Commentary on the launch of Dunearn House

Set within the upcoming Bukit Timah Turf City precinct, which is earmarked for transformation, Dunearn House enters the market at a time when new supply of 99-year leasehold homes in the established Bukit Timah private housing estate remains limited. This positions Dunearn House to benefit from both pent-up demand and the longer-term uplift driven by the Bukit Timah Turf City Master Plan.

According to ERA’s records, 211 of 380 units (55.5%) in Dunearn House have been sold as at the time of this release. 

“Dunearn House is not entering a greenfield location. It is launching within an established Bukit Timah residential ecosystem, offering buyers first-mover exposure to the longer-term transformation of Bukit Timah Turf City. This combination of existing locational attributes, address prestige, and future growth potential is relatively uncommon among new precinct launches,” said Marcus Chu, Chief Executive Officer, ERA Singapore.

Buyer Demand

The launch demand was mainly fuelled by owner-occupiers, highlighting a significant shortage of new 99-year leasehold units in Bukit Timah. The primary buyers are families already residing in Bukit Timah, Holland, and the western central area, along with private homeowners from nearby landed and condominium estates. These buyers could be looking to upgrade to a newer development while staying within a familiar neighbourhood.

Furthermore, buyers moving from HDB flats might originate from nearby mature estates like Queenstown, where an increasing number of million-dollar flat transactions have boosted their ability to upgrade to private housing. In the first half of this year, Queenstown saw 120 flats sold for at least a million dollars, accounting for more than half of the 173 such flats sold last year.

Bukit Timah's owner-occupier community is notably loyal. Many households are connected to the area through schools, family ties, or long-standing residence, sometimes spanning generations. This loyalty drives demand from families upgrading within the district, landed homeowners looking to right-size, and parents buying homes for legacy reasons.

The Bukit Timah planning area is mainly made up of landed properties and freehold condominiums. There is a small supply of 99-year leasehold condominiums, with approximately 3,402 units launched since 2010. Additionally, the most recent 99-year leasehold developments were introduced in 2018, showing a gap of several years without new leasehold projects in Bukit Timah.

Chart 1: Median non-landed residential resale prices in Bukit Timah Planning Area vs CCR (2021 to 2025)

Source: URA as at 7 July 2026, ERA Research and Market Intelligence

Despite this, from 2021 to 2025, median resale prices in the Bukit Timah planning area rose by 38.5%, from $1,419 psf to $1,966 psf. This pace of growth is faster than in the CCR region, where growth was 16.3%. This suggests that the resale market in Bukit Timah has remained more resilient than in the broader region, reflecting Bukit Timah’s appeal as a prime residential neighbourhood.

Unit Mix

The unit mix is carefully balanced to appeal to both entry-level buyers and those upgrading, allowing the project to cater to various buyer segments. This versatility is essential in today’s market, where demand is widespread but becoming more selective.

Over half of the project consists of three- and four-bedroom units, designed to address genuine family needs. This includes right-sizers and families from nearby landed estates who prefer spacious layouts. They prioritize ample space, practicality, and closeness to schools along Bukit Timah and Dunearn Road.

Smaller and more efficient layouts attract first-time private homebuyers looking for an accessible entry into Bukit Timah and the upcoming Turf City area.

Location Attributes

The area is presently served by Sixth Avenue MRT Station on the Downtown Line (DTL). The nearby Turf City MRT Station on the Cross Island Line is anticipated to open in 2032. Residents will be within a 10-minute walk of either station, with buses offering additional transportation options.

Bukit Timah Turf City is also planned to become a pedestrian-friendly neighbourhood with good public transport access. There might be a new bus interchange, which would boost connections between Bukit Timah Turf City, surrounding amenities, and other parts of the island.

The education belt continues to be a strong and lasting driver of demand in Bukit Timah. Unlike shifting lifestyle trends, schooling needs tend to impact housing choices over many years. As a result, families often value homes that enable them to stay within the wider Bukit Timah area throughout their children’s education period.

Popular schools in the Bukit Timah Planning Area include Henry Park Primary School, Raffles Girls’ Primary School, Nanyang Primary School, Methodist Girls’ School (Primary and Secondary), Nanyang Girls’ High School, St. Margaret’s School (Secondary), Hwa Chong Institution (Secondary and Junior College), and National Junior College (Secondary and Junior College), along with several international schools.

The Turf City master plan introduces an additional demand layer beyond Bukit Timah's current attributes. URA intends to develop 15,000 to 20,000 public and private residences over the long term, with support from new transport connections, retail outlets, F&B options, parks, sports amenities, healthcare facilities, and community spaces.

Importantly, the transformation does not focus only on increasing housing density. The plans also aim to preserve substantial green spaces and heritage assets, including 22 buildings designated for conservation. This approach helps Turf City maintain a unique identity instead of transforming into a typical high-density residential area, aligning with buyers’ desires for homes that mirror their lifestyle and aspirations.

First-mover advantage

As the first private project in the area, Dunearn House may benefit from greater visibility and initially encounter less direct competition. Buyers are entering before the complete development of amenities and transport improvements, offering potential advantages but also requiring a long-term investment outlook.

First-mover advantage should still be considered alongside future supply. Turf City will develop gradually over many years, and later projects might feature newer designs or closer proximity to upcoming amenities. That said, Dunearn House provides a benefit by enabling buyers to purchase a home near an established MRT station while the surrounding area is still under development.

Outlook

“Dunearn House is well-positioned to benefit from several structural tailwinds, including limited supply in Bukit Timah, a strong upgrader base, and the long-term transformation of the Turf City precinct.

As the area develops, first movers may benefit from both pricing support and appreciation in future value.

Given its strong locational attributes and lifestyle appeal, Dunearn House is likely to attract steady interest from both owner-occupiers and investors seeking long-term value in one of Singapore’s prestigious private housing estates,” Chu noted.