of ownership when accounting for avoided lease extension expenses (typically S$200,000 to S$500,000 for properties in this price band) and preserved capital value stability. Buyers evaluating leasehold alternatives should factor the present value of anticipated future lease extension costs and valuation haircuts into their decision matrix, recognising that the upfront freehold premium often delivers superior economic outcomes over extended holding periods.

Which floor levels or unit stacks at Dunearn House offer optimal value and amenity balance for different buyer profiles?

Lower floors (ground to third level) at Dunearn House typically command modest valuation discounts of 2% to 5% relative to mid-level units, offering strategic value for budget-conscious buyers willing to trade minor convenience factors for material cost savings; these units suit investors optimising cash-on-cash returns and owner-occupiers prioritising capital efficiency. Mid-level units (fourth to eighth floors) command the strongest pricing and offer optimal balance between premium views, natural ventilation, and psychological preference appeal, making them attractive for upgraders and owner-occupiers willing to pay market rates for perceived optimal living conditions. Higher floors enjoy enhanced privacy, superior views, and premium positioning in the competitive rental market, commanding valuation premiums of 5% to 12% that typically justify the increased purchase price through enhanced rental appeal and sustained capital appreciation. Investors should focus acquisition decisions on mid-to-upper level units in competitive floor plates offering balanced premium-to-value positioning, whilst cost-conscious buyers may find compelling value in lower floors that suffer only marginal rental yield depression relative to their valuation discounts.

What is the future residential supply pipeline in the Sixth Avenue and Bukit Timah precinct, and how might this influence Dunearn House capital appreciation?

The Sixth Avenue and broader Bukit Timah neighbourhood has an extremely limited residential development pipeline, as most developable land has transitioned to residential or commercial use during prior planning cycles, and planning authorities have designated the area primarily for conservation and low-density residential use. This constrained supply environment—combined with established demand from owner-occupiers, expatriates, and investors—historically supports sustained capital appreciation and rental growth for existing developments including Dunearn House. The absence of major competing residential projects in the pipeline suggests that supply-side pressures will likely remain muted over the coming decade, permitting existing stock to appreciate in value without experiencing margin compression from new competitive entrants. For freehold properties like Dunearn House, constrained supply dynamics particularly favour long-term capital appreciation, as supply scarcity mechanically drives valuation upwards across economic cycles; investors should view this supply constraint as a supportive structural tailwind for the development's capital appreciation trajectory.

[For Sale] Condominium At 760 Dunearn Road — From S$1.7M