# Dunearn House kicks off Bukit Timah Turf City's revival with new homes priced from $1.475 mil

- **Source:** EdgeProp Singapore
- **Published:** 2026-07-10T01:00:00.000Z
- **Author:** Cecilia Chow and Ashley Lo
- **Original:** https://www.edgeprop.sg/property-news/dunearn-house-kicks-bukit-timah-turf-citys-revival-new-homes-priced-1475-mil
- **Topics:** HDB & Public Housing, Private Residential, New Launches

## Featured rationale

Its first-mover position and family-focused mix may capture pent-up upgrader and owner-occupier demand ahead of further supply in the 15,000- to 20,000-home precinct.

## AI summary

The 380-unit Dunearn House, Bukit Timah Turf City’s first private residential project, launched from $1.475 million, or $2,799 psf, with sales starting July 25.

## Original article

For 66 years, crowds gathered at the former Bukit Timah Race Course, off Dunearn Road — not for condo showflats, but to watch horses. Opened in 1933, the racecourse drew Singapore and foreign dignitaries alike, most memorably a 1972 visit by Queen Elizabeth II, Prince Philip and Princess Anne.

Henry Ong, Frasers Property’s senior director of development management, recollects that glamorous era, when the site was “the playground for European high society, local wealthy families and once graced by British royalty”.

The 176ha site is entering its third reincarnation. Racing ended in 1999. The next two decades were characterised by a series of interim uses — a car mart, a shopping arcade, golf driving range and sports fields. Under its latest Master Plan, URA unveiled plans to redevelop the site into the new Bukit Timah Turf City precinct, with a long-term vision for 15,000 to 20,000 homes, including Bukit Timah’s first public housing in almost 40 years.

Search for the latest New Launches, to find out the transaction prices and available units

A first-mover in a storied address

The first private residential project to break ground in the new precinct is Dunearn House, a 380-unit, 99-year leasehold condo previewing on July 10, with sales starting a fortnight later on July 25. “We are very excited because from the time it first opened in the 1930s, and now — nearly a century later — we have the opportunity to kickstart the redevelopment of Turf City with Dunearn House,” says Ong.

The 145,173 sq ft site was hotly contested when it was put up for tender, drawing nine bids by the close in June 2025. The consortium of Frasers Property, CSC Land Group and Sekisui House submitted the winning bid of $491.45 million, or $1,410 psf per plot ratio (ppr).

The 380 units are split into two collections. Fronting Dunearn Road are three 10-storey blocks — the Luxury Collection — with efficient two- and three-bedroom units aimed at smaller families making their first move into Bukit Timah. Behind them, two 19-storey blocks form the Pinnacle Collection, offering larger three- and four-bedroom-plus-study units designed for bigger families and right-sizers from nearby landed estates.

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While two-bedroom units make up 176 (46.3%) of Dunearn House’s units, three- and four-bedroom units account for 204 (53.7%) of the development. The units within the development are designed to be “family-centric”, notes Frasers Property’s Ong.

Indicative prices for two-bedroom units (527 to 678 sq ft) start from $1.475 million ($2,799 psf); three-bedders (872 to 1,001 sq ft) from $2.597 million ($2,978 psf); and four-bedroom units (1,184 to 1,378 sq ft) from $3.588 million ($3,030 psf).

“Dunearn House’s indicative pricing reflects the premium associated with the Bukit Timah area,” says Mohan Sandrasegeran, SRI head of research and data analytics. “It is also well-aligned with prevailing buyer preferences.”

Read also: Frasers Property, CSC Land and Sekisui House to preview Dunearn House on July 10, with prices starting from $2,799 psf

According to SRI Research, the $2 million to under $3 million segment took the largest share of new non-landed private home transactions in the Core Central Region (CCR) in 1H2026, at 45%, with homes below $2 million next at 26.6%.

Schools, trains and trees

Ong himself lives in Bukit Timah, and having “lived and breathed” the area, says its biggest draw is proximity to popular schools — from Nanyang Primary School to Methodist Girls’ School, Nanyang Girls’ High School, Hwa Chong Institution and National Junior College. “Families who live in Bukit Timah generally stay for the duration of their children’s primary and secondary or even up to pre-university years, which could be 10 to 12 years,” he notes.

Dunearn House is a four- to 10-minute walk from the Sixth Avenue and King Albert Park MRT stations, and the future Turf City MRT Station. From Sixth Avenue Station, it’s just two stops to Botanic Gardens Interchange Station for the Downtown and Circle lines. The Circle Line’s final three stations — Keppel, Cantonment and Prince Edward Road — will open on July 12, completing the loop and improving connectivity islandwide, Ong notes.

The area’s other draw is nature: Bukit Timah Nature Reserve, the Botanic Gardens, and a 29km cycling trail from the old Bukit Timah Fire Station to Tanjong Pagar Railway Station are nearby. The Turf City redevelopment adds a 40ha nature park incorporating the existing Eng Neo Avenue Forest and Bukit Tinggi.

The precinct comprises four neighbourhoods — Stables Commune along Dunearn Road, Racecourse Neighbourhood around the old Grandstand, the hillier Saddle Club Knolls, and Tinggi Hills overlooking the Central Catchment Nature Reserve — each envisioned as a “10-minute neighbourhood” with shopping, recreation and transport all within a short walk.

Dunearn House sits in Stables Commune, on the site of the old stables and workers’ quarters, next to the Art-Deco former Dunearn Water Depot built in 1952. It is surrounded by the landed estates of Kampong Chantek and Vanda Road and the Good Class Bungalow areas of Swiss Club Road and Binjai Park.

Read also: Lentor Gardens Residences preview on July 4-5 drew 5,000 visitors

The consortium engaged Ong & Ong — architects behind some of Bukit Timah, Dalvey Estate and Bishopsgate’s most iconic bungalows — to bring “the landed living feel” into the design, says Ong.

A different kind of first mover

Unlike Singapore’s other new master-planned precincts, which tend to sit in suburban areas, Bukit Timah Turf City is embedded in an already-established, prime residential estate in District 11 of the CCR.

“Projects in those areas, being located in the Outside Central Region, are positioned as mass market homes, and tap a broader demand catchment,” says Kelvin Fong, CEO of PropNex. “Dunearn House, being the very first launch in the high-profile Bukit Timah Turf City, could see firm buying interest and a healthy launch performance later this month.”

Marcus Chu, CEO of ERA Singapore, expects the precinct to become “livelier” with new infrastructure, including the Turf City MRT Station on the Cross Island Line, which is expected to open by 2032. “Proximity to an MRT station often raises property values, so residents of Dunearn House could have an advantage when reselling their units.”

PropNex’s Fong expects buyers to span owner-occupiers, HDB upgraders, investors and right-sizers from nearby landed housing. He sees core demand from families drawn to the school cluster and low-density surroundings, plus longer-horizon buyers betting on the precinct’s transformation.

Weighing it against the competition

The last new 99-year leasehold launch in Bukit Timah was the 476-unit Fourth Avenue Residences in January 2019. Completed in 2022, it is linked directly to the Sixth Avenue MRT Station. Its resale transactions, based on caveats lodged from April to June, ranged from $2,674 psf for a 710 sq ft two-bedder to $2,849 psf for a 1,109 sq ft three-bedder.

Other freehold project launches in the vicinity include the 285-unit Royalgreen (2019), 230-unit Perfect Ten (2021), 180-unit Watten House (2023) and boutique 32 Gilstead (2024) — all fully sold.

“For freehold condos in the prime districts, the unit mix is very different as they tend to be larger,” says Dominic Lee, PropNex head of luxury team and investment sales.

For instance, Watten House’s four-bedroom units and penthouses — the fastest-selling units — fetched $11.8 million ($3,457 psf) to $14.5 million ($3,545 psf). “It’s a different league of buyers, and they tend to be more affluent,” Lee adds. “For Dunearn House, it’s more aspirational, and [the buyers are] predominantly upgraders.”

Mark Yip, CEO of Huttons Asia, notes that in 2025, almost 80% of new CCR homes were bought by Singaporeans at prices around $3 million. About 15.7% of these CCR buyers had an HDB address and 55.3% a private one.

Still, Dunearn House may see more private homeowners who are rightsizing or transferring wealth to their children, adds Yip. As at 1Q2026, Bukit Timah has over 10,000 landed homes and more than 22,000 non-landed units — providing a substantial demand pool, he notes.

PropNex’s Fong adds that rising land costs could push future prices higher: land rates for Government Land Sales in the Rest of Central Region (RCR) have recently crossed $1,400 to $1,500 psf ppr, close to what Dunearn House’s CCR site fetched last year at $1,410 psf ppr.

In May, a joint venture between Wing Tai Holdings and Metro Holdings acquired the neighbouring Dunearn Road GLS site for $533 million ($1,625 psf ppr). They plan to develop the site into a new 330-unit private condo.

How the wider CCR market is faring

Two other CCR projects were rolled out in 1H2026: the 246-unit freehold Newport Residences in Tanjong Pagar in late January, which sold 57% of units at an average $3,370 psf; and the 455-unit leasehold River Modern in early March, which sold 90% at an average $3,266 psf on its launch weekend — “despite being launched a week after the US-Iran war started”, notes PropNex’s Lee.

In 2025, seven CCR projects were launched, including the 348-unit Robertson Opus, 524-unit River Green and 666-unit Skye at Holland. Combined new CCR unit sales hit 1,916 last year, versus just 378 in 2024 — a jump ERA’s Chu attributes to “appealing projects”. He points to River Green and Skye at Holland, where take-ups were 88% and 99% respectively on their launch weekends.

The median price gap between new non-landed CCR and RCR homes narrowed to 10% in 2025 — the tightest on record, according to PropNex Research — before widening back to around 20% in 1H2026 (CCR at $3,184 psf versus RCR’s $2,643 psf).

“Despite the widening gap, it remains narrow by historical standards”, well below the 40% to 80% range seen between 2006 and 2019, says Fong. “From that perspective, prime homes today still trade at a comparatively moderate premium to the city fringe.”

More CCR supply is entering the market in 2H2026: Amberwood at Holland, The Serra Residences on Bassein Road and One Leonie Residences, which collectively offer 743 units, says ERA.

Huttons’ Yip expects rising land and construction costs — the latter driven by the US-Iran war — to push 2027 CCR launch prices towards $3,600 psf. “Dunearn House is well-priced against comparable resale units and new CCR launches in 2026,” he adds. “It should see a strong take-up.”

Frasers Property’s Ong is more circumspect: Given how new CCR launches have fared in 1H2026, he says, “we would be happy if we could achieve a take-up rate of 70% at launch”.

Check out the latest listings for Dunearn House properties

## Chinese translation

> Translation model: grok

### Dunearn House开启武吉知马赛马城复兴，新盘定价自147.5万新元起

鸣枪起跑：武吉知马赛马城首个公寓项目Dunearn House于7月10日预览，7月25日开售，售价自每平方英尺2,799新元起。

66年来，人群曾聚集在敦尼路旁的前武吉知马赛马场——不是为了看样板房，而是为了看赛马。赛马场于1933年启用，吸引新加坡与外国政要，最令人难忘的是1972年伊丽莎白二世女王、菲利普亲王与安妮公主的到访。

辉盛置地（Frasers Property）发展管理高级总监Henry Ong回忆那个光彩年代，称该地曾是“欧洲上流社会、本地富裕家庭的游乐场，也曾迎来英国王室的光顾”。

这片176公顷土地正迎来第三次转身。赛马于1999年结束。随后二十年，场地被临时用作车行、购物廊、高尔夫练习场与运动场。在最新总体规划下，市区重建局（URA）公布将此地再开发为新的武吉知马赛马城（Bukit Timah Turf City）片区，远期愿景为1.5万至2万套住宅，其中包括武吉知马近40年来首批公共组屋。

搜索最新新盘资讯，了解成交价与可售单位

传奇地址上的先行者

新片区内首个破土的私人住宅项目是Dunearn House——380个单位、99年地契公寓，7月10日预览，两周后的7月25日开售。“我们非常兴奋，因为从1930年代首次开放，到近一个世纪后的今天，我们有机会以Dunearn House启动赛马城的再开发，”Ong说。

这幅145,173平方英尺地段招标时竞争激烈，2025年6月截标时共获九份标书。由辉盛置地、CSC Land Group与积水房屋（Sekisui House）组成的财团以4.9145亿新元中标，折合约容积率每平方英尺1,410新元（psf ppr）。

380个单位分为两大系列。面向敦尼路的是三栋10层楼——奢华系列（Luxury Collection），以高效两房与三房单位为主，面向首次迁入武吉知马的小家庭；其后两栋19层楼构成巅峰系列（Pinnacle Collection），提供更大的三房与四房加书房单位，面向大家庭以及附近有地住宅的“权利缩尺”（right-sizer）买家。

尽管两房单位占176套（46.3%），三房与四房合计204套（53.7%）。辉盛置地的Ong指出，项目单位设计“以家庭为中心”。

指示性售价：两房（527至678平方英尺）自147.5万新元起（每平方英尺2,799新元）；三房（872至1,001平方英尺）自259.7万新元起（每平方英尺2,978新元）；四房（1,184至1,378平方英尺）自358.8万新元起（每平方英尺3,030新元）。

SRI研究与数据分析主管Mohan Sandrasegeran表示：“Dunearn House的指示性定价反映了武吉知马地段的溢价，也与当前买家偏好高度吻合。”

另读：辉盛置地、CSC Land与积水房屋将于7月10日预览Dunearn House，售价自每平方英尺2,799新元起

据SRI研究，2026年上半年核心中央区（CCR）新建非有地私人住宅成交中，200万至不足300万新元区间占比最大，达45%；200万新元以下次之，为26.6%。

学校、地铁与绿树

Ong本人住在武吉知马，他“亲身感受”后认为，最大吸引力是靠近热门学校——从南洋小学到美以美女校、南洋女中、华侨中学与国家初级学院。“住在武吉知马的家庭，一般会在子女小学、中学甚至大学预科阶段一直住下去，可能长达10到12年，”他指出。

Dunearn House步行约4至10分钟可达第六大道与亚柏王园地铁站，以及未来的赛马城地铁站。从第六大道站仅两站即可抵达植物园转乘站，衔接滨海市区线与环线。环线最后三站——吉宝、广东民与爱德华太子路——将于7月12日启用，完成环线并提升全岛连通性，Ong指出。

该区另一大吸引力是自然：武吉知马自然保护区、植物园，以及从旧武吉知马消防局至丹戎巴葛火车站约29公里的骑行道。赛马城再开发还将增设40公顷自然公园，纳入现有英尼奥大道森林与武吉丁宜。

片区分为四个邻里——沿敦尼路的马厩公社（Stables Commune）、旧大看台一带的赛马场邻里（Racecourse Neighbourhood）、地势较高的马鞍俱乐部丘（Saddle Club Knolls），以及俯瞰中央集水区自然保护区的丁宜山丘（Tinggi Hills）——每个都被设想为“10分钟邻里”，购物、休闲与交通皆在短步行距离内。

Dunearn House坐落马厩公社，位于旧马厩与工人宿舍原址，毗邻建于1952年的装饰艺术风格前敦尼水务站。周边是甘榜赞德与万达路有地住宅区，以及瑞士会馆路与宾杰公园的优质洋房（GCB）区。

另读：Lentor Gardens Residences 7月4–5日预览吸引5,000名访客

财团委托Ong & Ong——曾打造武吉知马、达尔维庄园与主教门部分标志性洋房的建筑师——将“有地居住的感觉”融入设计，Ong说。

另一种先行者

与新加坡其他多位于郊区的新总体规划片区不同，武吉知马赛马城嵌入核心中央区第11邮区一个已成熟的优质住宅区。

PropNex首席执行官Kelvin Fong表示：“那些位于中央区以外的项目被定位为大众市场住宅，可触及更广泛的需求圈。Dunearn House作为备受瞩目的武吉知马赛马城首个新盘，本月稍后开售时有望迎来稳健买盘与健康的开盘表现。”

ERA新加坡首席执行官Marcus Chu预计，随着包括跨岛线赛马城地铁站（预计2032年前开通）等新基础设施落地，片区将更“热闹”。“靠近地铁站往往提升物业价值，因此Dunearn House住户在转售时可能具备优势。”

PropNex的Fong预计买家将涵盖自住者、组屋升级客、投资者，以及附近有地住宅的权利缩尺者。他认为核心需求来自受学校群与低密度环境吸引的家庭，以及看好片区转型的长线买家。

与竞品比较

武吉知马上一次99年地契新盘，是2019年1月推出的476单位Fourth Avenue Residences。该项目2022年竣工，直接连通第六大道地铁站。根据4月至6月呈报的买卖契约，其转售成交从710平方英尺两房每平方英尺2,674新元，到1,109平方英尺三房每平方英尺2,849新元。

附近永久地契新盘包括285单位Royalgreen（2019）、230单位Perfect Ten（2021）、180单位Watten House（2023）以及精品盘32 Gilstead（2024）——均已售罄。

PropNex豪华团队与投资销售主管Dominic Lee表示：“优质邮区永久地契公寓的单位结构很不同，往往更大。”

例如，Watten House销情最快的四房与顶层单位，成交价达1,180万新元（每平方英尺3,457新元）至1,450万新元（每平方英尺3,545新元）。“那是另一层级的买家，通常更富裕，”Lee补充，“对Dunearn House而言，更偏‘向上流动’的定位，买家以升级客为主。”

合登亚洲（Huttons Asia）首席执行官Mark Yip指出，2025年约80%的新建CCR住宅由新加坡公民购入，价格约在300万新元左右。这些CCR买家中约15.7%地址为组屋，55.3%为私人住宅。

Yip补充，Dunearn House仍可能吸引更多正在权利缩尺或向子女转移财富的私人住宅业主。截至2026年第一季，武吉知马有逾1万套有地住宅及超过2.2万套非有地单位——提供可观的需求池。

PropNex的Fong补充，地价上升可能推高未来售价：中央区其余地带（RCR）政府售地计划的地价近期已突破容积率每平方英尺1,400至1,500新元，接近Dunearn House去年CCR地段的1,410新元容积率单价。

5月，永泰控股（Wing Tai Holdings）与美罗控股（Metro Holdings）合资以5.33亿新元（容积率每平方英尺约1,625新元）拿下邻近的敦尼路政府售地。他们计划在此开发约330单位的私人公寓。

更广阔的CCR市场表现

2026年上半年另有两个CCR项目推出：1月下旬丹戎巴葛246单位永久地契Newport Residences，售出57%，均价每平方英尺3,370新元；3月初455单位有地契River Modern，开盘周末售出90%，均价每平方英尺3,266新元——“尽管在美伊战争爆发一周后推出”，PropNex的Lee指出。

2025年共有七个CCR项目推出，包括348单位Robertson Opus、524单位River Green与666单位Skye at Holland。新建CCR单位全年成交1,916套，对比2024年仅378套——ERA的Chu将其归因于“有吸引力的项目”。他点名River Green与Skye at Holland，开盘周末认购率分别为88%与99%。

据PropNex研究，新建非有地CCR与RCR住宅的中位价差在2025年收窄至10%——为有记录以来最窄——2026年上半年又回扩至约20%（CCR每平方英尺3,184新元，RCR为2,643新元）。

“尽管价差扩大，以历史标准仍属偏窄”，远低于2006至2019年间40%至80%的区间，Fong说。“从这个角度看，如今优质住宅相对城市边缘仍处于较温和的溢价。”

ERA表示，2026年下半年更多CCR供应入市：Holland的Amberwood、Bassein Road的The Serra Residences与One Leonie Residences，合计提供743个单位。

合登的Yip预计，地价与建筑成本上升——后者受美伊战争推动——将把2027年CCR新盘价格推向每平方英尺约3,600新元。“相对可比转售单位与2026年新建CCR盘，Dunearn House定价合理，”他补充，“应会有强劲认购。”

辉盛置地的Ong更为审慎：鉴于2026年上半年新建CCR盘表现，他说，“若开盘能达到70%认购率，我们就会满意。”

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