Dunearn House: how 210 buyers chose, layout by layout

How many units did Dunearn House sell at launch?

Dunearn House sold 210 of its 380 units, or 55.3%, as at 27 July 2026, two days after booking day. The 99-year leasehold project on Dunearn Road is the first private residential development inside the Bukit Timah Turf City precinct in District 11, developed by Frasers Property, Sekisui House and CSC Land on a site awarded by URA on 3 July 2025 at $1,410 psf per plot ratio. The published price list runs from $1,475,000 to $4,653,000, or $2,799 to $3,382 psf.

That headline number is unremarkable. A Core Central Region project clearing about half its stock on booking weekend is a normal result, and Lentor Gardens Residences in District 26 posted almost exactly the same figure earlier in the month, 272 of 502 units, at an average roughly $768 psf cheaper. What is worth reading closely is the distribution underneath it. Because the price list breaks the project into ten distinct layouts and the availability count is published per layout, we can see which of those 210 buyers chose what. The spread runs from complete sell-out to 14%, and it does not line up with price the way the usual launch commentary assumes.

What data this analysis uses

Two sources, both dated 27 July 2026. The first is the Dunearn House developer price list, which publishes a price band and a psf band for each of the ten layouts alongside the size and the total unit count. The second is the per-layout availability count for the same date. Subtracting availability from total units gives units sold per layout, and those ten figures sum to 210, matching the project-level sell-through. Every clearance percentage in this article is arithmetic on those two numbers, not a modelled estimate.

Where we quote an average price or average psf for Dunearn House, that figure is derived, and marked (est.) on first use. Caveats had not lodged when we published, so a transacted average does not yet exist. We take the midpoint of each layout's published band, weight it by the units actually sold in that layout, and aggregate. The result is an indicative $3,125 psf (est.) and an indicative average quantum of about $2.71 million (est.). Treat both as the shape of the outcome rather than a settled number, and expect the true average to shift once URA caveat data catches up.

Comparative figures for other projects, segment medians, land multiples and district resale returns are drawn from PropertyInsider.sg's own compilation of 107 tracked launch and Government Land Sales projects, updated 27 July 2026, and from our matched resale-exit dataset. The methods behind our estimated launch prices are set out in full on our pricing methodology page.

Which Dunearn House layouts sold, and which did not

Here is the whole price list with take-up attached. Read the last column downward and the pattern is immediately visible: it rises, peaks in the middle, and falls off a cliff at the bottom.

Grouped by bedroom count, the three bands separate cleanly. The three-bedroom formats sold 81 of 96 units, or 84.4%. The two-bedroom formats sold 88 of 176, exactly 50%. The four-bedroom formats sold 41 of 108, or 38%. Three-bedroom stock is a quarter of the project and under a tenth of what is left unsold.

Why did the cheapest unit at Dunearn House sell worst?

The 527 sqft two-bedroom is the entry point to the project at $1,475,000, and it cleared 30%, the second-weakest result on the list. Two layouts up, the two-bedroom plus study starts at $1,899,000, which is $424,000 more, and it cleared 76%. Same bedroom count, same building, better take-up at a materially higher cheque.

The size ladder inside the two-bedroom band explains it. The 527 sqft entry layout is the most compact two-bedder in the project. At 614 sqft the premium version buys 87 more square feet at the same bedroom count, and clearance improves to 40%. At 657 to 678 sqft the plus-study version adds a usable third room, and clearance jumps to 76%. Buyers moved up the ladder as far as configuration improved, and they paid roughly $2,800 to $3,260 psf to do it. Nothing about that behaviour is consistent with a market shopping on lowest total price.

This matters because entry quantum gets quoted as though it were the demand driver at a launch. On this price list it was not. The layouts that sold out were in the middle of the range, and the strongest single result in the project, the two 100% layouts, sat at $2.597 million and $2.803 million, roughly $1.1 to $1.3 million above the entry unit. If you want to see the same effect across a whole precinct rather than one project, our study of Lentor's first 39 profitable sub-sales found three-bedders accounting for 59% of profitable exits there too.

The $4 million ceiling

The sharpest break in the whole dataset sits between two adjacent four-bedroom layouts. The standard 1,184 sqft four-bedroom starts at $3,588,000 and cleared 83%. The 1,302 sqft four-bedroom premium starts at $4,037,000 and cleared 17%. That is a 66-percentage-point collapse for a $449,000 step, about 12.5%.

On a psf basis the two are nearly identical at entry: $3,030 against $3,091, a difference of $61 psf, or 2%. Buyers were not rejecting the premium layout because it was expensive per square foot. They were rejecting it because it crossed a total-price line, and adding a study to reach $4,283,000 did not help either, at 14% cleared.

Adding it up: 156 of the 210 sales, or 74%, landed in layouts whose entry price sat between $1.899 million and $3.588 million. Only 11 units, 5.2% of sales, went to layouts entering above $4 million, even though those layouts make up 19% of the project. So the useful way to describe quantum sensitivity at this launch is not that cheaper sells faster. It is that there is a band, roughly $1.9 million to $3.6 million here, inside which buyers will trade up freely, and a ceiling above which the buyer pool thins out very fast. Anyone modelling their own budget against a specific stack can run the numbers on our affordability calculator before shortlisting.

How does Dunearn House compare with other launches on price?

Against the market it sits in, Dunearn House is not a premium-priced project. Our estimated project average of $3,125 psf (est.) is below the $3,264 psf median across the 19 Core Central Region condominium projects currently selling in our dataset. Its three-bedroom average of $3,131 psf sits essentially on the CCR three-bedroom median of $3,130 psf.

The more interesting comparison runs across segments. Across 72 selling condominium projects we track, median average psf is $3,264 in the CCR, $2,504 in the RCR and $2,226 in the OCR. Those are wide gaps in the middle of the distribution. At the edges they close hard. Dunearn House's cheapest square foot costs $2,799, while two-bedroom units at Vela Bay in District 16, an OCR project, average $2,855 psf. A buyer's first square foot in prime Bukit Timah is cheaper than the typical square foot in a well-located East Coast launch.

The compression is real but it is narrower than the headline framing usually suggests. Vela Bay is the dearest OCR project in our dataset, and it is the only OCR project above $2,800 psf. The median OCR launch is still around $1,000 psf below the median CCR launch. What has closed is the gap between the cheapest prime unit and the dearest suburban one, not the gap between the two markets. You can compare any two tracked projects side by side on our prices by bedroom page, or filter by budget on the budget matcher.

Did the land price predict the launch price?

Dunearn House was awarded at $1,410 psf ppr in July 2025. Priced at an estimated $3,125 psf, that is a land-to-launch multiple of 2.22×. Across the 55 launched projects in our land cost tracker the median multiple is 2.15×, and across the 12 CCR projects in that set it is 2.11×. So the developer priced slightly above the CCR norm on multiple while still landing below the CCR median psf, which is what a genuinely cheap land rate buys you.

We should also mark our own homework. Before launch we published an estimated range of $2,900 to $3,200 psf for this site. The achieved average of $3,125 psf (est.) falls inside that range, 2.5% above its midpoint. What we got wrong was the width: the actual price list runs from $2,799 to $3,382, wider at both ends than we allowed for, because we did not model the spread between a 527 sqft compact two-bedder and a 1,378 sqft premium plus study. Our estimate was right about the centre and too narrow about the tails.

That has a live consequence next door. Dunearn Road (Plot 2), the adjacent parcel, was awarded at $1,625 psf ppr, 15.2% above Dunearn House. Applying the 2.11× to 2.22× multiple band implies roughly $3,430 to $3,610 psf for that site. Our published estimate for Plot 2 is currently $3,000 to $3,500 psf, which now looks low at the bottom end, and we will revisit it in the next update to the GLS pipeline tracker.

What the data does not show

Four honest limits.

The averages are derived, not transacted. Units sold per layout are exact. Every price average in this article is a sold-weighted midpoint of published bands, because caveats had not lodged at publication. Real transacted averages will differ, and probably sit a little below our figure, since low floors and less favoured facings tend to move first within a band.

Two days is not a trend. This is a snapshot taken 48 hours after booking day. The 170 remaining units will not sit still, and the four-bedroom premium stock in particular may move on repricing, on a change in the payment scheme, or simply as the buyer pool for larger prime homes works through it. A stalled layout in July is not a stalled layout in December.

The school claim needs checking, unit by unit. Bukit Timah's education belt is the reason a lot of buyers look here at all, so it matters that no MOE primary school falls within a straight-line 1 km of the site. Our estimate puts Methodist Girls' School (Primary) at about 1.09 km, Raffles Girls' Primary School at 1.50 km and Pei Hwa Presbyterian Primary School at 1.97 km. These are straight-line estimates computed from project and school coordinates, not the official MOE home-school distance, and they carry no guarantee of accuracy. The band that counts for Primary 1 registration is measured from the child's registered home address, meaning the individual unit's postal code, so the answer can differ between blocks in the same development. Verify with the OneMap School Query tool, which applies MOE's official measurement, and see our primary schools map and our study of what P1 ballot data says about launch demand for the wider picture.

The district return figures count winners only. Completed condominiums in District 11 show a median annualised return of 3.2% across 390 profitable matched exits in four projects, with a median hold of 11.5 years and a median realised gain of $628,000. That is above the 2.3% CCR segment median across 3,041 exits. But the dataset records profitable exits, so those medians describe what successful sellers achieved, never the odds of achieving it. The full workings are on our resale exit dashboard.

What this means for the next Core Central Region launch

Three things carry forward.

First, unsold stock at Dunearn House is not spread evenly, and that shapes the resale picture in 2030 and 2031. Of the 170 units left, 67 are four-bedroom formats, 61 of them in the two premium layouts above $4 million, and 46 are two-bedroom premium units. Only 15 are three-bedroom. Whoever buys a three-bedder here will be selling into scarcity within the development; whoever buys a large premium four-bedder will be competing with whatever the developer has not cleared by completion.

Second, the CCR as a whole still has depth to work through. Across 19 selling CCR projects in our dataset, 2,193 of 6,065 units remain unsold, an absorption rate of 63.8%, against 81.5% across all 72 selling projects we track. District 11 alone has roughly 1,100 more units coming through Bukit Timah Road GLS, Peck Hay Road GLS, The Serra Residences and Dunearn Road (Plot 2), most of them on land bought dearer.

Third, the quantum ceiling is the number to watch, not the psf. If the next Turf City launch prices at the $3,430 to $3,610 psf its land rate implies, a 1,184 sqft four-bedroom there lands around $4.1 million to $4.3 million, which is precisely the band where take-up fell to 14 to 17% at Dunearn House. Either the layouts shrink or the take-up does. Our Dunearn House project page carries live pricing and sell-through as the data refreshes, and the launch map tracks every project in the pipeline.

Frequently asked questions

Sources & methodology

Unit counts, size bands, price bands, psf bands and per-layout availability for Dunearn House are taken from the developer price list and availability schedule as at 27 July 2026. Units sold per layout is total units less published availability; the ten layout figures sum to 210, which reconciles with the project-level sell-through of 55.3%. Site facts are from URA's tender award notice of 3 July 2025 for the Dunearn Road parcel: site area 13,491.9 sqm, maximum permissible gross floor area 32,381 sqm, tendered price $491,454,208, or $1,410 psf per plot ratio, on a 99-year lease.

Segment medians, land-to-launch multiples, unsold-stock counts and comparative project figures are computed from PropertyInsider.sg's compilation of 107 tracked new launch and Government Land Sales projects, updated 27 July 2026. District and segment resale returns come from our matched resale-exit dataset covering January 2018 to April 2026, built from URA caveat data; it records profitable matched exits only. Estimated launch prices for pipeline sites follow our pricing model v2, documented at propertyinsider.sg/research/pricing-methodology. School distances are straight-line estimates computed from project and school coordinates against MOE's school register, not official home-school distances. Cross Island Line and Turf City station timing is as officially targeted by LTA for 2032.

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