Type

Units

Min Area

Price Range

5 BR

1163 sqft

S$3.1M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$3.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$620K on this acquisition.
Located 8 min (640 m) from DT9 Botanic Gardens MRT Station.

Price Trends & Rental Yield

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Dunearn 386: A Premium Residential Development in Tanglin's Most Coveted Address

Dunearn 386 stands as a distinguished residential development positioned along Dunearn Road, one of Singapore's most prestigious residential corridors. The address places the project within the Tanglin planning area, a district synonymous with mature landed and strata-titled properties that attract high-net-worth individuals and established families seeking stability and exclusivity. The development's strategic location bridges the verdant Botanic Gardens precinct with the affluent residential enclaves of Holland and Tanglin, creating a unique appeal for buyers who value both natural heritage proximity and established neighbourhood character.

Situated approximately 640 metres—a convenient eight-minute walk—from Botanic Gardens MRT Station on the Downtown Line, Dunearn 386 benefits from one of Singapore's most accessible transport nodes. The Downtown Line provides seamless connectivity to the Central Business District, Marina Bay, and the eastern corridors of the island, making this location particularly attractive for professionals working in financial services, technology, or corporate headquarters clustered around Raffles Place, Shenton Way, and Marina Bay. The proximity to a major MRT interchange has historically supported strong capital appreciation in this neighbourhood, as transport accessibility remains a primary driver of residential values in Singapore's mature districts.

Development Character and Market Positioning

The project comprises units of varying sizes, accommodating diverse household compositions and lifestyle requirements. Current inventory includes multiple-bedroom configurations within approximately 1,163 square feet of living space, with asking prices commencing from S$3,100,000 for the units currently available on market. This price point positions Dunearn 386 firmly within the premium segment, reflecting both the scarcity of new supply in this established residential area and the exceptional location merits that define the Tanglin and Botanic Gardens precincts. Buyers at this price level typically comprise upgraders transitioning from smaller condominiums or HDB flats, high-net-worth individuals consolidating multiple properties, and discerning investors seeking stable, long-holding residential assets in blue-chip locations.

The surrounding neighbourhood exhibits mature residential characteristics, with a rich tapestry of bungalows, semi-detached properties, and established mid-rise developments that have appreciated steadily over the past two decades. Unlike emerging growth districts that depend on future infrastructure completion, this area has already benefited from decades of capital formation, making it attractive to risk-averse investors prioritising stability over speculative gains. The presence of elite educational institutions, including St. Andrew's School and Tanglin International School within the broader vicinity, enhances appeal among families with school-age children and international expatriates seeking established expatriate communities.

Investment Considerations and Ownership Implications

For Singapore Citizens or Permanent Residents considering Dunearn 386 as a second or subsequent residential property, the Additional Buyer's Stamp Duty framework requires careful financial planning. A second residential property acquired by a Singapore Citizen incurs 20% ABSD on the purchase price—a significant cost that must be factored into the total acquisition outlay alongside standard buyer's stamp duty, legal fees, and potential renovation budgets. At the current asking price level, this ABSD obligation represents a material component of transaction costs, underscoring the importance of comprehensive financial modelling before purchase commitment. First-time buyers, however, benefit from ABSD exemption, positioning this development as an accessible entry point into Singapore's premium residential market for qualifying purchasers.

The financing landscape at this price point typically requires substantial cash equity or access to premium banking products. Most financial institutions offer up to 75% loan-to-value financing for properties in this category, meaning purchasers should anticipate equity requirements of approximately 25% plus all ancillary acquisition costs. Total Debt Service Ratio (TDSR) calculations at these price levels often emerge as a binding constraint for employed professionals, with lenders generally limiting monthly housing debt service to 60% of documented monthly income. This mathematical requirement implies that comfortable financing for Dunearn 386 generally requires household gross monthly income exceeding S$30,000 to S$40,000 across typical tenure lengths, positioning the development squarely within high-net-worth buyer demographics.

Capital Appreciation and Market Dynamics

The Tanglin and Botanic Gardens precincts have historically demonstrated resilient capital appreciation over full economic cycles, with price per square foot advancing consistently regardless of macro-cyclical conditions. Unlike emerging districts dependent on future infrastructure or urban renewal catalysts, this location has already captured its structural appreciation drivers—transport connectivity, institutional density, and neighbourhood maturity have all been locked in for decades. Recent transactional evidence in comparable nearby developments suggests price psf levels ranging from S$9,500 to S$12,500 depending on unit configuration, building age, and specific stack positioning, providing a reasonable benchmark for assessing Dunearn 386's value proposition relative to competing offerings.

Rental yield expectations at this price level typically range from 2.5% to 3.5% gross annual yield, depending on unit configuration and positioning within the building. Investors should note that Botanic Gardens proximity, whilst enhancing owner-occupancy appeal, does not materially strengthen rental demand from international tenants or corporate lease departments, as rental preferences remain strongly concentrated around Marina Bay, Orchard, and CBD-adjacent locations. For investors prioritising regular income generation, this development operates more effectively as a long-hold capital appreciation vehicle than an income-generating rental asset, with value realisation typically optimised through patient holding horizons exceeding five to seven years.

Comparative Market Position

Within the broader Tanglin and Holland Road corridor, several competing developments—both freehold and leasehold—offer alternatives at overlapping price points. However, Dunearn 386's specific advantage lies in its direct proximity to a major MRT station combined with positioning along one of Singapore's most established and stable residential addresses. Competing developments further inland or within secondary locations may offer lower price psf, but typically lack the transport proximity and neighbourhood institutional density that justify premium pricing in Singapore's mature residential market.

Stack and floor selection at Dunearn 386 presents meaningful value differentiation, with lower-floor units generally commanding slightly discounted pricing relative to mid-floor and upper-floor compositions—a discount often exceeding 5% to 10% for identical floor plans. Conversely, upper-floor units attract price premiums reflecting enhanced privacy, natural light, and reduced street noise, factors particularly valued by the affluent demographics typically attracted to this location. Mid-floor positioning often represents optimal value equilibrium, providing meaningful height benefits over lower floors whilst avoiding the proportionately steep premiums demanded for penthouses and uppermost tiers.

Future District Dynamics and Long-Term Outlook

The Tanglin and Botanic Gardens planning area exhibits constrained future supply characteristics, with limited development sites remaining available for new residential projects. This structural supply shortage supports medium to long-term price appreciation, as demand from upgraders and high-net-worth purchasers consistently exceeds the trickle of new inventory entering the market. Unlike growth districts experiencing substantial new residential pipeline completion, this mature area will likely remain characterised by replacement cycles—occasional redevelopment of ageing low-rise buildings—rather than transformative new supply waves.

Conservation and heritage preservation efforts surrounding the Botanic Gardens create additional regulatory barriers to speculative densification, further anchoring the neighbourhood's established character and supply constraint dynamics. For patient capital with extended investment horizons, these structural characteristics position Dunearn 386 within an appreciating asset class likely to outpace broad residential market returns over periods exceeding ten years, particularly as pent-up upgrader demand from ageing condominium stock drives buyers toward premium, central-location alternatives.

Frequently Asked Questions

What is the expected gross rental yield if I purchase a unit at Dunearn 386 as an investment property?

Gross rental yields at Dunearn 386 typically range from 2.5% to 3.5% annually, depending on unit configuration and positioning within the building. This yield envelope reflects both the premium pricing characteristic of Tanglin-based properties and the modest rental demand dynamics in this particular location, which does not benefit from concentrated corporate housing demand or expatriate concentration comparable to Marina Bay or Orchard-adjacent developments. Investors should note that whilst owner-occupancy appeal at this location is exceptionally strong, the rental market operates more selectively, suggesting that long-hold capital appreciation rather than current income generation represents the primary value driver for investor acquisitions in this development.

How does Dunearn 386's asking price per square foot compare to recent transactions in Tanglin and Botanic Gardens?

Recent comparable transactions in the immediate Botanic Gardens and Tanglin precinct suggest price per square foot benchmarks ranging from approximately S$9,500 to S$12,500, varying based on building age, specific unit configuration, and floor level positioning. Dunearn 386's current asking price of S$3,100,000 for units around 1,163 square feet translates to approximately S$2,668 per square foot, positioning the development towards the lower end of this comparable range—though this apparent discount warrants careful verification against specific unit features, building amenities, and exact positioning within the project. Prospective buyers should conduct detailed per-square-foot analysis across multiple recent transactions in the immediate vicinity to validate whether current pricing represents genuine value opportunity or reflects specific unit characteristics that justify variations from neighbourhood average pricing.

What Additional Buyer's Stamp Duty (ABSD) obligations apply if I am a Singapore Citizen purchasing Dunearn 386 as my second residential property?

Singapore Citizens acquiring Dunearn 386 as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, effective immediately upon completion of the transaction. At the current asking price level of S$3,100,000, this ABSD obligation equates to approximately S$620,000—a material cost that significantly expands total acquisition expenditure beyond the purchase price alone. When combined with standard buyer's stamp duty, legal fees, and potential renovation budgets, total acquisition costs for a second-property purchase may reasonably extend to 25% to 30% above the headline purchase price, necessitating comprehensive financial modelling and liquidity planning prior to purchase commitment. First-time property buyers, conversely, benefit from complete ABSD exemption, making Dunearn 386 a more financially efficient entry point into Singapore's premium residential segment for qualifying purchasers without prior residential property ownership.

What is the lease tenure at Dunearn 386, and how might lease decay affect resale value over extended holding periods?

The lease tenure classification for Dunearn 386 warrants verification against the official Caveat particulars and land title documentation, as tenure structure materially impacts long-term value retention characteristics. Should the property be leasehold with a 99-year tenure, purchasers should note that lease decay—the mathematical diminishment in asset value as lease expiry approaches—becomes increasingly significant beyond the 70-year remaining lease threshold, with lender financing constraints and buyer pool contraction accelerating sharply below 60 years remaining. For properties with 999-year leases or freehold status, lease decay represents a negligible consideration across typical owner holding horizons, preserving capital value substantially more effectively than 99-year leasehold alternatives. Prospective buyers should clarify the exact tenure classification and model potential value impact under scenarios where personal holding horizons extend beyond 20 to 30 years, particularly if future sale proceeds may depend on financing availability in a constrained lending environment.

How does proximity to Botanic Gardens MRT Station (8 minutes walk) influence capital appreciation and buyer demand for Dunearn 386?

Proximity to a major MRT station represents one of the most statistically significant drivers of residential capital appreciation in Singapore's established districts, with properties within 400-500 metres of transport nodes commanding persistent price premiums relative to more distant alternatives in identical neighbourhoods. Botanic Gardens MRT Station's position as a major Downtown Line interchange—connecting central business districts, Marina Bay, and eastern corridors—ensures consistent, long-term transport demand that underpins neighbourhood desirability across economic cycles. This accessibility advantage has already been substantially priced into the Tanglin neighbourhood, meaning that whilst MRT proximity supports value stability and attracts upgrader demand, incremental capital appreciation from transport improvements is unlikely to materialise, as the structural connectivity advantage has been locked in for years. However, the psychological and practical benefits of eight-minute walk-time access to public transport consistently translate into superior buyer pool depth compared to more distant locations, directly supporting resale velocity and price resilience during market downturns.

What buyer profiles are most suitable for Dunearn 386—first-time purchasers, upgraders, or investment-focused acquisitions?

Dunearn 386 serves distinct buyer profiles at different lifecycle stages, though none equally. First-time buyers with substantial capital resources (typically S$1 million+ in liquid equity) and premium professional incomes find considerable appeal in this location's stability, neighbourhood character, and institutional proximity, particularly families with school-age children prioritising established educational ecosystems. Upgraders transitioning from smaller condominium or HDB stock represent perhaps the strongest natural buyer constituency, seeking to consolidate housing equity into premium locations offering superior long-term appreciation trajectory compared to aging mid-market properties. High-net-worth individuals acquiring additional properties for wealth diversification find Dunearn 386 attractive as a blue-chip, low-volatility asset class, though rental income expectations should remain modest relative to capital appreciation horizons. Conversely, investor acquisitions focused on short-term rental yield generation (one to three years) may encounter disappointment, as rental demand in this location proves insufficient to generate yield-driven returns comparable to more tourism-proximate or expat-concentrated areas.

What Total Debt Service Ratio (TDSR) and financing headroom considerations apply at Dunearn 386's price points?

At Dunearn 386's asking price level commencing at S$3,100,000, typical loan-to-value financing extends to 75% of purchase price, requiring equity contributions of approximately S$775,000 to S$1,000,000 depending on individual lender criteria and borrower profile strength. Monthly debt service obligations on S$2,325,000 financed amount over 25-year tenure typically approximate S$13,500 to S$15,000, depending on prevailing interest rates and loan structure. Total Debt Service Ratio constraints limit monthly housing debt service to 60% of documented monthly household income, implying that comfortable financing for Dunearn 386 generally requires gross household monthly income exceeding S$30,000 to S$40,000 across typical tenure lengths. Borrowers should also account for existing debt obligations (car loans, credit facility drawings, mortgage service on other properties) in TDSR calculations, as these commitments directly reduce available financing headroom for Dunearn 386 acquisition and may necessitate early repayment of competing obligations prior to loan approval.

How does Dunearn 386 compare in value and amenity offerings to nearby competing developments in Tanglin and Holland Road?

The Tanglin and Holland Road corridors contain several competing developments at overlapping or adjacent price points, including both freehold and leasehold properties of varying ages and amenity standards. Newer competing developments may offer contemporary amenities (swimming pools, fitness facilities, co-working spaces) at comparable or slightly higher price points, whilst older established buildings may provide greater land-to-building ratios and larger unit sizes at discounted pricing reflecting age-related perceptions. Dunearn 386's specific competitive advantage centres on direct MRT station proximity combined with one of Singapore's most consistently appreciating residential addresses, factors that typically justify price positioning relative to developments offset from transport nodes or located in secondary sub-neighbourhoods. Prospective buyers should conduct detailed amenity, unit-size, and price-per-square-foot comparisons across three to five nearest competing developments to validate whether Dunearn 386's pricing aligns with neighbourhood competitive positioning, ensuring that acquisition decisions reflect optimal value calibration rather than acceptance of first marketing materials.

Which unit stacks or floor levels at Dunearn 386 offer optimal value proposition—lower floors, mid-stack positioning, or upper levels?

Mid-floor unit positioning (typically floors 15-25 in mid-rise developments) generally represents optimal value equilibrium at Dunearn 386, providing meaningful height benefits over lower floors—including enhanced privacy, natural light, and noise insulation—whilst avoiding the proportionately steep premiums demanded for penthouses and uppermost tiers. Lower floors typically command discounts of 5% to 10% relative to identical floor plan configurations at mid-stack levels, reflecting perceived disadvantages in terms of privacy, light quality, and street noise, though these discounts create value opportunities for cost-sensitive buyers willing to tolerate modest amenity trade-offs. Upper floors and penthouse units attract premium pricing of 10% to 15% above comparable mid-floor units, reflecting scarcity, enhanced views, and psychological prestige factors that disproportionately appeal to luxury-oriented buyers. For investors prioritising yield-neutral capital appreciation and avoiding premium pricing whilst securing quality unit positioning, mid-stack offerings between floors 18-24 typically deliver optimal return on invested capital, balancing desirability against cost-of-acquisition economics.

What is the future residential supply pipeline in the Tanglin and Botanic Gardens district, and how might new completions affect Dunearn 386's appreciation trajectory?

The Tanglin and Botanic Gardens planning area exhibits constrained future residential supply characteristics, with extremely limited development sites remaining available for new residential projects and substantial portions of the neighbourhood designated for conservation or heritage preservation. Unlike growth districts experiencing significant new residential pipeline activity (10,000+ units over coming five years), Tanglin faces replacement cycles rather than transformative densification, with occasional redevelopment of ageing low-rise buildings representing the primary supply mechanism. Current Government Land Sales (GLS) exercises and urban planning documentation suggest that new supply completions in the immediate precinct will likely remain under 200-300 units annually over the medium term, creating structural supply scarcity that supports price appreciation dynamics. This constrained supply environment, combined with persistent demand from upgraders, expatriates, and high-net-worth individuals seeking blue-chip locations, positions Dunearn 386 and comparable developments as appreciating asset classes likely to outpace broad residential market returns over extended holding horizons exceeding ten years, particularly as alternative premium locations become increasingly scarce and sought-after.

Condominium At 386 Dunearn Road — From S$3.1M