🏢Dunearn House

Property Insights
Written By Edmund Lim

Dunearn House (达恩豪庭): CCR Address, RCR Price Tag? The 6-Layer Framework You Need to See

The Bukit Timah enclave has always been synonymous with legacy, prestige, and premium real estate[cite: 1]. But with the upcoming launch of Dunearn House (达恩豪庭), the Core Central Region (CCR) narrative is getting a major shake-up[cite: 1].

If you are looking for a property that balances lifestyle, first-mover capital advantage, and solid downside protection, this detailed breakdown is for you. Here is everything you need to know about Dunearn House through the clear 6-Layer Confidence Framework[cite: 1].

📌 Project Overview at a Glance

  • Developer: Phoenix Dunearn Pte Ltd (A joint venture between Frasers Property, CSC Land, and Sekisui House)[cite: 1].

  • Location: District 11 – Core Central Region (Bukit Timah, Swiss Club Subzone)[cite: 1].

  • Site Area / Plot Ratio: 145,255.6 sq ft / 2.4[cite: 1].

  • Description: 2 blocks of 19-storey and 3 blocks of 10-storey residential buildings housing a total of 380 exclusive units[cite: 1].

  • Tenure: 99-year leasehold (commencing 30 September 2025)[cite: 1].

  • Unit Mix: Generous sizes ranging from 2-Bedroom (527 sq ft) up to 4-Bedroom Premium + Study (1,378 sq ft)[cite: 1].

  • Expected Preview: Mid-July 2026[cite: 1].

🔍 The 6-Layer Confidence Framework

1. Land Sales & Price Protection Confidence

  • The First-Mover Advantage: Dunearn House was awarded at $1,410 psf ppr. Just down the road, the Dunearn 2 GLS site was awarded at $1,625 psf ppr—a massive 15% jump in land costs before a single brick has even been laid.

  • The Cost of Waiting: If you wait for future launches in the immediate precinct, the rising land tide means you could end up paying significantly more for a similar footprint:

    • +$215,000 for the next Dunearn Site.

    • +$410,000 for the next Bukit Timah Site.

    • +$455,000 for the Peck Hay Rd Site.

2. Harmonisation Effect Confidence

  • Brand New & Optimized: Dunearn House is built under the latest URA harmonisation rules for gross floor area (GFA). This means buyers get highly efficient, streamlined layouts with zero wasted space on air-con ledges, giving you maximum liveable space for every dollar spent[cite: 1].

3. Resale & Existing New Launch Confidence

  • Attractive Entry Benchmarks: Look at the current CCR new launch inventory where the average entry price for a 3-bedroom sits around $4.18M, and 4-bedrooms average $7.09M[cite: 1].

  • Proven Profitability: Nearby 99-year leasehold projects in Bukit Timah have consistently demonstrated strong resale performance upon TOP[cite: 1]:

    • Fourth Avenue Residences (TOP 2023): 3-bedroom units recorded profits up to $471,000 over a 4-to-6 year holding period[cite: 1].

    • Mayfair Modern (TOP 2024): 3-bedroom units achieved profits of up to $480,000[cite: 1].

    • Mayfair Garden (TOP 2024): 3-bedroom transactions saw up to $320,000 in gains[cite: 1].

4. Robust Rental Confidence

  • Proven Tenant Demand: Over the past 12 months, a whopping 2,407 units were rented out within a 2km radius of Sixth Avenue MRT[cite: 1].

  • Healthy Rental Yield Indicators: Neighboring projects highlight strong rental support across all unit types[cite: 1]:

    • 2-Bedders: Average rentals hover between $4,100 to $4,700/month (with maximums reaching $5,800/month at Fourth Avenue)[cite: 1].

    • 3-Bedders: Average rentals stretch from $5,800 to $7,350/month[cite: 1].

    • 4-Bedders: Average rentals comfortably reach $9,000 to $11,325/month in premium developments like Maplewoods and Fourth Avenue[cite: 1].

5. Bukit Timah Turf City Transformation Confidence

  • Massive Infrastructure Injections: You aren't just buying a condo; you are investing in a future mega-precinct[cite: 1]. The nearby Turf City transformation will introduce 15,000 to 20,000 new public and private homes, creating a massive future pool of localized upgraders[cite: 1].

  • Unrivaled Amenities & Greenery: The master plan includes Singapore’s 9th Central Nature Park (a 40-hectare green lungs project right next door), 22 conserved heritage buildings, localized retail, medical, childcare facilities, and a brand-new integrated bus interchange—all within a 10-minute walk[cite: 1].

  • Dual-Line Connectivity: Walk to the upcoming Turf City MRT (Cross Island Line, target 2032), while King Albert Park MRT evolves into a seamless dual-line interchange connecting the Downtown Line and Cross Island Line[cite: 1].

6. Strong Exit Confidence

  • The "Newest Kid on the Block" Premium: When Dunearn House achieves its expected TOP in 2030, neighboring legacy projects like The Tessarina, The Cascadia, and Floridian will be between 18 to 27 years old[cite: 1]. Even newer completions like Fourth Avenue Residences and Royalgreen will be 8 years old[cite: 1]. Dunearn House will stand out as the freshest, most modern premium development for miles around, ensuring high liquidity when it's time to exit[cite: 1].

📈 Unit Mix & Estimated Entry Tiers


💡 Beyond Buying & Selling: Real Estate Restructuring is a Science

Navigating standard buy-and-sell transactions in new launches and resale markets is only the surface of real estate. True wealth protection in Singapore requires meticulous structural planning.

Are you currently facing complex real estate transitions that require expert technical handling? Talk to me about:

  • Asset Decoupling & Restructuring: Strategizing how to legally hold properties under separate names to maximize your Loan-to-Value (LTV) limits and free up names for investment without incurring hefty Additional Buyer’s Stamp Duty (ABSD).

  • Multi-Generational Legacy & Trust Planning: Structuring property purchases under a Trust for your children safely, ensuring compliance with MAS and IRAS regulations.

  • HDB to Private Transition Math: Developing a bulletproof, asset-progression timeline with stress-tested cash reserves so your family is never over-leveraged.

  • CPF Optimization & Inheritance Disputes: Navigating complex inheritance property structures, managing estate-held properties, and optimizing CPF usage between spouses for maximum interest accrual savings.

📞 Connect with Edmund Lim

Don't leave your property asset progression to guesswork. For dedicated consultation on complex decoupling strategies, inheritance real estate structures, and long-term wealth planning:

Contact Edmund Lim today to unlock your next property restructuring breakthroug

Edmund Lim
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