Dunearn House Review: First-Mover Living at Bukit Timah Turf City

Dunearn House is the first private residential launch within the new Bukit Timah Turf City estate—a 380-unit District 11 development positioned between an established Bukit Timah address and a precinct that will take decades to mature. Its proposition is unusually clear: buyers get walkable access to Sixth Avenue MRT today, potential access to the future Turf City MRT station, and an early foothold in a master-planned neighbourhood. The trade-off is equally clear: this is a 99-year leasehold purchase at premium pricing, with construction and change likely to remain part of the surroundings for years.

This Dunearn House review examines the current starting prices, location, site plan, unit layouts, facilities, developer team and buyer fit. It separates facts that are available now from future masterplan benefits that remain subject to delivery.

Dunearn House at a glance

Dunearn House prices

The following starting prices were retrieved from the live project price feed supplied for this review on 1 September 2026. They exclude stack and balance-unit details. Prices and availability can change without notice, so buyers should request a dated quotation before deciding.

Price note: “From” prices are an entry point, not a valuation of every unit. Floor, orientation, collection and layout can materially affect the final price and price per square foot.

What makes Dunearn House different?

1. It is the first private launch in the new Turf City estate

URA plans to transform the 176-hectare Bukit Timah Turf City area into a new estate with approximately 15,000 to 20,000 public and private homes. The full transformation is expected to take roughly 20 to 30 years. Dunearn House sits at the early edge of that story, close to the existing transport and amenities along Dunearn Road.

First-mover status can be valuable because early buyers enter before the district is fully built out. It is not a guarantee of appreciation. New housing supply will arrive over time, future sites may offer different products, and the neighbourhood will go through extended phases of infrastructure and building works. The strongest investment case therefore depends on the quality of the home itself—not only the masterplan narrative.

2. Existing and future rail access support different time horizons

Sixth Avenue MRT on the Downtown Line is the immediate transport anchor. The brochure estimates a four-minute walk, giving residents a direct route towards Botanic Gardens, Stevens, Newton and the city. That existing connection matters because it is usable from day one.

The future Turf City station on the Cross Island Line adds a second layer. LTA targets passenger service for Cross Island Line Phase 2 in 2032. As this is later than Dunearn House’s expected completion, buyers should treat it as future optionality rather than a current amenity—and allow for infrastructure works in the interim.

3. The project bridges high-rise views and a landed-edge setting

The two 19-storey Pinnacle Collection towers are unusually tall for this stretch of Bukit Timah. Selected higher-floor homes may look over the surrounding low-rise landed and Good Class Bungalow areas, while some north-facing views may open towards the future Turf City landscape. These are stack- and floor-specific advantages; buyers should study the actual site plan, height levels and future plots instead of relying on an artist’s impression.

Location review: established Bukit Timah, evolving Turf City

Dunearn House benefits from being on the developed southern edge of the future estate. Sixth Avenue’s groceries, cafés and dining are within the immediate area, while King Albert Park, Beauty World, Bukit Timah Plaza, Coronation Plaza, Holland Village and Dempsey broaden the lifestyle catchment. Drivers have access to Bukit Timah Road, Dunearn Road and the Pan-Island Expressway via Eng Neo Avenue.

The address also sits within Bukit Timah’s education belt. The brochure identifies institutions including Methodist Girls’ School, Nanyang Primary School, Raffles Girls’ Primary School, Nanyang Girls’ High School, Hwa Chong Institution and National Junior College. School proximity should not be treated as admission eligibility. Families should verify the official home-school distance for the exact residential block and the applicable registration year.

The location trade-off

Some of the precinct’s most appealing future features—new community spaces, restored heritage buildings, additional amenities, greener walking routes and the Turf City MRT station—will take time. Buyers who want a completely settled neighbourhood at handover may prefer an established enclave. Buyers comfortable with a changing environment may see value in entering at the beginning.

Site plan and facilities

The 380 homes are arranged across five blocks. The three 10-storey blocks form the Luxury Collection, while two 19-storey towers form the Pinnacle Collection. The plan creates two main water zones: a 50-metre lap pool near the central blocks and a wellness/kids’ pool area nearer the northern towers. A full-size tennis court occupies the western edge.

The facility list is substantial for a medium-sized development. It includes the Waterfall Club, residents’ lounge, meeting room and pods, gym, outdoor fitness, steam room, dining spaces, pavilions, landscaped trails and several children’s play areas. This should give owner-occupiers enough everyday utility without the scale and internal travel of a mega-project.

Potential buyers should still examine what sits beside the shortlisted unit. Pool-facing homes gain ambience but may receive more activity noise. Tennis-court proximity can be polarising. Units close to arrival areas, basement access or service zones may have greater movement. The site plan is best used as a filter before comparing floor plans and prices.

Unit mix and floor-plan review

Two-bedroom homes: efficient entry point, limited back-of-house space

The 527 sq ft two-bedroom is designed as an efficient entry product. It can suit a single, couple or investor who prioritises location over generous room sizes. Buyers should test furniture dimensions carefully and decide whether the compact kitchen and storage provision fit their lifestyle.

The 614 sq ft Premium and 657–678 sq ft + Study variants provide a more forgiving daily layout. In the brochure’s 667 sq ft show unit, the study can be enclosed or integrated with the dining area, both bathrooms are naturally ventilated, and the kitchen receives natural ventilation. Those features are valuable in a compact home, but buyers should confirm which details apply to their selected type.

Three-bedroom homes: practical family formats

The three-bedroom range runs from 872 to 1,001 sq ft. The 947–969 sq ft + Study layouts are especially flexible: the study can support working from home, storage or an expanded principal bedroom, while selected plans include an enclosed, naturally ventilated kitchen and naturally ventilated bathrooms. The 1,001 sq ft Premium format sits in the taller Pinnacle Collection and may appeal to buyers who prefer four units per core and a more elevated position.

The developer reported that all standard three-bedroom units were sold at the first launch weekend, illustrating the demand for efficient family layouts. That launch statistic should not be confused with a current availability statement.

Four-bedroom homes: where the project feels most complete

The 1,184 sq ft four-bedroom provides the lower entry price for larger families. The 1,302–1,313 sq ft Premium formats add breathing room, while the 1,378 sq ft Premium + Study is the flagship regular layout. Its brochure plan shows a wide living-and-dining zone, island kitchen, Jack-and-Jill bathroom, study, naturally ventilated bathrooms and a large principal bedroom with dual wardrobes and double basins.

At these prices, details matter. Buyers should compare usable internal area, corridor efficiency, kitchen ventilation, storage, household-shelter placement, bathroom access and balcony depth—not simply bedroom count or total square footage.

Price and value assessment

The current starting prices place Dunearn House firmly in the premium segment. The land was awarded for $491.45 million, equivalent to approximately $1,410 psf per plot ratio based on URA’s published tender data. At launch, the developer reported 212 sales—56% of the project—at an average price of $3,140 psf. That response supports demand for the location and product, but it also shows that buyers are paying in advance for Bukit Timah positioning and the precinct’s future.

The value case is strongest when three conditions align:

• The household genuinely values walkable Downtown Line access and a District 11 address.
• The selected layout works for a long holding period rather than only the next few years.
• The buyer is comfortable waiting for Turf City’s transformation and future Cross Island Line connectivity.

For a short-horizon investor, the premium entry price, buyer’s stamp duties, future supply and incomplete precinct can make the thesis less forgiving. Rental demand may benefit from transport, schools and the broader Bukit Timah catchment, but yield should be assessed against the actual purchase price and realistic rent—not the lowest advertised “from” figure.

How Dunearn House compares with nearby alternatives

The right comparison depends on what the buyer values most: freehold tenure, completion certainty, station integration, unit size or future-growth narrative. Dunearn House does not win every category, but it combines several strengths in a way that is difficult to replicate.

Developer and design team

Dunearn House is jointly developed by Frasers Property, CSC Land Group and Sekisui House. Frasers Property brings local development and operational experience; Sekisui House adds a major Japanese homebuilding name; CSC Land contributes Singapore residential experience backed by China State Construction Engineering Corporation. ONG&ONG is the architect, with EcoPlan Asia as landscape consultant.

The consortium’s profile is reassuring, but buyers should still assess the actual sale-and-purchase specifications, material schedule and show-unit disclaimers. Brand strength is a useful risk signal, not a substitute for reviewing the contract and unit details.

Who should consider Dunearn House?

Best suited to

• Owner-occupiers who want a new District 11 home within walking distance of the Downtown Line.
• Families seeking access to the wider Bukit Timah education and lifestyle belt.
• Buyers with a long holding horizon who are comfortable entering an evolving precinct.
• Upgraders who want practical three- or four-bedroom formats with full condominium facilities.
• Buyers who value potential high-floor landed or future-precinct outlooks and will select carefully.

May not suit

• Buyers for whom freehold tenure is non-negotiable.
• Anyone who wants the surrounding neighbourhood fully completed at TOP.
• Short-term investors relying mainly on the masterplan to produce rapid gains.
• Households requiring very large bedrooms, extensive utility areas or landed-home levels of storage.
• Buyers sensitive to ongoing infrastructure and construction activity in the broader Turf City area.

Final verdict

Dunearn House earns its place on a serious Bukit Timah shortlist because its fundamentals are understandable: a reputable consortium, an existing MRT station, a recognised residential address, a balanced 380-unit scale and useful family layouts. The future Turf City estate and Cross Island Line strengthen the long-term story, but they should be treated as additions to—not replacements for—the present-day proposition.

The main question is price discipline. At current starting prices, buyers should choose for liveability first and future narrative second. The strongest purchases are likely to be units with efficient planning, defensible orientation and a layout that can serve the household through multiple life stages. For that buyer, Dunearn House offers a credible way to enter Bukit Timah at the beginning of a new neighbourhood chapter.

Frequently asked questions

How much does Dunearn House cost?

As at 1 September 2026, published starting prices range from $1.505 million for a 2 Bedroom to $4.283 million for a 4 Bedroom Premium + Study. Prices are subject to change and should be reconfirmed.

Is Dunearn House freehold?

No. Dunearn House has a 99-year lease commencing on 30 September 2025.

How many units are there?

There are 380 units across five residential blocks: three 10-storey blocks and two 19-storey blocks.

How far is Dunearn House from the MRT?

The developer markets the walk to Sixth Avenue MRT at about four minutes. Actual time depends on the route, building exit and walking pace. The future Turf City MRT station is part of Cross Island Line Phase 2, for which passenger service is targeted to begin in 2032.

When is Dunearn House expected to be completed?

The expected TOP is December 2030, subject to construction progress and official updates.

Is Dunearn House a good investment?

It has credible long-term drivers—MRT access, a District 11 address and the Turf City masterplan—but no project offers guaranteed returns. Buyers should test the purchase against holding period, financing, rent, future supply, unit quality and exit competition.

Sources and disclosure

This independent review was prepared using the project e-brochure, the user-supplied live price feed and public information available on 1 September 2026. Key references include the Dunearn House project website, Frasers Property’s launch release, Frasers Property’s sales update, URA’s Bukit Timah Turf City plans, URA’s Dunearn Road tender award, LTA’s Turf City station release and the live EcoProp project page.

All plans, distances, dates, prices and specifications are indicative and subject to change. Readers should verify the latest information with the developer, relevant authorities and their professional advisers before making a property decision.