Project Analysis · District 11 · Core Central Region
A clear-eyed look at the first private launch in the Bukit Timah Swiss Club enclave in 33 years — the rating, the land-cost advantage, how the pricing compares, and the Turf City story behind it.
Why Dunearn House stands apart from every other launch on the market right now.
The first private (non-landed) launch in the Swiss Club enclave in 33 years — and the very first home inside the Turf City masterplan, a precinct being reshaped into 15,000–20,000 future homes. You enter before the later plots launch.
Secured at $1,410 psf ppr — around 15% below the neighbouring Dunearn Road plot ($1,625 psf ppr, awarded a year later). A lower land cost translates into a lower entry into prime District 11.
Singapore's premier education belt at the doorstep — Nanyang Primary, Raffles Girls' Primary, Hwa Chong, NJC — with a 4-minute walk to Sixth Avenue MRT now, and the future Turf City MRT (2032) a 7-minute walk away.
Weighted to what actually drives a District 11 school-belt decision. Dunearn House is strongest exactly where buyers care most.
The strongest school belt in Singapore within reach — Nanyang Primary, Raffles Girls', Methodist Girls', Hwa Chong, NJC. (1km eligibility to be confirmed on OneMap at launch.)
Blue-chip trio Frasers Property, Sekisui House (Japanese build quality) and CSC Land, with ONG&ONG — the architect behind JadeScape, Sloane Residences and The Atelier.
Strong relative value — a lower entry quantum into prime Bukit Timah than surrounding freehold, tempered by the leasehold-in-a-freehold-enclave trade-off.
Exceptional greenery and rail connectivity (Botanic Gardens, Dempsey, Downtown Line); everyday retail is the softer spot until Turf City's future retail matures.
On price-per-square-foot, Dunearn House is a fair Core Central Region number — the real edge is the quantum and the newness. Here's the context.
| Project | Tenure | District | Avg PSF |
|---|---|---|---|
| Dunearn House | 99-yr | D11 (CCR) | ~$2,910–3,200* |
| CCR new-launch average | mixed | CCR | ~$3,208 |
| Dunearn Rd Plot 2 (next-door, later) | 99-yr | D11 | ~$3,091 (exp.) |
| 8@BT | 99-yr | D21 | ~$2,732 |
| The Reserve Residences | 99-yr | D21 | ~$2,493 |
| Fourth Avenue Residences | 99-yr | D10 | ~$2,486 |
| Project | Tenure | District | Avg PSF |
|---|---|---|---|
| Watten House | Freehold | D11 | ~$3,235 |
| Sloane Residences | Freehold | D10 | ~$2,890 |
| Royalgreen | Freehold | D10 | ~$2,767 |
| The Linq @ Beauty World | Freehold | D21 | ~$2,737 |
| Dunearn House (new, 99-yr) | 99-yr | D11 | ~$2,910–3,200* |
The land was won at $1,410 psf ppr against 9 competing bids — a measured price just above the site's assessed value, signalling genuine demand rather than an aggressive overbid. New homes are priced from the land cost upward, so an early, disciplined land price is the buyer's friend.
As later Turf City plots are released at higher land costs, first-mover pricing here should look increasingly well-timed.
Dunearn House sits at the doorstep of one of Singapore's largest urban transformations — the former Bukit Timah Turf Club.
The masterplan divides the land into four estates — the Racecourse Neighbourhood (with a central open space twice the size of the Padang), the Stables Commune nearest Dunearn Road, Saddle Club Knolls and the elevated Tinggi Hills. Development starts with the areas closest to transport along Dunearn Road, exactly where Dunearn House sits. The principle behind the play is simple: transformation tends to create value before prices move.
The backdrop that makes a District 11 entry timely.
Market data compiled from URA Realis, PropNex, EdgeProp and List Sotheby's (2025–2026). Figures are indicative of market conditions and not a forecast of any individual project's performance.
Get the e-brochure, the official price list the moment it's released, and my personal take on the best-value stacks.
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