Summary
Dunearn House is an upcoming new launch condominium along Dunearn Road within Singapore’s evolving Turf City precinct in District 11. Developed through a joint venture between Frasers Property, Sekisui House and CSC Land Group, the project is planned with 380 residential units across two 19-storey blocks and three 10-storey blocks within the Bukit Timah / Swiss Club subzone.
What makes Dunearn House particularly interesting is not simply the Bukit Timah address alone, but its positioning as the first non-landed residential launch in the District 11 Swiss Club area in more than three decades, alongside its role as an early private residential project within the broader Turf City transformation.
At the same time, the project is unlikely to appeal equally to every buyer profile. While proximity to Sixth Avenue MRT, established schools and future masterplan improvements may strengthen its long-term positioning, buyers may also need to evaluate trade-offs involving leasehold tenure, future construction activity, traffic intensification and long-term competition from future Turf City supply.
For buyers seeking a modern Bukit Timah lifestyle with future transformation potential, Dunearn House may emerge as one of the more closely watched District 11 launches.
Explore the Full Dunearn House Analysis
- Dunearn House Price Guide – pricing logic, market positioning, and entry analysis
- Dunearn House Floor Plan Analysis – layout efficiency, unit mix, and liveability considerations
- Dunearn House Showflat Guide – viewing strategy and buyer evaluation framework
Together, these articles provide a structured breakdown of how the project performs across pricing, layout design, buyer suitability, and long-term holding considerations.
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Key Details (At a Glance)
- Project Type: 99-year leasehold private condominium within the future Turf City precinct
- Location: Dunearn Road, District 11, Bukit Timah / Swiss Club subzone
- Positioning: First non-landed residence in the District 11 Swiss Club area in 33 years
- Development Form: Two 19-storey blocks and three 10-storey blocks with basement carpark and communal facilities
- Total Units: 380 residential units
- Unit Mix: 2-bedroom to 4-bedroom Premium + Study units
- Target Buyer: Families, school-belt buyers, Bukit Timah owner-occupiers and long-term Turf City believers
- Main Trade-Off: 99-year leasehold tenure within a traditionally freehold Bukit Timah environment
- Investment Profile: More suited for longer-term positioning rather than short-term speculative flipping
- Key Consideration: Future Turf City supply, construction activity, traffic changes and stack selection
Dunearn House Project Factsheet
| Project Detail | Information |
|---|---|
| Project Name | Dunearn House (达恩・豪庭) |
| Developer | Phoenix Dunearn Pte Ltd |
| Joint Venture | Frasers Property, CSC Land and Sekisui House |
| Location | Dunearn Road |
| District | District 11 |
| Planning Area | Bukit Timah / Swiss Club subzone |
| Region | Core Central Region (CCR) |
| Tenure | 99-year leasehold from 30 September 2025 |
| Site Area | 13,491.9 sqm / 145,255.6 sq ft |
| Plot Ratio | 2.4 |
| Residential Units | 380 units |
| Development Form | 2 blocks of 19-storey and 3 blocks of 10-storey residential buildings |
| Carpark | 1 basement carpark |
| Facilities | Swimming pool and communal facilities |
| Unit Types | 2 Bedroom to 4 Bedroom Premium + Study |
| Architect | Ong & Ong Pte Ltd |
| Landscape Architect | EcoPlan Asia Pte Ltd |
| Builder | China Construction (South Pacific) Development Co. Pte. Ltd. |
| Nearest MRT | Sixth Avenue MRT |
| Future MRT Context | Turf City MRT on the Cross Island Line |
| Development Type | Private residential condominium |
A Different Type of Bukit Timah Launch
Dunearn House is unlikely to be viewed as a typical luxury Bukit Timah condominium launch despite carrying a District 11 address.
Instead, much of the project’s identity may eventually revolve around its role as one of the earliest private residential developments within the future Turf City transformation precinct. Buyers are not simply purchasing a completed mature estate environment today. They are effectively entering a district that may continue evolving over the next 20 to 30 years.
The developer’s preliminary positioning also frames Dunearn House as the first non-landed residence in the District 11 Swiss Club area in 33 years. This makes the project more than just another Bukit Timah launch; it is also a test of whether buyers will value a new leasehold condominium entry point in a location traditionally associated with landed homes, freehold holdings and long-term family ownership.
That creates a very different decision framework compared to many traditional Bukit Timah projects.
Some buyers may see this as an opportunity to enter the precinct earlier before future GLS plots potentially launch at higher land costs. Others may remain cautious due to the scale and timeline of the wider transformation.
This “first-mover” positioning will likely become one of the defining themes surrounding Dunearn House.
District 11 Positioning and Bukit Timah Psychology
District 11 continues to carry strong long-term appeal among both local owner-occupiers and investors.
For many buyers, Bukit Timah remains associated with:
- established landed housing
- school accessibility
- greenery
- lower-density living
- long-term prestige
Dunearn House enters this environment differently from surrounding freehold boutique developments.
Its larger 380-unit scale also makes it different from many boutique Bukit Timah projects. This gives the project more facilities and market visibility, but it also means buyers should assess whether the eventual pricing, stack selection and unit mix provide enough differentiation against both older resale projects and future Turf City supply.
Rather than positioning itself as a traditional legacy freehold asset, the project may instead appeal to buyers seeking:
- a lower entry quantum into Bukit Timah
- MRT accessibility
- future transformation potential
- modern condominium facilities
- a lock-up-and-go lifestyle
This distinction matters because buyers comparing Dunearn House against nearby freehold projects are often evaluating two very different ownership philosophies.
Sixth Avenue MRT Connectivity Could Become a Key Advantage
One of the project’s stronger practical advantages is its stated proximity to Sixth Avenue MRT station on the Downtown Line, with the preliminary material positioning it as approximately 4 minutes’ walk from the station.
Unlike some future Turf City plots that may depend more heavily on longer-term infrastructure completion, this particular site already benefits from relatively established MRT connectivity from day one.
For many buyers, this reduces uncertainty substantially.
A walkable connection to Sixth Avenue MRT may potentially improve:
- daily commuting convenience
- rental attractiveness
- long-term exit flexibility
- resilience during slower market conditions
This could become increasingly important later when more residential supply eventually enters the Turf City area.
School Accessibility Will Likely Remain One of the Main Buyer Drivers
Education-driven demand may eventually become one of the strongest demand pillars supporting Dunearn House.
The surrounding Bukit Timah area already carries strong school-related demand psychology among local family buyers.
Schools and institutions highlighted around the project include:
Primary Schools
- Methodist Girls’ School (Primary)
- Nanyang Primary School
- Pei Hwa Presbyterian Primary School
- Raffles Girls’ Primary School
- Henry Park Primary School
Secondary Schools
- Nanyang Girls’ High School
- Hwa Chong Institution
- Methodist Girls’ School (Secondary)
- St. Margaret’s Secondary School
- Singapore Chinese Girls’ School
- St. Joseph’s Institution
Junior Colleges & Tertiary Institutions
- National Junior College
- Ngee Ann Polytechnic
- Anglo-Chinese Junior College
- National University of Singapore (NUS)
- Singapore Institute of Management (SIM)
International Schools
- Swiss School
- Holland International School
- Singapore Korean International School
- Chatsworth International School
- ACS (International)
- Hwa Chong International School
However, buyers should still independently verify final school distance eligibility closer to launch and registration periods rather than relying solely on preliminary assumptions.
For many families, Dunearn House may eventually become less about short-term investment narratives and more about long-term family planning and educational positioning.
Turf City Transformation — Opportunity or Long Construction Cycle?
The broader Turf City transformation may ultimately become both the project’s greatest strength and biggest uncertainty.
URA’s long-term plans for the area include:
- approximately 15,000 to 20,000 future homes
- new parks and green corridors
- future MRT connectivity
- heritage integration
- pedestrian-friendly planning
- future retail and community spaces
From a positive perspective, buyers may see:
- future upside potential
- stronger infrastructure
- improved amenities
- increased lifestyle convenience
- long-term district rejuvenation
At the same time, early buyers may also need to realistically accept:
- years of nearby construction
- future road widening works
- evolving traffic patterns
- future residential competition
- changing estate density
This is why Dunearn House may ultimately appeal more strongly to buyers with longer intended holding horizons.
Leasehold Tenure May Become a Psychological Friction Point
One of the recurring market discussions surrounding Dunearn House will likely involve its 99-year leasehold tenure.
Bukit Timah traditionally carries strong freehold psychology, especially among wealthier local families and long-term asset holders.
Projects such as:
- Watten House
- Royalgreen
- nearby landed properties
naturally reinforce this expectation.
As a result, some buyers may question whether a 99-year project can maintain long-term pricing resilience within this environment.
However, another group of buyers may instead view the lower relative entry quantum as the trade-off that makes the Bukit Timah lifestyle more accessible.
This tension between:
- freehold prestige
- versus
- lower quantum and transformation upside
will likely become one of the core buyer decision points for Dunearn House.
Stack Selection and Road Exposure Could Matter Significantly
Based on current planning parameters, portions of the site are expected to remain within lower-rise height controls to transition into nearby landed housing areas.
This creates several possible implications:
- varying view quality
- differing privacy conditions
- potential future road exposure
- differing traffic noise exposure
- future construction visibility
This becomes more relevant because the preliminary material positions Dunearn House as possibly the tallest residential development between Yarwood Avenue and Stevens Road. Higher-floor units may therefore carry stronger view potential, but buyers should still evaluate exact stack orientation, future surrounding development, road exposure and whether the view premium is worth the eventual price gap.
Buyers may eventually find that stack selection becomes particularly important for this project.
Especially for:
- Dunearn Road-facing units
- lower-floor units
- units exposed to future road widening
- units facing future adjacent development plots
Not all units are likely to carry the same long-term livability characteristics.
Who May Consider Dunearn House?
Dunearn House may potentially appeal more strongly to:
Young Local Families
The confirmed unit mix also supports this family-oriented reading, with 3-bedroom and 4-bedroom layouts forming more than half of the project.
Particularly buyers prioritising:
- school accessibility
- MRT connectivity
- long-term owner occupation
- District 11 positioning
Existing Bukit Timah Residents
Some right-sizers from nearby landed estates may appreciate:
- lower maintenance living
- security
- modern facilities
- lock-up-and-go convenience
Long-Term Strategic Buyers
Some buyers may view the project as an early-positioning play within the wider Turf City transformation story.
Who May Need to Think More Carefully?
The project may not suit every buyer profile equally.
Some buyers may hesitate due to:
- 99-year tenure concerns
- extended transformation timeline
- uncertainty surrounding future supply
- future traffic intensification
- possible pricing sensitivity if launch prices become aggressive
Buyers seeking immediate mature-estate tranquility may also find the evolving nature of Turf City less suitable during the earlier years of transformation.
Takeaway
Dunearn House is unlikely to be a simple “good or bad” project decision.
Instead, the project appears more dependent on whether buyers personally believe in the long-term Turf City transformation narrative and whether the eventual entry point sufficiently compensates for the longer development horizon and leasehold trade-offs.
Its strongest advantages may ultimately come from:
- first-mover positioning
- Sixth Avenue MRT accessibility
- Bukit Timah school-belt psychology
- future masterplan integration
At the same time, future supply, construction timelines and tenure sensitivity will remain important considerations.
For buyers already comparing Dunearn House against projects such as Watten House, The Reserve Residences or future Turf City GLS launches, the eventual decision may depend less on headline pricing alone and more on long-term positioning, stack selection and future exit strategy alignment.
If you’re weighing city-core quantums against OCR alternatives and trying to avoid being misled by psf comparisons, the New Launch Condo Guide helps clarify which metrics matter for your holding intent.
If you are currently comparing Dunearn House against other Bukit Timah or future Turf City launches, we can help you evaluate the trade-offs more carefully based on location positioning, school accessibility, stack selection and long-term buyer suitability considerations.
FAQs (Decision-Stage)
1. What makes Dunearn House different from other Bukit Timah new launches?
Dunearn House is likely to stand out because it is positioned as one of the earliest private residential launches within the future Turf City transformation precinct. Unlike many traditional Bukit Timah projects that are already surrounded by mature amenities and established neighbourhood dynamics, Dunearn House is entering an area that may continue evolving over the next two to three decades. Buyers are therefore not only evaluating the project itself, but also whether they believe in the long-term transformation potential of the wider Turf City masterplan. This creates a very different buying psychology compared to a conventional District 11 launch.
2. Is Dunearn House mainly targeted at investors or owner-occupiers?
Based on the current positioning, Dunearn House may appeal more strongly to owner-occupiers and longer-term buyers rather than purely short-term investors. Much of the project’s appeal appears tied to future district transformation, school accessibility and longer-term lifestyle positioning rather than immediate flipping potential. Buyers entering the project may need to be comfortable with a longer holding horizon as the wider Turf City precinct continues developing over time. Families planning around education and long-term owner occupation may therefore form a significant portion of the eventual buyer pool.
3. Does the 99-year leasehold tenure become a concern in Bukit Timah?
This will likely become one of the main discussion points surrounding the project. Bukit Timah traditionally carries strong freehold psychology due to the surrounding landed housing environment and nearby freehold developments. Some buyers may therefore hesitate when comparing Dunearn House against nearby freehold alternatives. At the same time, other buyers may instead view the lower relative entry quantum as the trade-off that allows them to enter the Bukit Timah area at a more accessible price point compared to freehold neighbours.
4. How important is the proximity to Sixth Avenue MRT?
The MRT connectivity may eventually become one of the project’s strongest practical advantages. Unlike some future Turf City plots that may depend more heavily on longer-term infrastructure completion, Dunearn House already benefits from relatively established access to Sixth Avenue MRT station on the Downtown Line. For many buyers, this reduces uncertainty significantly because the transport convenience is already functional from day one rather than dependent entirely on future planning completion. Over time, this may also support rental demand and long-term exit flexibility more effectively compared to deeper plots within Turf City.
5. Will future Turf City supply affect Dunearn House later on?
Future supply will likely become one of the key long-term considerations buyers evaluate carefully. URA’s broader Turf City transformation plans involve a substantial number of future homes over the coming decades, including both public and private housing. While Dunearn House benefits from being an earlier entrant into the precinct, buyers should also recognise that future competing projects may eventually create more pricing and resale competition later. The long-term success of the project may therefore depend partly on whether its earlier positioning, MRT proximity and school accessibility remain sufficiently differentiated over time.
6. Is Dunearn House mainly attractive because of nearby schools?
For many local families, the surrounding education belt may become one of the strongest reasons to consider the project. Bukit Timah has long been associated with school-driven housing demand, particularly among buyers planning for primary and secondary school access. Schools commonly discussed around the area include Methodist Girls’ School, Hwa Chong Institution, National Junior College and several well-known primary schools. However, buyers should still independently verify final school distance eligibility closer to launch and registration periods rather than relying purely on preliminary assumptions.
7. Could the long Turf City transformation timeline become a downside?
Some buyers may indeed view the longer transformation timeline cautiously. While the future masterplan may eventually introduce new amenities, parks, MRT connectivity and lifestyle improvements, early residents may also need to live through years of ongoing construction activity and infrastructure upgrading. Traffic patterns, surrounding density and nearby developments may continue changing for a long period after TOP. Buyers prioritising immediate tranquility and a fully mature estate environment may therefore need to evaluate whether they are comfortable with this evolving district dynamic.
8. Who may find Dunearn House most suitable?
Dunearn House may potentially suit buyers seeking a longer-term Bukit Timah lifestyle rather than purely short-term speculative upside. Families prioritising school accessibility, MRT convenience and lower-density surroundings may find the project attractive despite the leasehold tenure. Some right-sizers from nearby landed estates may also appreciate the lock-up-and-go lifestyle while remaining within a familiar neighbourhood environment. Ultimately, the project may appeal most strongly to buyers who are comfortable taking a longer-term view on the future Turf City transformation story.
If you are currently comparing Dunearn House against other Bukit Timah, Sixth Avenue or future Turf City launches, it may help to evaluate the project more carefully based on pricing, tenure, school accessibility, stack selection, future supply and long-term exit positioning before making a decision.