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

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Dunearn House: A Benchmark Residential Development in Singapore's Most Sought-After Enclave

Dunearn House stands as a distinguished residential development positioned along Dunearn Road, one of Singapore's most coveted addresses. The project occupies a commanding location within the Bukit Timah planning area, a neighbourhood renowned for its mature trees, spacious plots, and exclusive residential character. This development represents a compelling choice for high-net-worth individuals, upgraders, and savvy investors seeking exposure to one of the island's most resilient real estate markets.

The proximity to Sixth Avenue MRT Station on the Downtown Line (DT7) is a defining locational advantage. Situated just seven minutes' walk away—approximately 620 metres from the development—the station provides direct connectivity to pivotal business districts including Marina Bay, Tanjong Pagar, and Outram Park. This accessibility makes the development particularly attractive to professionals working in the financial services, legal, and technology sectors concentrated in Singapore's central business district. Commute times to Changi Airport via the MRT are competitive, typically under 45 minutes depending on onward transport.

Dunearn Road itself enjoys an enviable proximity to premium shopping and leisure facilities. Coronation Shopping Centre, a well-established retail landmark, sits within walking distance and offers dining, healthcare, and supermarket amenities. The broader Bukit Timah vicinity encompasses exclusive country clubs, nature reserves, and international schools, creating an ecosystem that appeals to affluent family buyers and expatriate communities. These contextual strengths have historically supported both rental yields and long-term capital growth in comparable developments along this corridor.

Unit Specifications and Living Spaces

The development offers a variety of unit configurations, with individual homes spanning approximately 1,378 square feet of built-up space. This floor plate size accommodates multi-bedroom layouts, typically comprising three to four bedrooms with corresponding bathroom facilities. The generous built-up area allows for comfortable common spaces, flexible family zones, and the kind of interior articulation that high-end residential purchasers expect in this segment.

Unit designs reflect contemporary luxury standards, with emphasis on natural light, cross-ventilation, and functional room hierarchy. Balconies and terraces are integrated throughout the development, providing private outdoor retreats—a defining feature in Singapore's tropical residential market where weather-responsive design is critical to year-round comfort.

Investment and Ownership Considerations

For investors evaluating Dunearn House as an acquisition, several factors merit careful analysis. The rental market in the Bukit Timah area demonstrates sustained demand from both corporate expatriates and affluent local families, supporting estimated gross rental yields typically ranging from three to four percent for comparable developments in this micro-location. Yield calculations should account for property tax, sinking fund contributions, and periodic maintenance reserves, which collectively reduce net returns by approximately 15 to 20 percent of gross rental income.

Singapore Citizens purchasing a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%. This represents a material cost that must be factored into the total acquisition price alongside the standard Buyer's Stamp Duty and legal fees. For a property in the S$4 million range, ABSD alone will add approximately S$800,000 to the purchase cost, meaningfully affecting the breakeven timeline for investor-occupiers.

The development's position within a 999-year leasehold structure (if applicable) ensures minimal lease decay risk over typical ownership horizons of 20 to 30 years. Properties on Dunearn Road with remaining tenures above 900 years command full market valuations and face negligible resale friction attributable to tenure considerations. This contrasts favourably with shorter-lease properties elsewhere in Singapore, where discount rates accelerate as leases approach the 99-year threshold.

Market Positioning and Competitive Context

Dunearn House competes within Singapore's ultra-prime residential segment, a market segment characterised by high barriers to entry, limited new supply, and strong owner-occupancy demand. Recent transactions in comparable Bukit Timah developments have achieved price-per-square-foot figures ranging from S$2,800 to S$3,200 psf for well-maintained units in prime locations. Dunearn House's transactional evidence suggests positioning broadly aligned with this band, reflecting the development's inherent strengths regarding location, amenities, and design quality.

Nearby competitive developments include established projects along the same road corridor, as well as newer launches in adjacent neighbourhoods such as Tanglin and Holland Road. However, the scarcity of available land in this planning area ensures that new supply remains structurally constrained—a dynamic that supports medium to long-term price appreciation for existing developments like Dunearn House.

MRT Connectivity and Capital Appreciation Dynamics

The Downtown Line's extension to Sixth Avenue MRT has historically been a transformative event for surrounding residential precincts. Empirical evidence from comparable developments near the station shows that properties completed or transacted post-2017—following the station's opening—have appreciated more rapidly than pre-MRT equivalents. The infrastructure upgrade reduced car dependency and enhanced accessibility to employment hubs, broadening the investor and owner-occupier base for residential stock in this micro-location.

Ongoing Transport Planning initiatives, including the Singapore MRT expansion programme, are expected to reinforce connectivity in the wider Bukit Timah area over the next decade. Plans for Circle Line extensions and regional rapid transit networks are still in consultation phases, but their eventual implementation may further support capital values in Dunearn House by elevating transport utility and reducing effective commute times to future employment nodes.

Financing and Affordability Context

For mortgage-dependent buyers, Dunearn House pricing requires careful alignment with Total Debt Service Ratio (TDSR) constraints. Assuming a purchase price in the S$4 million range and a 70% mortgage at prevailing rates of approximately 3.5 to 4.0% per annum, monthly debt servicing would approach S$15,000 to S$16,000. Bank lending criteria stipulate a maximum TDSR of 60%, implying a required household monthly income of approximately S$25,000 to S$27,000 to qualify comfortably. This income threshold positions the development firmly within the high-net-worth buyer demographic rather than the mass-market residential market.

For cash buyers or those with significant equity, financing considerations are less restrictive, but opportunity-cost analysis remains relevant. Given current bond yields and dividend-yielding equity returns, the decision to deploy substantial capital into real property should be accompanied by a rigorous appraisal of expected rental income, capital appreciation rates, and tax-efficient exit strategies.

Suitability Across Buyer Personas

Dunearn House appeals to distinct buyer cohorts for distinct reasons. High-net-worth individuals seeking a primary residence value the established prestige of Dunearn Road, proximity to premium schools such as Raffles Institution and Anglo-Chinese School (Independent), and the lifestyle attributes of the Bukit Timah enclave. Family upgraders moving from smaller City fringe properties are attracted by the spacious unit dimensions and the opportunity to acquire a well-maintained asset in a prime location. Investors regard the development as a hedge against currency depreciation and a provider of stable rental income in a jurisdiction with strong rule of law and property rights protection. Expatriate owner-occupiers benefit from the development's proximity to international schools and expatriate social networks concentrated throughout the Bukit Timah planning area.

First-time buyers, by contrast, are largely priced out of this market segment and would find better value propositions in emerging neighbourhoods further out along the Mass Rapid Transit network or in mixed-use precincts offering better price-to-space ratios.

Future Market Outlook

The residential property market in Singapore's prime central location is characterised by structural supply constraints and elevated barriers to new development. Government land policies have not designated Dunearn Road or adjacent areas for densification or new residential projects, suggesting that scarcity will remain a defining market feature. Coupled with persistent demand from both local and international buyers seeking Singapore residential exposure, the outlook for capital preservation and modest appreciation remains favourable over a 10+ year holding horizon.

Economic headwinds—including potential recession scenarios and rising interest rates—may introduce cyclical volatility into transactional volumes and pricing in the medium term. However, historical evidence suggests that ultra-prime properties like those at Dunearn House demonstrate greater price resilience during downturns than mass-market residential stock, reflecting the reduced price elasticity of demand among high-net-worth buyer cohorts.

Frequently Asked Questions

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

The Bukit Timah micro-location commands strong rental demand from expatriate professionals and affluent local families, supporting estimated gross rental yields of three to four percent for comparable developments in this area. However, net yield—after deducting property tax, sinking fund contributions, maintenance reserves, and potential vacancy periods—typically ranges from 2.5 to 3.0 percent. For a property purchased at approximately S$4 million, this translates to annual net rental income of S$100,000 to S$120,000, assuming full occupancy and typical operating expenses. Investors should conduct detailed due diligence on tenant demographics, lease terms, and repair cycles before committing capital.

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

Recent comparable sales in the Bukit Timah precinct, particularly along Dunearn Road and adjacent developments, have achieved price-per-square-foot figures in the range of S$2,800 to S$3,200 psf for well-maintained units in prime locations. Dunearn House's transactional evidence suggests pricing broadly aligned with this benchmark, reflecting the development's strong locational fundamentals, amenities, and build quality. Variations within this band depend on unit condition, view orientation, floor level, and exposure to noisy roads or neighbours. Units located on higher floors facing the development's gardens typically command premium pricing within the comparable range.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am a Singapore Citizen buying a second residential property at Dunearn House?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%. For a property priced at S$4 million, ABSD would total approximately S$800,000, substantially elevating the total acquisition cost alongside standard Buyer's Stamp Duty of three percent (S$120,000) and legal fees. This combined stamp duty burden of approximately S$920,000 represents a material cost that must be factored into the purchase price before assessing investment returns or capital appreciation potential. First-time buyers and permanent residents may qualify for reduced ABSD rates under specific conditions, necessitating clarification with a property lawyer before committing to a transaction.

Is lease decay a risk factor for Dunearn House, and how does tenure affect resale value?

Dunearn House properties typically feature 999-year leasehold tenure (or freehold status, depending on individual unit titles), positioning them in a privileged cohort where lease decay is negligible over standard ownership horizons of 20 to 30 years. Properties with remaining tenures above 900 years command full market valuations in Singapore's residential market and face minimal resale friction attributable to tenure considerations. This contrasts sharply with properties on 99-year leases, which experience accelerating discount rates—and reduced financing eligibility—as the lease approaches 80 to 90 years remaining. For Dunearn House buyers prioritising long-term wealth preservation, the absence of meaningful lease decay risk is a significant advantage relative to older developments elsewhere in Singapore.

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

Sixth Avenue MRT Station (DT7), located seven minutes' walk from the development, is a transformative asset for residential demand and capital appreciation. Empirical analysis of comparable developments near Downtown Line stations shows that properties completed or transacted post-station-opening have appreciated more rapidly than pre-MRT equivalents, reflecting enhanced accessibility to central business districts and reduced car dependency. The station provides direct connectivity to Marina Bay, Tanjong Pagar, and Outram Park—pivotal employment nodes for finance, law, and technology sectors. This MRT connectivity has historically supported both rental demand and owner-occupier acquisition, broadening the addressable market. Future Transport Planning initiatives, including potential Circle Line extensions, may further reinforce the locational advantages of the Sixth Avenue corridor, supporting sustained capital appreciation over a 10+ year investment horizon.

Which buyer profiles are best suited to Dunearn House, and which should consider alternatives?

Dunearn House is ideally suited to high-net-worth owner-occupiers seeking a prestigious primary residence, affluent family upgraders requiring spacious layouts in an established neighbourhood, and institutional or private investors with capital to deploy in low-supply, high-barrier-to-entry residential assets. Expatriate professionals and senior corporate executives find compelling value given proximity to international schools, expatriate networks, and the Bukit Timah lifestyle ecosystem. Conversely, first-time buyers are structurally priced out of this segment and will find superior value propositions in emerging neighbourhoods with younger demographics and lower per-square-foot metrics. Young families on constrained budgets should explore alternatives further along the Mass Rapid Transit network, where price-to-space ratios are substantially more attractive and mortgage servicing requirements align more closely with typical household income profiles.

What TDSR and financing headroom should I expect at Dunearn House's typical price points?

Assuming a purchase price in the S$4 million range, a 70% mortgage at prevailing rates of 3.5 to 4.0 percent per annum generates monthly debt servicing of approximately S$15,000 to S$16,000. Banks enforce a maximum Total Debt Service Ratio (TDSR) of 60 percent, implying a required household monthly income of approximately S$25,000 to S$27,000 to qualify for a mortgage. This income threshold positions the development firmly within the high-net-worth buyer demographic. For households with existing debt obligations—car loans, student debt, credit card liabilities—the effective income threshold rises materially. Cash buyers and those with significant equity are not constrained by TDSR considerations, but they should conduct rigorous opportunity-cost analysis comparing expected real-estate returns to alternative investment vehicles with similar risk and liquidity profiles.

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

Dunearn House competes within Singapore's ultra-prime residential segment alongside established developments along Dunearn Road, Tanglin, and Holland Road. Comparable competitors include properties of similar vintage, scale, and locational advantage, though specific developments vary in tenure, unit configuration, amenities, and maintenance histories. Recent transactional evidence suggests that Dunearn House is priced broadly in alignment with this competitive set, reflecting typical price-per-square-foot benchmarks of S$2,800 to S$3,200 psf. The development's inherent advantage lies in its scarcity—the Bukit Timah planning area is not designated for densification or new residential development, constraining future supply and supporting price appreciation relative to developments in high-density corridors. Prospective buyers should commission independent valuation reports and comparative market analysis before committing capital to a transaction.

Are certain unit stacks or floor levels at Dunearn House likely to provide superior value or appreciation?

Unit valuation at Dunearn House varies materially by floor level, orientation, and relationship to common facilities and external noise sources. Higher floors typically command a premium of five to 10 percent relative to lower levels, reflecting enhanced privacy, reduced street noise, and superior vista quality in Singapore's tropical urban environment. Units facing the development's internal gardens or private courtyards command additional premiums relative to those overlooking neighbouring properties or external roads. Mid-range floor levels—roughly the fourth to eighth storeys—often provide optimal value, combining reduced elevator waiting times, reasonable price points relative to penthouse levels, and satisfactory acoustic insulation from street-level activity. Ground-floor and mezzanine units may offer discounted pricing but risk exposure to higher humidity, reduced natural ventilation, and potentially elevated security concerns. Investors should prioritise units with rental appeal to expatriate and local professionals, typically mid-to-higher floors with neutral décor and flexible floor plates accommodating both family occupation and multi-generational rental to corporate housing providers.

What is the future residential supply pipeline in the Bukit Timah district, and how will it affect Dunearn House values?

The Bukit Timah planning area is structurally constrained by Government land policies that do not designate the district for densification or new residential development. Unlike emerging neighbourhoods along the Mass Rapid Transit network where significant Government Land Sales (GLS) and private collective sales have generated new supply, Bukit Timah remains characterised by mature, low-density residential development with minimal pipeline of new projects. This supply scarcity, combined with persistent demand from high-net-worth buyer cohorts, supports structural price appreciation and capital preservation over medium to long-term horizons. Prospective Dunearn House buyers can be reasonably confident that future supply competition will remain constrained, reducing downside pricing risk relative to mass-market residential assets in high-density corridors. However, macroeconomic headwinds—including potential recession scenarios and rising interest rates—may introduce cyclical volatility into transactional volumes and pricing in the 12 to 24 month timeframe.

Condominium At 760 Dunearn Road — From S$1.5M