Dunearn House Review: Turf City's First Condo, Priced for Bukit Timah

Dunearn House is the first condo out of the gate in the Turf City redevelopment, and its booking day on 25 July 2026 will set the price benchmark for a precinct planned to hold up to 20,000 homes. We walk through the numbers, the location trade-offs, and the checks worth running before you commit a cheque.

The project at a glance

Fact	Detail
Developer	Phoenix Dunearn Pte Ltd (Frasers Property, Sekisui House, CSC Land Group)
Tenure	99-year leasehold
Units	380, across two 19-storey towers and three 10-storey blocks
Site	About 145,173 sq ft on Dunearn Road, Bukit Timah
Preview / booking	10 July / 25 July 2026
Expected TOP	Estimated 2030

Figures via EdgeProp's launch report and Stacked Homes' review.

Indicative pricing, by unit type

Unit type	Size	From	Entry PSF
2-bedroom	527–678 sq ft	$1.475M	$2,799
3-bedroom	872–1,001 sq ft	$2.597M	$2,978
4-bedroom	1,184–1,378 sq ft	$3.588M	$3,030

Two things stand out in that table. First, the entry quantum: $1.475 million buys into Bukit Timah, a district where landed homes and older freehold condos dominate, and that number will draw buyers who care more about the address than the floor area. A 527 sq ft two-bedder is compact; view the showflat unit with your furniture in mind, and read our list of showflat mistakes first-time condo buyers make before you go.

Second, the jump between unit types. The cheapest three-bedder costs $1.1 million more than the cheapest two-bedder. Families upgrading from an HDB flat should price that gap against resale alternatives nearby, where freehold units of similar size sometimes transact lower on quantum. The premium buys a new project and the precinct's upside; whether that trade is worth $1.1 million depends on your horizon.

Layouts: ten configurations across three sizes

The 380 units break into a wider spread of layouts than the three-row pricing table suggests, per Stacked Homes' review:

Layout	Size
2-bedroom	527 sq ft
2-bedroom premium	614 sq ft
2-bedroom + study	657–678 sq ft
3-bedroom	872 sq ft
3-bedroom + flexi	936 sq ft
3-bedroom + study	947–969 sq ft
3-bedroom premium	1,001 sq ft
4-bedroom	1,184 sq ft
4-bedroom premium	1,302–1,313 sq ft
4-bedroom + study	1,378 sq ft

The spread inside each bedroom count matters more than it looks. A 2-bedroom + study at 678 sq ft gives you 29% more floor than the base two-bedder for the same bedroom count, so ask for the price step between layouts, not just between bedroom counts, when you get the full price list. Stacked Homes also notes enclosed kitchens with natural ventilation across the layouts, a genuine daily-life difference from the open-plan kitchens most compact new launches ship with.

Facilities run to two clubhouses, a 50-metre lap pool, wellness pools, a gym, a tennis court, a teppanyaki pavilion and dispersed children's play areas. With 380 units sharing them, the per-owner load sits in comfortable territory; the maintenance-fee arithmetic that punishes small developments with big facilities works in this project's favour.

The Turf City bet

Buying Dunearn House means underwriting a precinct that does not exist yet. The former racecourse grounds are planned for up to 20,000 private and public homes, with a Turf City station on the Cross Island Line slated for around 2032, two years after the estimated TOP.

Both sides of the bet:

• Upside. First movers in a master-planned precinct buy before the amenities, the MRT station, and the later (usually pricier) launches arrive. The nearest existing station, Sixth Avenue on the Downtown Line, already serves the site.
• Downside. You will live next to construction for years. Every subsequent plot in the precinct means hoarding, dust and worksite traffic, and later launches give future buyers alternatives that could cap short-term resale gains. The 4-year Seller's Stamp Duty window makes a quick exit expensive anyway, so buy with a long hold in mind.

Location beyond the precinct

The established Bukit Timah draws remain: Sixth Avenue MRT within walking distance, and Methodist Girls' School (Primary) inside 1km per Stacked Homes' measurement, which matters for the Primary One ballot. Verify the 1km radius against your exact block and MOE's school-distance rules before you weight it in your decision; developers measure from the nearest site boundary, MOE measures from your address.

Financing the purchase

A new launch runs on the progressive payment schedule: you pay in stages as construction hits milestones, rather than the full sum at completion. That eases early cash flow but stretches your exposure across four years of a rising or falling rate cycle. The 25% downpayment rules (5% hard cash minimum with a bank loan) and the CPF mechanics, including the accrued-interest meter that starts the day you draw on your Ordinary Account, are covered in our guide to using CPF for property.

If the purchase depends on selling an HDB flat, sequence matters as much as price. The ABSD maths and the three ways to order the two transactions are in should you sell your HDB before buying a condo.

Who Dunearn House fits

• Buyers who want Bukit Timah at the lowest available quantum. The two-bedders are the cheapest new-launch entry into the district in this cycle, at the cost of floor area.
• Long-horizon families betting on the precinct. If you plan to hold through TOP in 2030 and the Cross Island Line's arrival around 2032, you capture the upside the first launch is priced to offer.
• Skip it if you need space per dollar today, or if your plans might force a sale inside the SSD window. Resale condos in the area offer more floor area for the same money, with the trade-offs any older project carries.

Before booking day

Four checks, in order:

1. Confirm the final price list on 25 July rather than relying on preview indications; developers adjust between preview and booking, in either direction, depending on how the preview crowd converted.
2. Walk the actual site, at noon and again in the evening. The showflat sits in controlled lighting; your stack will face whatever the Turf City master plan puts opposite it. Pull the URA Master Plan for every neighbouring plot and assume each one gets built.
3. Write the full cash schedule before you reserve: booking fee, Buyer's Stamp Duty within 14 days of exercising, legal fees, and the progressive payments through 2030. The cash-first rule on private stamp duty catches buyers who assumed CPF covers everything.
4. Stress-test the mortgage above today's rate. Your bank already does this for approval; do it for your own budget too, because the loan you service in 2030 will be priced at 2030's rates.

Bring us your shortlist if you want the numbers stress-tested against your own finances rather than the showflat's assumptions.

Sources: EdgeProp — Dunearn House preview report, Stacked Homes — Dunearn House review, Stacked Homes — Dunearn House pricing review, 99.co — Turf City launch coverage.