Dunearn House: You Are Paying a Prime District Price to Bet on Turf City

Dunearn House is the first private condominium to launch inside Bukit Timah's Turf City transformation, and the first non-landed home in the Swiss Club area in 33 years. That scarcity is the pitch. The price reflects it. At an indicative $2,799 psf for two-bedders, rising to about $2,978 and $3,030 psf for three and four-bedders, and analyst averages of $2,900 to $3,100 psf, it is launching at a level normally seen in Districts 10 and 11, not in the wider Bukit Timah launch market. The question is whether the first-mover premium is worth paying before the precinct is built.

The 380-unit project, on a 99-year lease, sits near Sixth Avenue MRT on the Downtown Line. The consortium of Frasers Property, CSC Land and Sekisui House won the site in July 2025 at about $1,410 psf per plot ratio, in a strong tender of nine bids with the top five tightly clustered. Preview opened 10 July 2026, with booking on 25 July.

How it prices against nearby launches

The nearest comparable new launches in the greater Bukit Timah area have real transacted prices on record. From URA new-sale caveats:

Dunearn House is launching roughly $200 to $600 psf above the established Bukit Timah launches around it, and closer to the $2,930 to $2,990 psf that new sales in prime Districts 10 and 11 command. In other words, it is priced like a prime-core project.

There is a fairer way to read that gap, though. Every buyer at Dunearn House enters at this level, so the launch price is not an individual overpay against nearby resale, it sets the price benchmark for the development itself. As the first private condo in Turf City, it does more than that: it establishes the opening reference price for the entire precinct. If the masterplan delivers, later launches and resale in Turf City are likely to be measured against, and priced up from, this number. The caveat is the same one that applies to any first mover: the benchmark only holds if demand shows up to support it.

What you are actually paying for

The premium is not really about the building. It is about being first into Turf City. This is a large, long-horizon government masterplan for the former Bukit Timah Turf Club: new housing, amenities, green spaces and future connectivity in a rarely-released, landed-heavy prestige enclave. Dunearn House buyers are getting first-mover position in that story, in an area where non-landed launches almost never happen.

The land itself supports a firm price. At about $1,410 psf ppr and a competitive nine-bidder tender, the developers clearly hold conviction in the precinct, and the breakeven sits high enough that a launch near $2,900 to $3,000 psf is expected, not aggressive relative to their cost.

The risk in one line

You are buying the story before the infrastructure. The upside depends on Turf City actually delivering its masterplan over the coming years. If it does, an early entry in a scarce enclave could age very well. If the build-out is slow or the wider prime market softens, you have paid a District 10 price for a precinct that is still mostly promise.

Who it suits, and who it does not

It suits a buyer with conviction in Turf City and a long holding horizon, who values scarcity and first-mover positioning in a landed-heavy address, and who can carry a prime-level entry price comfortably.

It is a harder case for a value-focused buyer. Nearby launches such as Pinetree Hill and The Reserve Residences, at $2,559 and $2,584 psf, offer proven, already-selling product in the same broad area at a lower entry. For a buyer who wants the location without paying the first-mover premium, those deserve a direct comparison first.

FAQ

How much is Dunearn House per square foot?

Indicative pricing is from about $2,799 psf for two-bedders, around $2,978 psf for three-bedders and $3,030 psf for four-bedders, with analyst averages of $2,900 to $3,100 psf. Two-bedders start from about $1.475 million. Official prices firm up at booking.

Why is Dunearn House priced so high?

It is the first private condo in the Turf City precinct and the first non-landed home in the Swiss Club area in 33 years. The premium reflects scarcity and first-mover position, plus a high land cost of about $1,410 psf ppr, not just the product itself.

Is Dunearn House worth buying in 2026?

It depends on your belief in the Turf City masterplan and your holding horizon. Early entry in a scarce enclave can age well, but you are paying a prime-district price before the precinct is built out.

How does it compare to other Bukit Timah launches?

It is priced above nearby launches like Pinetree Hill ($2,559 psf) and The Reserve Residences ($2,584 psf), and closer to prime District 10 and 11 new-sale levels near $2,930 to $2,990 psf.

What is the tenure and size of Dunearn House?

It is a 99-year leasehold development of 380 units near Sixth Avenue MRT, launched by Frasers Property, CSC Land and Sekisui House.

Curious whether the first-mover premium makes sense for you?

Whether a launch like this fits depends on your budget, your timeline, and how much you value getting in early versus paying less for proven nearby product. If you want, we can run Dunearn House against the established Bukit Timah launches for your specific numbers and show you where the real trade-off sits. Want us to run the comparison for you?

Book a consultation with Serene and Mei and we will walk you through it.