Dunearn House

Dunearn House sells an option on a neighbourhood that does not exist yet, from a plot that already has the school belt around it. Turf City will add roughly 15,000 homes, new schools, parks and a Cross Island Line station next door over the coming decade, and this is the first private site to price against that plan.

Dunearn House Prices: Buying the Plot Next to the Plan

As of August 2026, the last sixty caveats cleared between $2,835 and $3,323 psf at a median around $3,110 psf. Across the full 219-caveat record the band is barely wider, $2,816 to $3,367 psf at the same median. A spread that tight says the launch was priced as one coherent grid rather than negotiated stack by stack.

The developer’s list sits close to that arithmetic and nothing is sold out. Two-bedders start at $1,475,000 or $2,799 psf, the four-bedroom at $3,588,000 and the four-bedroom Premium with study at $4,283,000. Recent caveats confirm the grid: a 1,378 sqft Premium with study at $4,549,000 in July 2026, and a 527 sqft two-bedder at $1,494,000 in August 2026.

Read the structure before the numbers. Royalgreen sits 250m away with 285 freehold units from 2022 and Fourth Avenue Residences about 560m away with 476 leasehold units from the same year, so the two nearest reference points are a finished freehold estate and a finished leasehold one. Mayfair Gardens adds 215 units from 2023 in the same subzone and Watten House marks the luxury tier beyond. Across the planning area, Leedon Green at 638 freehold units, Forett at Bukit Timah at 633, Hyll on Holland at 319 and Daintree Residence at 327 fill out the field. Dunearn House trades newness and optionality against their certainty.

The URA Master Plan rebuilds the former Turf City grounds into around 15,000 homes with new schools, parks and the CR14 station as the spine. The mechanism matters more than the headline. Later plots get tendered at whatever land costs the market sets on the day, so a neighbour clearing a higher breakeven has to price above the earlier entrant, whose resale then inherits a comparable it never paid for. The counterweight is time, because an estate that size builds out over a decade and the first row lives through the works.

Weighing an entry at these levels? Speak to us before you commit. We’ll run the block, floor and facing numbers with you, honest advice, no pressure. WhatsApp us.

Dunearn House Floor Plans: A Ladder With No Studio

The Dunearn House floor plan set runs ten formats from 527 sqft to 1,378 sqft, and the missing one-bedroom stock is its most revealing line. The two-bedroom band holds 40 units at 527 sqft, 77 Premium at 614 sqft and 59 with study from 657 to 678 sqft. The three-bedroom tier splits four ways at 872, 936, 947 to 969 and 1,001 sqft. The top runs 36 four-bedders at 1,184 sqft, 36 Premium from 1,302 to 1,313 sqft and 36 Premium with study at 1,378 sqft.

Price that ladder at the August 2026 median of about $3,110 psf and it reads plainly. The 527 sqft two-bedder lands near $1.64m, the 614 sqft Premium around $1.91m, the three-bedroom tier from about $2.71m at 872 sqft to $3.11m at 1,001 sqft, and the four-bedroom top near $3.68m, rising to about $4.29m with the study. Treat those as arithmetic on the caveat record rather than quotes.

The four-bedroom depth is the part worth pausing on. 108 units across three formats from 1,184 to 1,378 sqft, each large enough for a helper’s room and a multi-generation household, is unusual in a 380-unit project and close to unavailable as new stock elsewhere in the district. At 19 storeys the upper homes look over a Good Class Bungalow belt whose zoning holds the skyline down, a planning outcome rather than a brochure promise.

The facility deck matches that reading: a 50m lap pool, wellness pool deck, tennis court, steam room, canopy trail and a run of play gardens. Frasers Property, CSC Land and Sekisui House are the same partnership that delivered The Orie in Toa Payoh, a reasonable proxy for how Dunearn House was priced and released.

Is Dunearn House Worth Buying? The Supply Picture

Draw the circle where the real competition sits. The Swiss Club subzone holds just 11 private developments and about 2,091 units, and only one other project there is under construction: the Dunearn Road government land sale site, 335 homes expected around 2030. The pocket takes on 715 new private homes across two projects, then runs out of land again.

The demand side does not look like the rest of Singapore, and it is worth being straight about that. Bukit Timah as an HDB town carries only 2,554 flats across 27 blocks, 1,983 of them 4-room or larger. There is no upgrader conveyor belt feeding this address. Demand arrives from within the private stock, from households moving for the catchment, and from the relocation market the international schools generate.

The wider planning area frames the pipeline honestly. Bukit Timah holds 188 private projects and about 26,005 homes, of which only 34 projects, roughly 8,514 units, date from 2016 or later. Scheduled after 2026 are Nava Grove and the Upper Bukit Timah cluster around Beauty World for 2027 and 2028, Dunearn House in 2029, then Amberwood at Holland with 212 units and the Holland Plain site with 280 around 2030. That is a trickle across separate pockets, not a wave on one street.

Two checks belong in any offer. Tenure is the first, since the surrounding pocket is largely freehold and this is not, so our guide to 99-year versus freehold is where to test whether the trade fits your holding period. Liquidity is the second, and the record is short but emphatic: 219 caveats between the July 2026 opening and August 2026, roughly 58 percent of the project in about a month.

Exit liquidity reads through the district’s arithmetic. District 11 holds 154 condominiums and about 12,369 private homes, of which only 14 projects are ten years old or newer, so a seller in the 2030s meets a small young field and a very large old one. The counterweight cuts both ways, because the same build-out that lifts the neighbourhood eventually puts newer stock closer to CR14 on the market. Our Q2 2026 property market review tracks how prime-district launches have absorbed this cycle.

Who Dunearn House Suits

Dunearn House suits school-belt families working the Methodist Girls’ radius, four-bedroom buyers who cannot find new stock that size anywhere else in District 11, and investors willing to back the Turf City build-out from its first row. Our guide to the top primary schools in Bukit Timah maps how ballot pressure has moved across this belt, and proximity has been getting more valuable rather than less.

The person you sell to someday is part of the maths. At TOP the exit audience is that same household plus the relocation tenant pool, because a new five-block estate inside the education belt, within reach of seven international schools, is differentiated stock against a rental market where much of the competing supply is fifteen years old or more. Our rental yields guide sets out what the corridor sustains once fees and vacancy are counted.

Fit matters in the other direction too. If you need keys sooner, or a finished neighbourhood with its amenity already in place, Fourth Avenue’s resale and Royalgreen’s freehold stock sit within a few hundred metres and sell certainty instead of optionality. Two practical checks before you shortlist: the carpark holds 228 lots against 380 homes, and Dunearn Road’s traffic is a permanent feature of the front stacks. Maintenance fees are not yet confirmed by the developer, so ask for the final schedule rather than budgeting off a neighbour’s.

Thinking about Dunearn House? The launch premium over Fourth Avenue’s resale is what prices the Turf City optionality, and that single spread is the number to test before anything else. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.