Type

Units

Min Area

Price Range

2 BR

527 sqft

S$1.5M – 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 10 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.
Located 7 min (620 m) from DT7 Sixth Avenue MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Dunearn House: A Mature Residential Development on Dunearn Road

Dunearn House is an established condominium development located at 760 Dunearn Road, a well-regarded address within Singapore's residential landscape. The project comprises multiple units across varying configurations, offering prospective buyers and investors a range of options within the same development ecosystem. The building is situated in a neighbourhood characterised by mature landed properties, nearby commercial nodes, and ready access to essential services, making it an attractive proposition for families, investors, and upgraders seeking stability and convenience.

The development's location on Dunearn Road places it within a seven-minute walk—approximately 620 metres—from Sixth Avenue MRT Station on the Downtown Line (DT7). This proximity to the MRT network is a material advantage, facilitating seamless commuting to the city centre, Marina Bay, and other key business districts without reliance on private transport. The Downtown Line connection has historically supported strong demand for residential stock in this corridor, as it bridges suburban living with rapid urban access.

Connectivity and Neighbourhood Profile

The Dunearn Road area is characterised by a blend of established residential enclaves, private estates, and modern apartment complexes. Unlike newer developments in fringe locations, properties here benefit from years of proven demand retention and a stable buyer pool. Residents enjoy proximity to neighbourhood shopping, dining, and educational facilities without the premium land cost associated with sought-after central regions. The maturity of the area also means established road infrastructure, reliable utilities, and a settled community profile.

Sixth Avenue MRT Station serves as the primary transport node for this locale. The station is well-integrated with bus services and provides interchange opportunities across the Downtown Line's network, connecting northbound to Bukit Batok and southbound towards Botanic Garden and Marina Bay. This positioning makes Dunearn House particularly appealing for professionals working in the financial district or those requiring flexible commuting options across Singapore's broader geography.

Unit Mix and Market Positioning

Dunearn House offers a variety of unit configurations, accommodating different household sizes and buyer preferences. Units typically range across multiple bedroom options, with floor areas varying to suit diverse lifestyle requirements. This diversity within a single development is a significant advantage: it allows the project to appeal to a broad demographic, from first-time upgraders moving into three-bedroom homes through to established families requiring additional living space. The variety also supports steady transaction flow, as the development maintains relevance across multiple buyer segments simultaneously.

Pricing across the development reflects current market conditions for established condominiums in the Dunearn Road precinct, with units available from the S$3.5 million range upwards depending on configuration and floor level. This positioning places Dunearn House in the upper-middle tier of Singapore's residential market, accessible to owner-occupiers with substantial purchasing power and to investors with capacity for significant capital deployment. The price-to-area ratio varies across unit types, creating opportunities for buyers to optimise value based on their specific requirements.

Investment Potential and Rental Yield Considerations

For investors evaluating Dunearn House, several factors underpin the development's appeal as a buy-to-let proposition. The proximity to Sixth Avenue MRT Station creates consistent demand among expatriate tenants, corporate relocations, and domestic renters seeking convenient access to employment centres. Rental yield on units within the development is typically influenced by floor level, unit configuration, and the broader rental market for similar stock in the Bukit Timah and Novena corridors. Given the development's established profile and transport links, rental appreciation has historically tracked broader Singapore property inflation, though rental yields themselves vary according to market cycles.

Investors should note that acquiring a second residential property in Singapore incurs Additional Buyer's Stamp Duty (ABSD) at a rate of 20% for Singapore Citizens, significantly raising the total acquisition cost. This duty applies on top of standard Stamp Duty and other transaction costs, making the total outlay for a second property substantially higher than for a first purchase. An investor acquiring a unit at S$3.5 million, for example, would face ABSD liability of S$700,000, increasing the true cost of acquisition to approximately S$4.2 million before legal and agent fees. This material cost impact should be carefully factored into yield calculations and investment horizon assessments.

Lease Duration and Long-Term Value Preservation

Dunearn House is a leasehold development, a common tenure structure for Singapore condominiums. Lease duration is a critical consideration for long-term holders and those planning to sell in future decades. Condominiums on leases of 99 years or 999 years both exist within Singapore's market; the specific tenure of Dunearn House units affects their long-term capital appreciation trajectory and mortgageability. Properties approaching the end of their lease—particularly those with fewer than 70 years remaining—typically face resale challenges and valuation compression, as lenders reduce loan-to-value ratios and buyers factor in the cost of potential future lease extension.

Purchasers and investors should verify the exact lease commencement date and remaining tenure for any unit of interest. A property with substantial lease length remaining (such as those with 80+ years) is likely to retain market appeal over the next two to three decades. Conversely, a property with lease decay already underway may offer capital appreciation challenges beyond normal property market cycles, requiring careful calculation of break-even holding periods and exit strategies before acquisition.

Financing and Affordability Analysis

Buyers financing a purchase at Dunearn House should anticipate total debt service ratio (TDSR) implications at typical price points within this development. For a property priced at S$3.5 million with a 75% loan-to-value (LTV) mortgage over 25 years, monthly servicing costs approach S$13,000–S$14,000 at current interest rates, depending on the lender and rate type selected. Under Singapore's TDSR framework—which limits total monthly debt obligations to 60% of gross monthly income—a buyer requires household gross monthly income of approximately S$23,000–S$24,000 to comfortably service this mortgage alongside other existing liabilities.

First-time buyers stepping up from smaller properties may find Dunearn House price points stretch their financing envelope significantly. Upgraders with accumulated equity and stronger income profiles are typically better positioned to acquire and hold units within this development. Investors utilising a mortgage to acquire a second property face the combined weight of ABSD liability and higher ongoing servicing costs, necessitating strong cash flow forecasting and rental yield confidence before proceeding. Some lenders also impose more conservative LTV ratios on investment properties or second residential purchases, further constraining borrowing capacity.

Competitive Positioning Within the Bukit Timah-Novena Corridor

The Dunearn Road area competes with several other established residential developments within the broader Bukit Timah and Novena precincts. Nearby options include other condominiums and private residential enclaves offering similar MRT accessibility and neighbourhood profiles. Relative to newer developments further out, Dunearn House benefits from established reputation, proven rental demand, and certainty of tenure, though it may not offer the architectural novelty or upgraded finishes of recently completed projects. The development's value proposition centres on stability, convenience, and a track record of demand retention rather than aspirational prestige or cutting-edge design.

Transactional data for similar stock in the Dunearn Road area shows psf (price per square foot) rates typically ranging between S$2,800–S$3,400, depending on unit age, condition, floor level, and exact configuration. This provides a useful benchmark for evaluating individual units within Dunearn House against recent comparable sales in the same micro-location. Buyers should conduct targeted psf analysis of recent transactions to determine whether Dunearn House units represent fair value relative to truly comparable stock with similar lease lengths, amenities, and MRT proximity.

Buyer Suitability and Use-Case Alignment

Dunearn House appeals to distinct buyer cohorts for differing reasons. Owner-occupiers seeking a mature, established neighbourhood with proven transport access find strong appeal in the development's MRT proximity and stable residential profile. Families upgrading from smaller homes appreciate the range of unit configurations and the maturity of surrounding amenities. High-net-worth individuals may view units here as diversification within a broader residential portfolio, particularly if seeking stable rental income from a reputable development.

First-time buyers attempting to enter the market at Dunearn House price points face significant affordability barriers and typically require dual incomes or substantial accumulated savings to meet deposit and financing thresholds. Investors prioritising yield should carefully model rental expectations for their intended unit type, cross-referencing recent lettings data for comparable units within the development and immediate surroundings. The development's reputation and accessibility support occupier demand, reducing tenant vacancy risk relative to more peripheral locations, though this advantage is offset by higher acquisition costs, including ABSD liability for second-property buyers.

Future Supply Considerations and District Outlook

The Bukit Timah and Novena districts have seen steady residential development over recent years, with continued supply coming online in surrounding micro-locations. However, the Dunearn Road corridor itself is relatively constrained in terms of new supply, owing to the established nature of the area and the prevalence of landed estates and older residential stock. This supply constraint historically supports price stability and rental demand for newer or well-maintained apartments like Dunearn House, as scarcity of new comparable options funnels demand toward existing buildings.

Government planning intentions for the broader region, including any future transport enhancements or commercial development in adjacent nodes, may positively influence long-term capital appreciation. Conversely, planned new residential supply in nearby areas could moderate future price growth or rental rate expansion. Prospective investors and owner-occupiers should remain informed of Urban Redevelopment Authority (URA) planning decisions, transport infrastructure projects, and residential pipeline data for the Bukit Timah planning area to make informed decisions about acquisition timing and holding horizons.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Dunearn House as an investment?

Rental yield for units at Dunearn House typically ranges between 2.5% and 3.5% gross, depending on the specific unit's configuration, floor level, and current market rental rates for similar stock in the Dunearn Road and surrounding Bukit Timah-Novena corridors. The proximity to Sixth Avenue MRT Station supports consistent demand from expatriate tenants and corporate relocations, which historically translates to reliable occupancy rates and moderate annual rental growth tracking Singapore's broader property inflation. However, investors must account for the material impact of Additional Buyer's Stamp Duty (20% for Singapore Citizens acquiring a second residential property), which substantially raises the true acquisition cost and reduces effective yield if calculated on gross purchase price alone. For example, acquiring a unit at S$3.5 million incurs S$700,000 in ABSD, raising total outlay to approximately S$4.2 million; rental yield should be calculated against this total deployed capital rather than the property price alone. Conducting detailed yield modelling with specific unit data, factoring in agent fees, property tax, maintenance, and insurance, is essential before committing capital.

How does the price per square foot at Dunearn House compare to recent transactions nearby?

Recent transactional data for comparable established condominiums on and near Dunearn Road shows psf rates typically ranging between S$2,800 and S$3,400, depending on unit age, condition, floor level, and exact configuration. Units at Dunearn House should be evaluated against this benchmark to determine whether individual prices represent fair value relative to true comparables in the same micro-location with similar lease lengths and amenities. Given that Dunearn House is an established development with proven MRT accessibility and neighbourhood track record, it may command a modest premium relative to older stock with similar proximity metrics. Conversely, newly completed developments in nearby precincts may offer upgraded finishes or architectural novelty at comparable psf rates, though they may lack the tenure certainty and rental demand history of the Dunearn House location. Conducting a targeted psf analysis of the specific unit you are considering—comparing its floor level, configuration, and condition against recent sales of genuinely comparable units—provides the most reliable basis for assessing value.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I buy Dunearn House as a second residential property?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at a rate of 20%, applied to the purchase price on top of standard Stamp Duty and all other transaction costs. For a unit at Dunearn House priced at S$3.5 million, this equates to ABSD liability of S$700,000, raising the true total outlay to approximately S$4.2 million before legal fees, agent commissions, and any refurbishment costs. This material upfront cost significantly impacts the economics of investment acquisitions, requiring investors to carefully model rental yield against the total deployed capital rather than the property price alone. The 20% ABSD also applies to permanent residents and entities with foreign ownership, though the rates and exemptions differ; buyers should verify their personal ABSD liability with a conveyancing lawyer before proceeding. Over a longer holding horizon (10+ years), capital appreciation may offset the ABSD cost, but the immediate cash flow impact remains substantial and must be factored into affordability assessments and financing decisions.

What lease decay risk should I consider, and how does remaining lease affect future resale value?

Dunearn House is a leasehold development, meaning units are sold for a fixed tenure (typically 99 years or 999 years from commencement). The remaining lease length is a critical factor determining long-term capital appreciation and mortgageability, as properties approaching end-of-lease face valuation compression and lender caution. A unit with 80+ years of lease remaining is generally not at immediate risk, but as lease length declines below 70 years, lenders typically reduce loan-to-value ratios and buyers factor in the cost of potential future lease extension or redevelopment scenarios. You should verify the exact lease commencement date and remaining tenure for any unit of interest at Dunearn House before acquiring; this information is disclosed in the lawyer's report and property title documentation. If the development's lease has significantly decayed (below 60 years remaining), resale prospects and capital appreciation may be materially impaired over the next 15–20 years, requiring conservative break-even calculations. Conversely, if substantial lease tenure remains, the property should retain market appeal across normal property cycles.

How does proximity to Sixth Avenue MRT Station affect Dunearn House demand and capital appreciation?

The seven-minute walk (approximately 620 metres) to Sixth Avenue MRT Station on the Downtown Line is a material demand driver for Dunearn House, positioning the development within Singapore's highly sought-after MRT-proximate corridor. Properties within 10 minutes' walk of MRT stations historically command a valuation premium relative to non-MRT-proximate stock, with buyer pools spanning both owner-occupiers seeking convenient commuting and investors targeting rental demand from transport-dependent tenants. The Downtown Line connection specifically links Dunearn House to the financial district, Marina Bay, and broader network coverage, supporting sustained demand from corporate relocations and expatriate tenants with regular commuting requirements. Capital appreciation for properties at Dunearn House has historically tracked the broader Bukit Timah-Novena residential market cycle, but MRT proximity provides a valuation floor and demand resilience that insulates the development from severe market corrections. Future transport enhancements or increased Downtown Line frequency may further strengthen property valuations and rental demand, though these are forward-looking factors. The combination of established MRT accessibility and neighbourhood maturity makes Dunearn House relatively resilient through property market cycles compared to developments further from transport nodes.

Is Dunearn House suitable for first-time buyers, upgraders, or investors?

Dunearn House appeals to different buyer cohorts in distinct ways, though each should carefully assess affordability and suitability. First-time buyers attempting to enter the market at Dunearn House price points (from S$3.5 million) face significant barriers, typically requiring dual incomes of approximately S$23,000–S$24,000 monthly household gross to service a 75% loan-to-value mortgage within TDSR constraints, alongside accumulated savings for a substantial down payment and legal costs. Few first-time buyers meet these thresholds without significant wealth transfer or inheritance. Upgraders with accumulated equity from existing properties and established income profiles are typically well-positioned to acquire units at Dunearn House, benefiting from the development's established neighbourhood profile, proven rental demand, and MRT convenience. Investors prioritising yield should model detailed rental expectations specific to their unit type and floor level, cross-referencing recent lettings data within the development and surroundings; the MRT proximity supports occupier demand but does not guarantee yield. High-net-worth individuals may view Dunearn House as portfolio diversification and stable income generation. All investor-buyers should account for ABSD liability (20% for second property) and factor this into total acquisition cost before evaluating yield prospects.

What TDSR and financing headroom should I plan for at Dunearn House price points?

Debt service ratio (TDSR) rules limit total monthly debt obligations to 60% of gross monthly income. For a typical Dunearn House unit priced at S$3.5 million financed at 75% loan-to-value over 25 years at prevailing interest rates (approximately 3.5% per annum), monthly mortgage servicing costs are approximately S$13,000–S$14,000. This requires household gross monthly income of approximately S$23,000–S$24,000 to meet TDSR thresholds comfortably, assuming limited other existing debt obligations. A purchaser with existing car loans, credit card debt, or other liabilities requires proportionally higher income to remain within TDSR limits. Some lenders impose more conservative LTV ratios (70% or lower) on investment properties or second residential purchases, further constraining borrowing capacity and requiring larger down payments. First-time buyers should verify their exact financing capacity with multiple lenders before engaging in extensive property searches, as TDSR calculations are highly individual and income-dependent. Investors acquiring a second property should also factor Additional Buyer's Stamp Duty (20%) into their total capital requirement, as this upfront cost reduces available equity and may require larger deposits to maintain preferred LTV ratios.

How does Dunearn House compare to competing developments in the Bukit Timah-Novena corridor?

Dunearn House competes with several other established residential developments within the broader Bukit Timah-Novena precincts, including other condominiums and private residential estates offering similar or complementary MRT accessibility and neighbourhood profiles. Relative to newly completed developments further afield, Dunearn House benefits from established market reputation, proven rental demand track record, and buyer confidence in the development's tenure certainty and resale liquidity. However, newer projects may offer upgraded finishes, contemporary architectural design, or additional amenities that appeal to buyers prioritising prestige or lifestyle features over stability. The Dunearn House value proposition centres on proven demand retention, established community infrastructure, and convenience rather than aspirational prestige or cutting-edge novelty. Price per square foot analysis of recent transactions in the immediate corridor provides the most reliable basis for comparing Dunearn House value against specific competing developments; typical psf rates in the area range S$2,800–S$3,400 depending on tenure length, floor level, and condition. Properties further from MRT nodes or in less established precincts may offer lower psf rates but face reduced rental demand and greater capital appreciation uncertainty. Prospective buyers and investors should compare specific competing developments directly rather than relying on area-wide generalisations.

Which unit stack or floor level typically offers the best value at Dunearn House?

Unit value at Dunearn House varies across floor levels, with higher floors typically commanding premium pricing due to improved views, privacy, and reduced noise exposure from street activity and common areas. Mid-level units (floors 10–20) often represent the optimal balance between premium pricing and value, avoiding the extreme price premiums of penthouses and sky-deck levels whilst retaining desirable height and view characteristics. Lower floors (ground to floor 5) may trade at discounts of 5–15% relative to comparable mid-level units, reflecting noise proximity and reduced privacy; however, they appeal to buyers with accessibility requirements or those prioritising direct lift access and ground-level amenity proximity. For investment purposes, mid-level units often deliver superior rental yield per capital deployed, as rental rates for comparable unit types across the development typically do not justify the price premium commanded by premium floors, allowing investors to capture more of the purchase price differential through rental returns over holding periods. Older unit stacks within multi-phase developments may offer slightly lower pricing than newly constructed phases, though the differences are typically modest for established developments like Dunearn House. Prospective buyers should request detailed pricing data across all floor levels and unit configurations from the listing agent to identify specific units offering superior value relative to the broader development price structure.

What is the future supply pipeline for residential development in the Bukit Timah planning district?

The Bukit Timah planning area and surrounding Novena precincts have seen steady residential development over recent years, with various new developments at various stages of approval and construction in nearby micro-locations. However, the Dunearn Road corridor itself is relatively constrained in terms of near-term new supply, owing to the established nature of the area, the prevalence of landed estates and older residential stock, and limited sites suitable for new multi-unit residential development. This supply constraint historically supports price stability and rental demand resilience for newer or well-maintained apartments like Dunearn House, as scarcity of new comparable options funnels demand toward existing quality buildings. Future Urban Redevelopment Authority (URA) planning decisions, potential land sales, and Government Land Sales (GLS) launches in adjacent or nearby areas could introduce new competitive supply, potentially moderating Dunearn House price growth or rental rate expansion over future cycles. Planned transport enhancements or commercial development in adjacent nodes may conversely support capital appreciation and rental demand. Prospective investors and owner-occupiers should remain informed of URA planning decisions, transport infrastructure projects, and the residential pipeline for the broader Bukit Timah planning area to make informed decisions about acquisition timing and long-term holding horizons. Government announcements regarding potential residential intensification or new MRT extensions should be monitored as potential upside or headwind factors affecting the development's future demand profile.

Condominium At 760 Dunearn Road — From S$1.5M