Dunearn House Review Sixth Avenue MRT: Pricing, PSF vs Bukit Timah Resale, Schools & Facilities

Introduction

Dunearn House is a 380-unit, 99-year leasehold condominium at 760–770 Dunearn Road in District 11. It sits approximately a four-minute walk from Sixth Avenue MRT station on the Downtown Line and is the first residential launch in the Turf City area in over 30 years. Preview ran from 10–21 July 2026, with booking day on 25 July 2026. This Dunearn House review breaks down launch pricing, per-square-foot comparisons against Bukit Timah resale stock, school-belt positioning, facilities, and stack-level liveability.

On the central question: how does Dunearn House compare to nearby Bukit Timah resale options? Launch PSFs of ~$2,800–$3,100 sit close to freehold resale benchmarks like Royalgreen (~$2,757 median PSF over the past 12 months) and Fourth Avenue Residences. Dunearn House benefits from new-build efficiency, proximity to elite schools such as Methodist Girls’ School and Hwa Chong Institution, and walking-distance MRT access. The trade offs are real: 99-year tenure in a traditionally freehold belt, compact layouts under GFA harmonisation, and a 20-year construction cycle next door as the Turf City transformation unfolds.

This review is for owner-occupiers (especially families targeting the Bukit Timah school belt), long-term investors evaluating early entry below future GLS land costs, and professionals wanting direct Downtown Line connectivity. It is not a sales brochure.

Key takeaways you will get from this article:

• How Dunearn House launch prices and PSF compare against Royalgreen, Fourth Avenue Residences, and older freehold Bukit Timah resale

• The real impact of Sixth Avenue MRT and the future Cross Island Line Turf City station on value

• Which stacks, orientations, and unit types are most liveable and defensible for exit

• Risks: leasehold perception, construction cycle, future supply from additional GLS parcels

• A clear view on whether to buy, suggested hold horizon, and which buyer profiles should walk away

Understanding Dunearn House’s Position in Bukit Timah

The surrounding Bukit Timah area is one of Singapore’s most established residential corridors, dominated by freehold condominiums, landed housing estates, and a handful of legacy private homes. A 99-year leasehold launch here is unusual. The last new private housing launch in this part of District 11 happened over three decades ago.

Dunearn House comprises five blocks: two 19-storey towers forming the Pinnacle Collection and three 10-storey low-rise blocks forming the Luxury Collection. The land was acquired for $1,410 psf ppr in July 2025 through a URA Government Land Sales tender, with the joint venture paying $491.45 million. The developer, Phoenix Dunearn Pte Ltd, is a consortium of Frasers Property, Sekisui House, and CSC Land Group. Frasers Property has a strong track record in mixed-use developments, Sekisui House is known for its sustainable design standards, and CSC Land specializes in high-quality construction capabilities. The expected completion date is around December 2030.

Location specifics matter here. The site fronts Dunearn Road, with Royalgreen (freehold) across the street and the former racecourse grounds of Turf City to the rear. Stacks facing Dunearn Road sit closer to the MRT station but absorb traffic noise; those backing toward Turf City enjoy quieter conditions today, though the view will evolve as the masterplan builds out over the coming decades.

Bukit Timah School Belt & Education Corridor Context

The “Bukit Timah school belt” refers to one of Singapore’s densest clusters of elite primary and secondary schools. Dunearn House is within 1km of several prestigious schools, including Methodist Girls’ School, Raffles Girls’ Primary School, and Nanyang Primary School. Singapore Institute of Management is also a nearby tertiary institution option. Nanyang Girls’ High School, Hwa Chong Institution (school Hwa Chong Institution being one of Singapore’s top junior colleges and secondary schools), and National Junior College are also in close proximity.

MOE’s P1 registration framework gives priority to families living within 1 km of a school, with a secondary tier for those between 1–2 km. This distance-based priority system directly inflates demand for condominiums inside the 1 km band. Dunearn House is near Nanyang Primary School and Methodist Girls’ School, placing it within reach of the most contested registration categories.

The implication: Dunearn House is likely to attract owner-occupiers planning 6–12 year education horizons rather than short-term investors. A family buying today for a child entering Primary 1 around 2031–2033 would hold the unit through TOP and into the school years, which aligns with the development’s mid-to-long hold profile.

Sixth Avenue MRT, Downtown Line and Future CRL Connectivity

Dunearn House is approximately a four-minute walk from Sixth Avenue MRT station on the Downtown Line. From Sixth Avenue MRT, riders reach Botanic Gardens interchange in two stops, Newton in about four stops, and the CBD corridor (Bugis, Downtown, Bayfront) within 20–25 minutes. The property is also located near major expressways like PIE and BKE, supporting car-based commutes.

The upcoming Turf City MRT station on the Cross Island Line is expected to enhance public transport access further. The CRL station is projected around 2032, which would give residents a second MRT option and improved east-west connectivity across Singapore. Dunearn House is positioned in a car-lite zone promoting active mobility and public transit, consistent with the broader Bukit Timah Turf City master plan.

Combining prime-school belt access with an existing, operational MRT station is rare in central Singapore. Most Bukit Timah landed housing and older freehold condos sit 10–15 minutes’ walk from the nearest station. This combination underpins the project’s baseline demand from families and professionals alike.

Project-Specific Details: Dunearn House Near Sixth Avenue MRT

With the macro positioning established, here are the concrete project details that shape liveability, pricing, and exit potential.

Key Facts & Launch Timeline

• Address: 760–770 Dunearn Road, District 11 (Bukit Timah / Swiss Club subzone)

• Tenure: 99-year leasehold from 30 September 2025

• Gross site area: ~13,492 sqm (~145,000 sq ft); plot ratio 2.4

• Total units: 380 residential units across five blocks

• Developer: Phoenix Dunearn Pte Ltd (joint venture of Frasers Property, Sekisui House, and CSC Land)

• Architect: ONG&ONG

• Main contractor: China Construction South Pacific

• TOP: December 2030

The preview period ran 10–21 July 2026 and booking day was 25 July 2026. During preview, buyers reviewed the price list at the Dunearn House showflat on Evans Road, selected preferred stacks and floors, then entered a ballot for booking-day allocation. Early buyers who committed during the preview window had access to the full stack selection before ballot oversubscription narrowed choices.

On launch weekend, 212 of 380 units sold (~56%). By end-September 2026, 237 units had been taken up (~62%), with a weighted average of approximately $3,140 psf.

Unit Mix, Layout Logic and GFA Harmonisation

How many units fall into each category matters for understanding the project’s buyer base and future resale pool:

• 2-Bedroom / 2-BR + Study: 176 units (46% of total), starting from 527 sq ft

• 3-Bedroom / 3-BR + Study: 96 units, ranging from ~872 to 1,001 sq ft

• 4-Bedroom / 4-BR + Study: 108 units, from ~1,184 to 1,378 sq ft

Dunearn House is designed under Singapore’s Gross Floor Area Harmonisation framework, which standardises how internal area is measured (including balcony and private enclosed spaces, excluding AC ledges). Under this framework, Dunearn House floor plans show efficient layouts; the compact sizing can translate into lower prices in absolute quantum terms even when the PSF is not cheap, though rooms are still sized to fit standard beds without the generous proportions found in pre-harmonisation Bukit Timah resale units from the 2000s. The later sections of this review examine what “compact” means in practical terms: bedroom dimensions, kitchen configurations, and storage trade offs.

Site Plan, Stacks, Views and Noise Profile

The five blocks are arranged with the low-rise Luxury Collection blocks closer to Dunearn Road and the taller Pinnacle Collection towers set deeper into the site. The internal core contains the main pool deck, landscaped gardens, and community facilities, creating a buffer between the road-facing and rear-facing units.

Directional differences between stacks are material:

• Dunearn Road-facing stacks: Closer to Sixth Avenue MRT, partial city/skyline views on upper floors, but exposed to road traffic noise and afternoon west sun on certain orientations.

• Turf City-facing stacks: Quieter today, with views over green spaces and the former racecourse site. These views will change as the Turf City transformation adds 15,000 to 20,000 homes over two to three decades. Early residents will enjoy open sightlines; later residents will face mid-rise and high-rise neighbours.

Characteristics of stacks worth prioritising:

• Set back from the main vehicular entrance, bin centre, and electrical sub-station

• Limited west-sun exposure (north-south orientation preferred)

• Higher floors in the Pinnacle Collection for longer-term view protection

• Units away from Dunearn Road for lower ambient noise

Not all stacks deserve the same PSF. Stack selection at Dunearn House can matter more than the unit type label alone; a well-oriented 3BR may outperform a compromised 4BR on both liveability and exit.

Pricing & PSF: Dunearn House vs Bukit Timah Resale

Launch prices at Dunearn House started at ~$1.475M for a 2-bedroom (527 sq ft, ~$2,799 psf), ~$2.597M for a 3-bedroom (872 sq ft, ~$2,978 psf), and ~$3.588M for a 4-bedroom (1,184 sq ft, ~$3,030 psf). The largest 4-BR Premium + Study units (1,378 sq ft) started from $4.283M (~$3,108 psf). Starting prices for 2-bedrooms are from $1.475 million, making this the lowest entry quantum for new-build private housing in the Bukit Timah school belt near an MRT station.

Launch Pricing Structure at Dunearn House

The Luxury Collection (low-rise 10-storey blocks) houses the 2BR, 2BR Premium, 2BR + Study, and standard 3BR units. Entry quantum for the compact 2BR sits around $1.475M–$1.6M, with PSFs in the $2,799–$2,900 band. Core 3BR family stacks in the Luxury Collection range from ~$2.6M to $2.9M, at PSFs around $2,978–$3,050.

The Pinnacle Collection (19-storey towers) hosts the 3BR Premium, 4BR, 4BR Premium, and 4BR Premium + Study. These carry higher quantum ($3.0M–$4.3M) and PSFs that push $3,030–$3,108 for upper floors. Height premium is real here: upper-floor Pinnacle units command $50–$80 psf above comparable lower-floor Luxury Collection stacks.

The developer’s land cost of $1,410 psf ppr yields a launch-to-land-cost multiple of approximately 2.0× to 2.2× for most stacks. This matters because subsequent GLS parcels in the Turf City precinct have already cleared higher: a neighbouring Dunearn Road parcel sold in April 2026 at $1,625 psf ppr. Any project on that parcel will need to launch at PSFs above Dunearn House’s range to maintain margins. Buyers planning to hold Dunearn House through the launch of these future neighbours are entering below the cost floor of competing supply.

PSF Comparison: Dunearn House vs Nearby Bukit Timah Resale

Criterion	Dunearn House (Launch)	Royalgreen (Freehold Resale)	Fourth Avenue Residences (99-yr Resale)
Tenure	99-year leasehold	Freehold	99-year leasehold
Completion	Dec 2030 (est.)	~2021	~2023
Typical 2BR PSF	~$2,799 (527 sq ft)	~$2,757–$2,900 (667 sq ft)	Limited 2BR data
Typical 3BR PSF	~$2,978 (872 sq ft)	~$2,926 (1,076 sq ft)	~$2,570–$2,600 (~1,100 sq ft)
Walk to Sixth Avenue MRT	~4 min	~6–8 min	~5–7 min
Key advantage	New build, school belt, early Turf City entry	Freehold, larger layouts, completed	Larger 3BR at lower PSF, completed
Key disadvantage	Leasehold, compact layouts, construction cycle	Older finishes, no new-launch perks	Lease already 3 years older, fewer facilities

Dunearn House launch PSFs sit within $50–$200 of Royalgreen’s recent freehold resale transactions. For a 2BR, the comparison is tight: Dunearn at ~$2,799 psf versus Royalgreen at ~$2,757–$2,900 psf. Royalgreen offers freehold tenure and 667 sq ft (140 sq ft larger), but Dunearn buyers get brand-new finishes, a fresh 99-year lease, and newer facilities.

At the higher end of the Bukit Timah spectrum, Watten House is the more premium freehold benchmark, with a materially higher entry quantum than Dunearn House.

Against Fourth Avenue Residences, Dunearn House charges higher PSFs for smaller floor plates: a 3BR + Study at Dunearn (947 sq ft, ~$2,897 psf) versus a Fourth Avenue Residences 3BR (~1,100 sq ft, median ~$2,580 psf). The PSF gap is ~$300, but the quantum gap is smaller because Fourth Avenue Residences units are larger and often trade at $2.83M+.

Liquidity is worth flagging. With 176 of 380 units being 2BR or 2BR + Study (46% of total stock), Dunearn House’s resale pool will be weighted toward compact units. Bukit Timah buyers seeking larger family homes may bypass these in favour of older freehold stock with more space per dollar.

Quantum vs Liveability: What Buyers Actually Feel

Most own-stay families evaluate total quantum and monthly mortgage payments, not PSF alone. A 3BR at Dunearn House at ~$2.6M–$3.0M requires roughly $600K–$750K in cash/CPF (assuming 75% LTV) and monthly repayments of ~$8,500–$10,000 at current rates. An older freehold 3BR with larger space in the same area might list at $3.5M–$4.5M, pushing cash requirements above $875K and monthly repayments past $12,000.

Key pricing insights:

• Dunearn House is not mass-market pricing, but it is the most accessible new-build entry point for Bukit Timah D11 near both an MRT station and the school belt

• The PSF premium over older resale buys you new-build efficiency, modern facilities, and Downtown Line convenience

• Exit will likely be steady rather than rapid; launch prices make sense for own-use families and holders willing to stay 10+ years

• Rental demand for well-located Bukit Timah units near MRT exists, but yields at this quantum will likely sit in the 2.5–3.0% range; this is not an income play

These numbers need to be read together with the actual living experience: layouts, facilities, and how families use the development daily.

Layouts, Facilities & Day-to-Day Living at Dunearn House

“Compact” Floor Plans: Strengths and Trade Offs

The 2BR units (527 sq ft) target young couples, small families, or buyers seeking rental demand near the MRT. Room sizes fit a queen bed with limited clearance; the living-dining area accommodates a 4-seater table and a compact sofa. No utility room or dedicated helper space exists in the 2BR configuration. The 2BR + Study variant adds a small enclosed workspace (~40 sq ft) usable as a child’s study corner.

The 3BR (872–1,001 sq ft) and 4BR (1,184–1,378 sq ft) units are where family buyers will focus. Common bedrooms in the 3BR measure approximately 9 sqm; master bedrooms range from 10–14 sqm depending on unit type. The 3BR with enclosed kitchen is the most resale-defensible family layout: it provides clear separation between cooking and living zones, a feature Bukit Timah buyers consistently value. Some 4BR configurations compress the fourth bedroom to under 8 sqm or share bathrooms between bedrooms; checking the Dunearn House floor plans for specific stacks before committing is essential.

Guidance on future-proof layouts for resale:

• 3BR with enclosed kitchen and dining space wide enough for a 6-seater table

• Units with clear private/public zone segregation (bedrooms clustered away from living area)

• Stacks with minimal wasted corridor space and regular room shapes

Facilities, Landscaping and Community Spaces

Dunearn House features a 50m lap pool alongside a family leisure pool and a kids’ splash zone. The development includes two clubhouses and a gym with pool views. Additional facilities:

• Tennis court

• Teppanyaki pavilion and BBQ pavilions

• Children’s play areas and landscaped gardens

• Peaceful sky terraces on the upper levels of the Pinnacle Collection towers

• Multi-purpose function rooms

The landscaping concept leans resort-style, with mature planting intended to buffer road-facing blocks from Dunearn Road noise and visual intrusion. The area is surrounded by green spaces like the Bukit Timah Nature Reserve, and the development connects to the broader vision of green corridors running through the Turf City masterplan. The natural surroundings of the Bukit Timah area provide a setting that few new-launch condos in central Singapore can match.

With 380 units, Dunearn House is mid-sized. Facility crowding will be lower than mega-condos (1,000+ units) but higher than boutique developments. Peak-hour pool and gym usage on weekends is worth considering, particularly for families with school-age children.

One practical limitation: Dunearn House has limited parking provision with approximately 0.6 parking spaces per unit (228 standard lots + 3 accessible lots for 380 units). Families with two cars will find this tight.

Everyday Convenience: Sixth Avenue Strip, Groceries & Amenities

A typical weekday for residents: walk four minutes to Sixth Avenue MRT, pick up groceries at Cold Storage in Guthrie House on the way home, grab dinner at one of the Sixth Avenue Centre eateries. Amenities nearby include retail and dining options at Sixth Avenue and Guthrie House, with Coronation Plaza a short bus ride or one DTL stop away.

On weekends, Holland Village is three stops south on the Downtown Line. Bukit Timah Plaza and Beauty World are accessible by bus or a short drive along Bukit Timah Road. Adam Road Food Centre and the Singapore Botanic Gardens are within 10 minutes by car.

How Dunearn House scores on day-to-day convenience versus more secluded Bukit Timah landed pockets:

• Walking-distance MRT access (most landed housing in the Bukit Timah area requires driving or a 15-minute walk to a station)

• Grocery and F&B options within 5–10 minutes on foot

• Mature amenities already in place, unlike deeper Turf City parcels that will take years to develop retail and dining clusters

• Healthcare and enrichment centres concentrated along Bukit Timah Road, reachable in under 10 minutes

These convenience factors need to be weighed against the structural risks and recurring buyer concerns addressed next.

Common Buyer Concerns Around Dunearn House & Practical Responses

Even with school-belt access, MRT proximity, and competitive launch prices, several recurring questions deserve direct answers.

Leasehold in a Traditionally Freehold Bukit Timah

The psychological hurdle is real. Bukit Timah is known for freehold landed housing and freehold condominiums; many Bukit Timah buyers instinctively prefer perpetual tenure. A 99-year project carries a different value trajectory: beyond roughly 60–70 years remaining on the lease, resale pricing begins to compress as banks tighten loan-to-value ratios and buyers discount the diminishing asset.

For families treating this as a 10–20 year own-stay home (covering the school years, with exit before the lease drops below 70 years), the leasehold question is less pressing. The fresh lease starts September 2025; a buyer exiting in 2040 would be selling a unit with ~84 years remaining, well within normal financing parameters.

For multi-generational holders or buyers seeking legacy assets, existing freehold resale in the Bukit Timah area is more aligned with that objective.

A simple framework: if your planned hold period plus expected buyer’s hold period at exit still lands above 60 years on the lease, tenure is unlikely to drag pricing. If your plans are less defined or you are buying for estate purposes, freehold makes more sense.

Turf City Transformation: Opportunity vs 20-Year Construction Cycle

The Bukit Timah Turf City transformation will add 15,000 to 20,000 homes over two to three decades, converting the former racecourse grounds into a new estate with mixed housing (including future HDB), parks, green corridors, schools, retail, and the CRL Turf City MRT station. Dunearn House is the first residential launch in Turf City in 33 years and carries first mover advantage, but also first mover risk.

Downsides for early residents:

• Residents may experience construction noise due to nearby developments in the Turf City project, potentially lasting through the 2030s and beyond

• Truck traffic, dust, and evolving road alignments as infrastructure is built out

• Visual landscape shifting from open green plains to mid-rise and high-rise development over time

Upsides:

• Gradual addition of neighbourhood amenities: retail, dining, community facilities, additional schools

• CRL Turf City station (~2032) adding a second public transport option

• Land cost escalation (next Dunearn Road parcel at $1,625 psf ppr) supporting price appreciation for early buyers who entered at lower PSFs

Patient, long-term holders who can tolerate 5–10 years of precinct evolution are suited to this trade off. Buyers seeking a fully formed neighbourhood with mature amenities are better served by established estates like Holland Village, Stevens, or the existing Sixth Avenue cluster.

Future Supply and Exit Competition

Dunearn House is the first of many Turf City plots. Subsequent GLS launches will add competing supply, though at higher land costs. The neighbouring Dunearn Road parcel (land cost ~$1,625 psf ppr vs Dunearn House’s $1,410) will need to launch at PSFs above Dunearn House to cover development costs. This gives Dunearn House a pricing floor advantage relative to future neighbours.

What makes Dunearn House distinct from deeper Turf City parcels is its walking distance to an existing MRT station. Future parcels further into the masterplan area will depend on the CRL station (not yet built) rather than the already-operational Sixth Avenue MRT. This differentiation provides Dunearn House with a defensible position in the precinct.

Actionable pointers for protecting exit value:

1. Choose universally appealing stacks: 3BR with enclosed kitchen, north-south orientation, away from main road and bin centre

2. Avoid fringe or compromised stacks even if PSF is discounted; buyers seeking limited supply of well-oriented units at exit will pay a premium

3. Plan for at least one holding cycle beyond MOP and SSD (10+ years) to benefit from infrastructure maturation and reduced supply of well-priced Sixth Avenue MRT-adjacent units

The buy or hold decision depends on each buyer’s objectives and time horizon.

Conclusion and Next Steps for Prospective Buyers

Dunearn House offers a combination that is rare in singapore’s property market: prime-school belt within 1 km of Methodist Girls’ School, Raffles Girls’ Primary, and Nanyang Primary School; a four-minute walk to Sixth Avenue MRT on the Downtown Line; new-build facilities across five blocks; and early entry into the Turf City precinct at PSFs below the cost floor of future competing supply. Dunearn House is expected to benefit from future price appreciation as the masterplan delivers infrastructure, the CRL station opens, and subsequent launches price higher.

The main trade offs: 99-year tenure in a freehold-heavy belt, compact layouts under GFA harmonisation (46% of units are 2BR), and a transformation cycle next door that will run for decades. Dunearn House is marketed as suitable for families and professionals due to its amenities and location, but it is not suited to every buyer profile.

What to do next:

1. Clarify your use-case: own-stay with school-belt priority, long-term hold with rental interim, or pure investment. The project carries the most upside for own-stay families.

2. Fix your budget and preferred bedroom count, then shortlist 3–5 stacks that balance noise exposure, sun orientation, and layout quality.

3. Compare Dunearn House against 2–3 feasible Bukit Timah resale options (Royalgreen, Fourth Avenue Residences, older freehold stock) on both PSF and monthly repayment, not headline price alone.

4. Visit the Dunearn House showflat to test actual layout feel vs floor plan; check ceiling height, kitchen depth, and bedroom proportions in person.

5. Speak with an advisor who can model exit scenarios and rental yields based on your specific profile, hold period, and financing structure.

Related topics worth exploring:

• Comparative review of freehold vs leasehold Bukit Timah condos for families with school-age children

• Deep dive into the Turf City masterplan timeline and investment implications for early entry private housing

• Analysis of other Downtown Line-linked projects within Singapore’s prime school belt

Additional Resources

• Bukit Timah New Launch Checklist: Before committing, verify five factors: Fair Value (PSF vs comparable resale), Yield (realistic rental at current quantum), Vacancy risk (tenant pool for this unit type), Exit timeline (hold period vs lease decay), and Stack quality (noise, sun, view protection).

• Contact an advisor for custom PSF vs resale comparison sheets around Sixth Avenue MRT, stack-by-stack noise and sun exposure assessment for Dunearn House, and portfolio-level advice for buyers balancing residential property with other asset classes.