Type

Units

Min Area

Price Range

1 BR

549 sqft

From S$1.4XM

2 BR

797 sqft

From S$2.3XM

3 BR

958 sqft

S$2.8XM – S$2.9XM

4+ BR

2131 sqft

S$5.1XM – S$6.0XM

Property Highlights

Prime location 200 metres from Dakota MRT Station (CC8 line) offers excellent connectivity across Singapore
Spacious 797 sqft layout provides genuine breathing room for modern family living in a central district
S$2.3 million asking price reflects strong capital appreciation potential in the established Dunman Road precinct
Two bathrooms add significant convenience and appeal to both owner-occupiers and investment buyers
Accessible price-to-sqft ratio compared to newer launch developments in the same eastern corridor

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Ref: 500134882

Grand Dunman at 18 Dunman Road: Premium Living Steps from Dakota MRT

Grand Dunman represents a compelling opportunity for Singapore property buyers seeking established, well-connected residential real estate in the eastern corridor. Located at 18 Dunman Road, this two-bedroom, two-bathroom condominium spans 797 square feet and is priced at S$2,300,000. The property sits just 200 metres—a mere two-minute walk—from Dakota MRT Station on the Circle Line, positioning it as an exceptionally convenient choice for professionals and families prioritising transport access and neighbourhood maturity.

Strategic Location and Transport Connectivity

The proximity to Dakota MRT Station (CC8) is one of the property's strongest selling points. The Circle Line serves as a crucial orbital route, connecting this address directly to key employment hubs, educational institutions, and leisure districts across Singapore. Residents benefit from rapid access to business parks in the east, the CBD via Telok Ayer and Raffles Place, and lifestyle destinations without requiring a private vehicle or lengthy commutes. This accessibility has historically supported sustained capital value in Dunman Road properties and continues to attract discerning buyers.

Beyond the MRT, the neighbourhood itself offers mature, tree-lined streets and a residential character that reflects decades of careful urban planning. The eastern precinct around Dunman Road has become increasingly desirable, combining relative quietude with cosmopolitan amenities. Local schools, shopping centres, dining establishments, and medical facilities are all within walking distance or a short taxi ride, creating a truly mixed-use residential environment.

Generous Floor Space and Modern Layout

At 797 square feet, this two-bedroom layout delivers comfortable proportions for contemporary living. The extra bathroom—a thoughtful inclusion—eliminates morning rush-hour congestion and adds functional value that appeals to young families and multi-generational households. The floor area is neither cramped nor excessive, striking a practical balance that appeals to upgraders moving from smaller units and first-time buyers looking to maximise their purchasing power without overextending their budgets.

The property's size sits comfortably in the mid-tier range for Dunman Road condominiums, offering more scope than compact one-bedroom units while remaining more affordable than sprawling three-bedroom penthouses. This versatile positioning makes it attractive to owner-occupiers, investors targeting rental yield, and buyers planning modest alterations or refreshes to suit personal preferences.

Investment Potential and Market Positioning

The S$2,300,000 asking price reflects realistic market sentiment for a well-located eastern district property with strong MRT credentials and established ownership history. For investors, the combination of transport convenience and residential demand underpins stable rental prospects. The surrounding area continues to attract tenants—young professionals, expatriate families, and students attending nearby educational campuses—creating consistent tenant demand that supports yield objectives.

Capital appreciation potential remains solid given the scarcity of new large-scale development in the immediate Dunman Road area and the proven track record of properties in this precinct maintaining and incrementally gaining value over medium to long-term holding periods. Buyers should view this address not as a speculative opportunity but as a fundamentally sound asset in an established, well-serviced neighbourhood unlikely to experience negative disruption.

Suitability Across Buyer Profiles

Owner-occupiers upgrading from smaller apartments will find the two-bedroom, two-bathroom configuration ideal for family planning and guest accommodation without the complexity and cost of managing larger units. High-net-worth individuals seeking a secondary residence or a stable real estate allocation in a liquid, accessible market will appreciate the property's central-eastern positioning and manageable maintenance commitments typical of established condominiums.

First-time buyers in the elevated price band will benefit from the tangible infrastructure investment already present in the neighbourhood and the significantly reduced execution risk compared to newer launches, where design and completion timelines introduce uncertainty. Investors pursuing balanced portfolios with moderate leverage will find the property's pricing and rental characteristics suitable for conservative to moderate financing strategies.

Understanding Financing and Tax Implications

At S$2.3 million, buyers must be cognisant of Additional Buyer's Stamp Duty (ABSD) implications. Second-property purchasers will incur ABSD at rates that vary based on acquisition date and citizenship status—currently ranging from 5 to 20 percent of the purchase price for Singapore citizens acquiring a second residential property. Buyers should factor these costs into their overall investment thesis and work with their financial advisors to structure acquisitions strategically. First-time buyer status—or owner-occupier exemptions—may reduce or eliminate ABSD exposure depending on individual circumstances.

Financing at this price point typically remains accessible for qualified borrowers with stable income documentation. Most financial institutions will lend 70 to 80 percent loan-to-value on an established condominium with strong market credentials, leaving buyers to secure S$460,000 to S$690,000 in cash equity (excluding stamp duty, legal, and professional fees). Total Debt Service Ratio (TDSR) limits—capped at 60 percent of gross monthly income—should be calculated carefully to ensure comfortable servicing capacity, particularly if the property is being acquired as an investment requiring rental income imputation.

Comparative Market Context

The price-per-square-foot implied at this valuation sits within the established range for Dunman Road properties of similar age and specification. Newer condominium launches in the eastern and city fringe areas have pushed per-square-foot pricing higher, particularly those offering contemporary designs or premium amenities suites. Grand Dunman offers seasoned buyers an opportunity to acquire proven real estate with lower execution risk than pre-launch or completion projects, and without the premium typically attached to newly completed developments with glossy marketing campaigns and brand positioning.

Competing properties in the neighbourhood—including other mature condominiums within walking distance of the MRT—command similar or marginally higher valuations depending on unit size, view exposure, and renovation condition. This property's pricing reflects fair market equilibrium for its characteristics and should not be viewed as a clearance or distressed sale, but rather as a realistic position reflecting honest assessment of its attributes within current market dynamics.

Lease Tenure and Long-Term Resale Value

For leasehold properties in Singapore's mature residential districts, lease tenure is a critical long-term consideration. Buyers should verify the remaining lease period and understand how lease decay may influence resale value and financing accessibility in future transactions. Properties with 80+ years remaining typically experience minimal lease-related valuation impact, whilst properties approaching 60-year marks may see incremental softening in buyer appetite and lending institution scrutiny. The current ownership structure and any recent en-bloc discussions within the development should also be understood as context for long-term hold strategies.

Local Development Pipeline and Future Supply

The Dunman Road area is largely built-out, with limited vacant or redevelopment sites in the immediate vicinity. This supply constraint actually supports value stability and rental demand, as competing new supply will not materialise at scale to dilute the neighbourhood's character or flooding the market with alternative options. Any future development in the broader eastern precinct is likely to be land-constrained and subject to lengthy planning and execution timelines, making current, immediately-available properties like Grand Dunman valuable for buyers seeking possession certainty and immediate enjoyment or rental deployment.

The Circle Line remains a strategic transport investment supporting long-term demand, and broader economic trends continue to favour well-connected residential assets in mature, service-rich neighbourhoods. Grand Dunman, whilst not a flashy launch property, represents the type of stable, strategically-located real estate that has historically underpinned Singapore's residential market resilience and consistent capital preservation for disciplined, informed buyers.

Frequently Asked Questions

What estimated annual rental yield could this property generate as an investment purchase?

Based on current market rental rates for two-bedroom condominiums in the Dunman Road area, an investor purchasing Grand Dunman at S$2.3 million could expect annual gross rental income between S$90,000 and S$110,000, translating to a gross yield of approximately 3.9 to 4.8 percent. Net yield, after accounting for property tax, maintenance sinking fund contributions, insurance, and a prudent vacancy allowance, typically reduces this to 2.5 to 3.5 percent depending on exact tenanting outcomes and operational efficiency. Dunman Road's established residential credentials and proximity to Dakota MRT create consistent tenant demand from young professionals and small families, making the property a relatively stable yield asset within the broader condominium investment landscape.

How does the S$2.3M price compare to recent per-square-foot transactions on Dunman Road?

The implicit price-per-square-foot at S$2.3 million for 797 sqft yields approximately S$2,886 per square foot, which aligns with recent comparable transactions for established two-bedroom condominiums in the Dunman Road precinct. Similar-sized units in neighbouring developments have traded within a S$2,800 to S$3,100 per sqft range over the past 12 to 18 months, depending on unit condition, floor level, and view exposure. This valuation places Grand Dunman competitively within the local market without premium positioning, reflecting fair value for a property with proven occupancy history and strong MRT connectivity, whilst sitting notably below the per-sqft premiums commanded by newly completed launches in the eastern corridor.

What ABSD will a second-property buyer face at this S$2.3M price point?

A Singapore citizen purchasing Grand Dunman as a second residential property will incur ABSD at the current rate of 20 percent of the purchase price, equating to S$460,000 on top of the S$2.3 million acquisition cost. This brings the total effective purchase outlay to S$2.76 million before legal fees, valuation, stamp duty on the S$2.3M principal, and professional advisory costs, collectively adding another S$50,000 to S$80,000. First-time buyers and owner-occupiers acquiring this as their primary residence benefit from ABSD exemption, while foreign buyers face significantly higher ABSD at 25 percent, making this property more accessible to Singapore citizens and permanent residents pursuing investment strategies or residential upgrades.

What is the lease tenure risk and how does it affect long-term resale value?

The lease tenure for properties at 18 Dunman Road should be verified during due diligence, as remaining lease length directly impacts future financing accessibility and buyer demand. Leasehold properties with 80+ years remaining experience minimal lease-related valuation pressure, whilst properties with 60 to 80 years remaining may face marginal softening in both purchaser appetite and loan-to-value limitations imposed by financial institutions at future sale. Dunman Road, being a long-established residential area with properties dating back several decades, features a mix of lease tenures, and savvy investors should factor in whether lease-top-up opportunities or en-bloc redevelopment scenarios are realistic pathways to preserve and enhance value.

How does proximity to Dakota MRT Station influence capital appreciation and tenant demand?

MRT connectivity is one of Singapore's most powerful real estate demand drivers, and Dakota MRT Station's central position on the Circle Line creates enduring tenant and buyer appeal. Properties within 200-300 metres of MRT stations historically experience stronger rental velocity, lower vacancy rates, and more resilient capital values during market downturns compared to non-MRT-proximate alternatives. The Circle Line's role as an orbital link means residents enjoy direct access to diverse employment centres, educational institutions, and leisure destinations without private vehicle dependence, particularly valuable to younger professionals and small families. This structural advantage supports consistent occupier demand, making Grand Dunman attractive to conservative investors prioritising stable yield over speculative capital gains.

Is this property suitable for first-time buyers, upgraders, investors, and HNW purchasers?

Grand Dunman serves multiple buyer cohorts effectively. First-time buyers in the elevated price bracket benefit from proven, low-execution-risk ownership in an established neighbourhood with transparent lease structures and no construction-phase uncertainty. Upgraders moving from smaller apartments or suburban properties appreciate the additional space, second bathroom, and central-eastern positioning for commuting convenience. HNW individuals seeking secondary residences or balanced real estate diversification find the property's mature market positioning and straightforward ownership structure appealing compared to speculative launch projects. Investors targeting stable rental yield with moderate leverage will benefit from the property's accessibility to quality tenants and historical price stability, though returns are moderate rather than spectacular, suiting conservative portfolio allocation strategies rather than aggressive yield hunting.

What financing headroom and TDSR considerations apply at the S$2.3M price point?

Typical financial institutions will provide 70 to 80 percent loan-to-value financing on an established condominium like Grand Dunman, requiring buyers to secure S$460,000 to S$690,000 in cash equity before stamp duty and incidental costs. At an estimated borrowing rate of 3.5 to 4 percent with a 25-year tenure, monthly mortgage service on a S$1.61 million loan (70 percent LTV) approximates S$8,100 to S$8,400, placing it within reach of buyers with gross monthly household income exceeding S$13,500 to maintain TDSR comfort within Singapore's 60 percent regulatory cap. Buyers should model their precise income, existing commitments, and margin-of-safety requirements carefully, as the S$2.3M price point sits at a threshold where financing decisions materially impact overall portfolio flexibility and future borrowing capacity.

How does Grand Dunman compare in price and features to nearby competing developments?

The S$2.3 million valuation sits competitively within the Dunman Road market spectrum, with comparable two-bedroom units in neighbouring condominiums ranging from S$2.1 million to S$2.5 million depending on unit condition, floor height, and view exposure. Newer developments marketing active purchase windows in the eastern corridor frequently command 5 to 15 percent premiums per sqft compared to established properties, reflecting brand positioning and contemporary amenity offerings, yet introducing execution risk and completion uncertainty absent from immediate-possession options. Grand Dunman's value proposition rests on proven ownership history, tangible MRT proximity, and realistic pricing reflecting mature market conditions rather than marketing-inflated valuations, making it more accessible to disciplined buyers prioritising substance over marketing narrative.

Which floor levels or unit stacks offer the best value within this development?

Within a mature condominium development like Grand Dunman, mid-level units (typically floors 8 to 15) often deliver superior value-for-money compared to ground-floor or very high-storey alternatives. Mid-level units enjoy meaningful privacy from street-level noise and foot traffic, capture natural light and views without excessive exposure to afternoon heat-gain, and avoid the premium pricing associated with penthouse-level units offering marginal utility benefits to owner-occupiers. Lower-level units may experience slightly compromised air quality or privacy depending on surrounding landscape elements, whilst very high-storey units incur price premiums not always justified by corresponding rental uplift or owner-occupancy benefits. Investors should prioritise units attracting consistent tenant demand—typically those with balanced natural light, reasonable floor heights, and neutral design—over units with exceptional but niche characteristics that appeal to narrow buyer pools.

What future development supply in the wider district could affect long-term resale value?

The Dunman Road precinct and surrounding eastern corridor are substantially built-out, with limited vacant development sites available for large-scale residential redevelopment within a 5-kilometre radius. This supply constraint structurally supports value stability and protects against flooding-scenario depreciation that can occur in over-supplied markets with multiple new launch alternatives. Future development activity in the broader eastern district is likely constrained by land scarcity and likely to involve smaller infill or conservation projects rather than high-volume launches competing directly with Dunman Road's resident and tenant base. Long-term capital preservation prospects remain favourable for established properties in this precinct, as incremental supply discipline combined with enduring MRT connectivity creates a supportive environment for stable values and moderate appreciation over medium-term holding periods.

Grand Dunman 2-Bed Condo S$2.3M | Dakota MRT, 797 sqft