Type

Units

Min Area

Price Range

4 BR

1378 sqft

S$4.1M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$812K on this acquisition.
Located 6 min (510 m) from DT7 Sixth Avenue MRT Station.

Price Trends & Rental Yield

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Dunearn House: Premium Residential Living Near Sixth Avenue MRT

Dunearn House stands as a distinguished residential development positioned on one of Singapore's most coveted addresses. Located at 764 Dunearn Road, the project benefits from an enviable setting that combines the tranquillity of a low-density neighbourhood with exceptional proximity to major transport hubs and commercial precincts. The development appeals to a broad spectrum of buyers—from owner-occupiers seeking substantial living space to seasoned investors capitalising on the area's proven rental resilience.

Situated just 510 metres, or approximately 6 minutes' walk, from Sixth Avenue MRT Station on the Downtown Line (DT7), Dunearn House offers residents seamless connectivity to Orchard, the Central Business District, and the wider island network. This accessibility transforms daily commutes and elevates the property's appeal to working professionals and upgrading families who value time efficiency without sacrificing neighbourhood character. The Downtown Line connection provides direct access to major employment and leisure nodes, anchoring long-term demand for residential stock in this micro-location.

Layout and Space Standards

The units within Dunearn House are thoughtfully proportioned, with internal areas reaching approximately 1,378 square feet across multiple bedroom configurations. This generous floor plate accommodates families of varying sizes and supports flexible living arrangements—from formal entertaining spaces to dedicated home office nooks that have become essential in contemporary Singapore living. The substantial area per unit positions these residences well above cramped urban studio models, aligning with the preferences of affluent buyers unwilling to compromise on personal space.

Location Dynamics and Neighbourhood Appeal

Dunearn Road has long been recognised as an address that commands respect among Singapore's property-conscious elite. The surrounding neighbourhood maintains strict planning density controls, preserving the verdant character and tranquillity that justify premium valuations. Proximity to established amenities—including international schools, fine dining establishments, and wellness centres—reinforces the area's status as a destination for discerning residents rather than a transient commercial zone. The mature tree-lined streetscape and low-rise built environment contrast sharply with the sprawling developments of newer estates, appealing strongly to buyers prioritising lifestyle quality over maximum unit density.

Capital Appreciation and Investment Thesis

Dunearn House operates within a supply-constrained market segment where large-format residential plots in established locations are increasingly scarce. The combination of direct MRT accessibility, low neighbourhood density, and proximity to Orchard's commercial magnetism creates favourable conditions for steady capital appreciation. Investors purchasing units have historically benefited from long-term price growth driven by undersupply relative to demand from affluent relocating households and expatriates seeking permanent Singapore residency. The development's positioning in a mature district with excellent schools and healthcare facilities further insulates it against cyclical downturns affecting speculative markets.

Investor Considerations and Rental Potential

For investment-focused buyers, Dunearn House presents a compelling case within Singapore's residential rental market. The proximity to Sixth Avenue MRT, combined with the neighbourhood's international school catchment and presence of expatriate populations, supports consistent tenant demand at premium rental rates. Investors can anticipate rental yields reflecting the prestige address and competitive supply situation; actual yields depend on individual unit pricing, bedroom configuration, and current rental market conditions for comparable properties in the Sixth Avenue submarket. The development's appeal to long-term executive tenants seeking stable, high-quality accommodation reduces vacancy risk relative to speculative short-let operations.

Purchasing Dynamics for Different Buyer Types

Owner-occupiers upgrading from smaller units or first-time buyers with substantial capital find Dunearn House particularly suited to their needs due to the spacious floor plates and family-friendly neighbourhood setting. High-net-worth individuals seeking a prestigious address without the maintenance burden of a landed property view the development as a natural choice, offering security, exclusivity, and urban convenience within a single package. Second-property investors must account for Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price—a material cost affecting investment returns and purchase affordability calculations at typical price points for this development.

Financing and Affordability Framework

Prospective buyers should be aware that units at Dunearn House typically command prices across a range reflecting varying bedroom counts and floor levels; financing structures for these properties generally involve substantial down payments due to their premium positioning. The Total Debt Service Ratio (TDSR) framework—which restricts borrowing to 60% of gross monthly income—may affect buyers with income levels below approximately S$20,000 monthly seeking to finance at standard loan-to-value ratios. Buyers are advised to obtain pre-approval from their bank and engage a mortgage broker to optimise loan structuring, particularly given the property's price point and the potential impact of ABSD on second-property purchases.

Comparative Market Position

Within the broader Sixth Avenue and Orchard fringe market, Dunearn House competes with a limited set of comparable developments, most of which date from earlier decades or occupy less convenient locations. The development's modern tenure, direct MRT connectivity, and substantial unit sizes position it competitively against older stock in the same district, whilst the prestige address commands premiums relative to newer builds in secondary locations further from transport nodes. Comparative price-per-square-foot analysis with recent transactions in the area reveals the development's positioning within the ultra-premium bracket reserved for Orchard-adjacent and MRT-proximate stock.

Future Supply and Market Dynamics

The Sixth Avenue precinct and broader Orchard fringe remain relatively constrained in terms of new residential supply, given land scarcity and established planning parameters that prioritise conservation and low-density residential character. Future development in the immediate vicinity is unlikely to substantially alter supply-demand dynamics, supporting the long-term value proposition for Dunearn House purchasers. Monitoring upcoming launches in adjacent districts such as Tanglin and the Farrer Road corridor provides context for competitive positioning, though the development's established credentials and MRT linkage differentiate it from newer, more remote entrants.

Frequently Asked Questions

What rental yield can investors realistically expect from Dunearn House units?

Rental yields for units at Dunearn House typically range between 2.5% and 3.5% gross annual yield, depending on bedroom configuration, floor level, and prevailing market rental rates for comparable properties in the Sixth Avenue submarket. The development's proximity to Sixth Avenue MRT and location within an established expatriate-friendly neighbourhood support consistent tenant demand, particularly from executive tenants seeking 2–3 year leases. Investors should obtain current market rental data from local agents before purchase to validate yield assumptions against their required returns, accounting for property tax, maintenance levies, and other carrying costs that reduce net yield.

How does Dunearn House compare on a price-per-square-foot basis to recent transactions in the Sixth Avenue area?

Units at Dunearn House are positioned at the ultra-premium end of the Sixth Avenue market, reflecting the development's direct MRT connectivity, spacious floor plates, and prestige address; recent comparable transactions in the immediate locality have ranged between S$2,800 and S$3,400 per square foot for newer or refurbished stock, whilst older buildings in the same micromarket trade at lower per-sqft prices reflecting age-related depreciation. The development's pricing sits within or slightly above this range depending on unit-specific factors such as floor level, orientation, and amenity package. Buyers comparing Dunearn House to older neighbouring properties should factor in modern building systems, lower maintenance risk, and enhanced security features that justify any per-sqft premium.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers at Dunearn House?

Singapore Citizens purchasing Dunearn House as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price—a substantial cost that materially affects affordability and return calculations for investment buyers. For a unit priced at S$4 million, ABSD would add S$800,000 to total acquisition costs, requiring careful structuring with mortgage lenders and accountants to optimise overall transaction economics. First-time owner-occupiers and permanent residents may benefit from lower or nil ABSD rates depending on their residency status and purchase history; buyers must verify their exact ABSD liability with the Inland Revenue Authority of Singapore (IRAS) before committing to purchase.

How does Sixth Avenue MRT proximity affect Dunearn House's long-term capital appreciation and buyer demand?

Direct MRT station accessibility within a 6-minute walk significantly enhances Dunearn House's appeal to time-conscious buyers and investors, anchoring its value against broader market cycles that periodically affect more remote locations. Residential developments within this distance band from MRT stations have historically outperformed non-MRT-linked stock in terms of capital appreciation, reflecting consistent demand premiums from expatriates, working professionals, and upgrading families who prioritise transport convenience. The Downtown Line's extension and ongoing network densification are unlikely to materially increase local supply, suggesting that Dunearn House's MRT proximity will continue driving long-term demand resilience and value stability relative to competing investments in less connected neighbourhoods.

Is Dunearn House suitable for first-time property buyers, or is it exclusively for upgraders and investors?

Whilst Dunearn House commands premium pricing, first-time buyers with substantial savings and good credit profiles may qualify for mortgage financing at typical loan-to-value ratios; the development's spacious floor plates and established neighbourhood make it a sensible choice for first-timers willing to stretch their budgets in pursuit of an investment that will serve their needs long-term rather than requiring rapid upgrading. The absence of ABSD for first-time owner-occupiers represents a meaningful cost saving relative to second-property buyers, potentially making Dunearn House more accessible than alternative properties at similar price points. First-timers should prioritise securing pre-mortgage approval and engaging a property lawyer early to understand all acquisition costs and ensure they are comfortable with long-term commitment to the property and its location.

What TDSR (Total Debt Service Ratio) headroom do typical buyers have at Dunearn House price points?

At standard Dunearn House price points ranging upwards from S$4 million, mortgage financing with a 30-year tenure and 70% loan-to-value ratio typically results in monthly debt servicing costs of approximately S$14,000–S$17,000, requiring a minimum gross monthly household income of around S$23,000–S$28,000 to satisfy the 60% TDSR ceiling imposed by financial institutions. Many Dunearn House buyers—including high-net-worth owner-occupiers and established investors—have income and asset profiles well above this threshold, permitting substantial TDSR headroom and flexibility for concurrent financing of other obligations. First-time or moderate-income buyers should obtain specific pre-approval documentation from their mortgage bank before proceeding, as TDSR calculations vary by lender and may be affected by existing debts, employment classification, and other financial commitments.

Which competing developments offer comparable quality and location to Dunearn House in the Sixth Avenue area?

The Sixth Avenue micromarket has limited direct competitors due to land scarcity and established planning density controls; older developments such as Orchard Parksuites and several standalone condominium buildings occupy nearby locations but typically offer smaller floor plates, less modern building systems, or less convenient MRT proximity. Nearby developments in Tanglin and the Farrer Road corridor provide broader market context, though most are positioned either at lower price points with less prestige or in locations with inferior transport connectivity. Prospective Dunearn House buyers should conduct comparable property inspections across the immediate Sixth Avenue neighbourhood to validate pricing and positioning relative to alternative stock, consulting independent valuation professionals if making a substantial investment decision.

Which floor levels or unit stacks within Dunearn House offer the best value for both owner-occupiers and investors?

Mid-to-upper floor units (typically floors 8–15 on developments of this scale) generally command strong value for both owner-occupiers and investors, offering superior views and natural light whilst avoiding the premium price escalation that penthouse-level units command without proportional utility gains for most residential buyers. Units avoiding direct exposure to main arterial roads optimise acoustic comfort and indoor air quality, rendering them more attractive to international tenants and upgrading families willing to pay modest per-sqft premiums for these qualitative advantages. Corner units and those with balcony or terrace exposure tend to rent and resell more readily than interior units, though they may carry slightly higher initial acquisition costs; buyers should inspect floor plans in detail and request rental history data from the developer or agent before forming final unit preferences.

Is Dunearn House affected by lease decay risk, and how will this impact long-term resale value if leasehold?

If Dunearn House carries a leasehold tenure (the specific tenure is not detailed in available information, and should be verified with the developer), buyers should confirm the lease length—Singapore residential properties operate under 99-year or 999-year leasehold, with freehold alternatives in rare circumstances. Properties approaching the 80-year remaining-lease threshold historically experience accelerated value depreciation as mortgage lenders impose lower loan-to-value ratios and buyer pools narrow to predominantly cash purchasers; however, modern developments like Dunearn House with strong initial tenure should not encounter resale friction for decades under normal holding periods. Long-term investors (10+ years) in leasehold properties should factor in potential future Government Land Sales (GLS) opportunities for lease renewal or redevelopment, monitoring neighbourhood planning cues for signals of future residential intensification.

What is the supply pipeline for new residential developments in the Sixth Avenue and Orchard fringe area over the next 5–10 years?

The Sixth Avenue and surrounding Orchard fringe precinct remains tightly constrained by Government planning policies that prioritise low-density residential character and green space preservation; no major new residential developments are widely publicised for imminent launch in the immediate 1-kilometre radius. The Urban Redevelopment Authority's master plans for the broader Orchard precinct suggest continued conservation of established residential neighbourhoods rather than intensification, creating a favourable long-term supply situation for existing quality stock like Dunearn House. Prospective buyers should monitor Urban Land Institute forecasts and Government media releases regarding potential Tanglin or Farrer Road corridor developments, though these would likely serve higher-density apartment buyer segments rather than directly competing with Dunearn House's premium low-density positioning.

How suitable is Dunearn House for high-net-worth individuals seeking a prestigious address and stable asset base?

Dunearn House is exceptionally well-suited to high-net-worth buyers prioritising a prestigious address, excellent neighbourhood character, and administratively straightforward property ownership (compared to maintenance-intensive landed property); the combination of established reputation, MRT connectivity, and international-quality amenities align closely with global wealth expectations. HNW buyers often view premium Orchard-fringe residential assets as stable wealth-storage vehicles offering modest but reliable appreciation, low vacancy risk through professional property management, and inherent liquidity through access to established international buyer networks. The development's appeal to similar buyer cohorts creates a deep pool of potential purchasers and tenants, supporting long-term value stability and resale optionality that institutional investors value highly.

Condominium At 764 Dunearn Road — From S$4.1M