# Why Turf City's transformation will boost property values in Districts 10 and 11

- **Source:** EdgeProp Singapore
- **Published:** 2026-07-09T07:00:00.000Z
- **Author:** Christine Sun
- **Original:** https://www.edgeprop.sg/property-news/why-turf-citys-transformation-will-boost-property-values-districts-10-and-11
- **Topics:** HDB & Public Housing, Commercial & Industrial, Transactions & Deals

## Featured rationale

New amenities, connectivity and population growth could support nearby Districts 10 and 11 values while creating fresh leasehold choices and a future pool of HDB upgraders.

## AI summary

The 176ha Turf City site will be transformed over 20 to 30 years with approximately 15,000 to 20,000 homes, amenities, green spaces and conserved buildings.

## Original article

Turf City is set for a wave of new housing projects and large-scale transformation works. These changes are expected to lift property values and fuel strong buying demand in nearby Districts 10 and 11.

Situated at the heart of the Bukit Timah Planning Area, Turf City will be revitalised into a new housing estate over the coming decades. The massive 176ha site, bounded by Dunearn Road and Eng Neo Avenue, will be redeveloped to create around 15,000 to 20,000 new homes.

Notably, this marks the first time in almost 40 years that new public housing flats will be built in Bukit Timah, alongside new private residences and commercial developments.

Read also: Aspial sells skyscraper site at discount; Huationg buys land for dormitory; and other listco property deals

Once completed in 20 to 30 years, the estate will offer a diverse mix of brand new amenities — dining spots, retail shops, recreational spaces, sports facilities, schools and healthcare facilities — alongside community infrastructure that weaves in heritage and ecological elements.

This redevelopment is vital to boosting the value of existing properties in the nearby prime districts, which will only continue to age over time as the area develops. Besides, few buying opportunities exist for new entrants today as existing properties are fully occupied. Most are also freehold, meaning the land is unlikely to be freed up for redevelopment unless a successful collective sale takes place.

With more homes being built in the new Turf City precinct, younger investors and homeowners will finally have the chance to buy into a brand new housing enclave. Many Singaporeans are likely to be drawn to the area, particularly HDB upgraders keen to move closer to the city fringe or downtown areas.

Familiar household name

Turf City is a familiar household name among Singaporeans. The place evokes strong memories, having been home to the former Singapore Turf Club since the 1930s. For over 60 years, the Turf Club was the epicentre of local horse racing and horse-riding academies.

The site was later repurposed for go-karting and other sports, including football, rugby and cricket. In 2012, the lifestyle mall The Grandstand opened, and its dining and shopping outlets quickly became popular with residents in the vicinity. Its car park was so vast that it housed one of the largest resale car showrooms in Singapore.

Turf City stands out among new growth areas

Bukit Timah is one of several planning areas in the Central Region, alongside Bishan, Bukit Merah, Geylang, Kallang, Marine Parade, Novena, Queenstown, the Southern Islands, Tanglin, Toa Payoh and the Central Area.

Read also: Why savvy Singapore investors build portfolios by investing in real estate without buying property

Several of these areas are undergoing major redevelopment at the same time, including the Greater Southern Waterfront, Bukit Timah, Marina Bay, Mount Pleasant and Pearl’s Hill.

Turf City stands out because its master plan strikes a rare balance of history, nature and modernity. Unlike other new residential estates built entirely from scratch, Turf City already carries a nostalgic footprint rooted in rich legacy.

Specifically, 22 heritage buildings will be integrated into the new estate and its public spaces. These include the grandstand built in 1933 — once graced by Queen Elizabeth II — several old stable blocks, and the Dunearn Water Depot.

The sheer scale of transformation is another point of distinction, unrivalled by other estate redevelopments. The entire Turf City estate will be divided into four precincts — Racecourse, Saddle Club Knolls, Tinggi Hill and Stables Commune — spanning a vast area of new residences, recreational spaces and sports facilities.

Neighbourhoods, lush greenery and ample amenities

Strong efforts will be made to preserve the area’s rich biodiversity, with existing habitats, flora and fauna incorporated into future neighbourhood parks and green spaces. Surrounded by natural woods and trees, some homes may even enjoy unobstructed views of the lush landscape.

Amid lush greenery and conserved heritage buildings, residents will also enjoy superior connectivity on foot, by bike or via public transport, with most residents living within a 10-minute walk of an MRT station or bus service.

Read also: Landed homes for $880,000: What's the catch, and why may some buyers consider them?

The estate is also well-placed near the Botanic Gardens, with the Orchard Road shopping belt and CBD a short drive away.

Strong investment potential

Thanks to this strong value proposition and convenience, residential homes in the area have enjoyed strong capital appreciation over the past decade.

Data from URA shows that the average price of new freehold condos in District 11 climbed 37.7% — from $2,132 psf between January and May 2016 to $2,935 psf over the same period in 2026.

Moving forward, more leasehold land parcels will be released for sale under the Government Land Sales Programme. While these homes carry shorter leases than freehold properties, their lower prices offer a more affordable entry point — and future buyers are likely to see stronger capital appreciation as a result.

As there are no new leasehold properties in District 11 for comparison, we can reference price trends in neighbouring District 10 instead, comparing its leasehold and freehold segments.

Going by URA data, the average price of new freehold condos in District 10 rose 84.9% — from $2,285 psf in January to May 2016 to $4,224 psf over the same period in 2026. By comparison, new leasehold condos in the same district climbed at a faster pace of 88.7%, from $1,824 psf to $3,443 psf.

This shows that the price growth of new leasehold condos in prime District 10 has outpaced that of their freehold counterparts, thanks to their lower entry prices. Future buyers of new leasehold properties in District 11 may enjoy similar benefits.

Further, District 11 currently has less housing stock and fewer transactions than prime Districts 9 and 10. This means future investors purchasing properties there may face less competition when the time comes to exit the market.

Buying opportunities and outlook

Investors and homebuyers will soon get their first shot at owning a private property in Turf City.

Dunearn House, developed by Frasers Property, Sekisui House and CSC Land Group, is slated to launch in July 2026.

Located at Stables Commune on Dunearn Road, the site sits close to the Swiss Club Road Good Class Bungalow Area. It is also near the Sixth Avenue MRT Station and the future Turf City station, and within reach of many reputable schools in Bukit Timah.

The 144,000 sq ft leasehold site can accommodate around 380 units. The land tender drew strong interest from developers, attracting nine bids, with the winning bid of $491.45 million working out to a land rate of $1,410 psf per plot ratio (ppr).

Strong buying interest is expected at launch as buyers look to secure a first-mover advantage — entering the precinct at a lower price point while capturing rental and resale potential ahead of future project releases.

A second site at Turf City was sold to Wing Tai and Metro in May 2026. It was similarly popular among developers, but was transacted at a much higher land rate of $1,625 psf ppr after six bids.

Sizeable pool of upgraders

For those considering public housing, future flats here may fall under the Prime Location Housing Model, given that the surrounding private residences sit within the Core Central Region. We anticipate strong interest from young couples and families, drawn by the area’s proximity to many reputable schools.

The transformation of Turf City will benefit not just its new residents, but also lift the value of existing homes in nearby prime Districts 10 and 11, driven by the influx of new amenities and population growth.

The future ramp-up of BTO flats in the area is poised to create a sizeable pool of HDB upgraders — a new wave of potential buyers for existing private residences in Districts 10 and 11.

Check out the latest listings for Turf City, Bukit Timah properties

## Chinese translation

> Translation model: grok

### 为何赛马城转型将提振第10与第11邮区物业价值

未来的赛马城市镇将引入多达2万套新住宅，并配套公园、遗产建筑与社区设施。

赛马城（Turf City）即将迎来一波新住房项目与大规模转型工程。这些变化预计将推高附近第10与第11邮区的物业价值，并激发强劲买盘。

位于武吉知马规划区核心的赛马城，将在未来数十年被重塑为新的住宅市镇。这片由敦尼路与英尼奥大道围合的176公顷大型地段，将被再开发，建造约1.5万至2万套新住宅。

值得注意的是，这是近40年来武吉知马首次兴建新公共组屋，同时还有新的私人住宅与商业开发。

另读：Aspial折价出售摩天楼地段；Huationg购地建宿舍；及其他上市企业物业交易

约20至30年建成后，该市镇将提供多元全新配套——餐饮、零售、休闲空间、体育设施、学校与医疗设施——以及融入遗产与生态元素的社区基础设施。

这一再开发对提振附近优质邮区现有物业价值至关重要，而这些物业会随地区发展而继续老化。此外，现有物业大多满租满住，新买家入场机会有限。多数亦为永久地契，除非集体出售成功，否则土地不太可能腾出再开发。

随着赛马城新片区兴建更多住宅，年轻投资者与置业者终于有机会买进全新住宅飞地。许多新加坡人可能被该区吸引，尤其是希望更靠近城市边缘或市中心的组屋升级客。

家喻户晓的名字

赛马城对新加坡人而言是熟悉的名字。这里唤起强烈回忆——自1930年代起曾是前新加坡赛马俱乐部所在地。六十多年来，赛马俱乐部是本地赛马与骑术学院的中心。

该地段后来被改作卡丁车及其他运动，包括足球、橄榄球与板球。2012年，生活方式商场The Grandstand开业，其餐饮与购物迅速受到周边居民欢迎。其停车场规模之大，曾容纳新加坡最大的二手车展厅之一。

赛马城在新增长区中脱颖而出

武吉知马是中央区若干规划区之一，与碧山、红山、芽笼、加冷、马林百列、诺维娜、女皇镇、南部群岛、东陵、大巴窑及中央区并列。

另读：为何精明的新加坡投资者通过不买物业的方式投资房地产来构建投资组合

其中多个区域正同步推进大型再开发，包括大南部滨水区、武吉知马、滨海湾、愉景园（Mount Pleasant）与珍珠山。

赛马城脱颖而出，因其总体规划罕见地平衡了历史、自然与现代。与完全从零建设的其他新住宅市镇不同，赛马城已承载植根于深厚传承的怀旧印记。

具体而言，22栋遗产建筑将融入新市镇及其公共空间。包括建于1933年、曾迎来伊丽莎白二世女王的大看台、若干旧马厩楼，以及敦尼水务站。

转型规模也是另一区别点，其他市镇再开发难以匹敌。整个赛马城市镇将分为四个片区——赛马场（Racecourse）、马鞍俱乐部丘（Saddle Club Knolls）、丁宜山（Tinggi Hill）与马厩公社（Stables Commune）——涵盖大片新住宅、休闲空间与体育设施。

邻里、葱郁绿化与充足配套

当局将大力保护该区丰富的生物多样性，把现有栖息地、动植物纳入未来邻里公园与绿地。在自然林木环绕下，部分住宅甚至可享无遮挡的葱郁景观。

在葱郁绿化与保育遗产建筑之中，居民还可享受优越的步行、骑行或公共交通连通性，多数居民步行10分钟内可达地铁站或巴士服务。

另读：88万新元有地住宅：有何玄机，为何部分买家仍会考虑？

该市镇亦紧邻植物园，乌节路购物带与中央商务区驾车可达。

强劲投资潜力

得益于这一强大价值主张与便利性，该区住宅过去十年享有强劲资本增值。

市区重建局数据显示，第11邮区新建永久地契公寓均价上升37.7%——从2016年1月至5月的每平方英尺2,132新元，升至2026年同期的每平方英尺2,935新元。

展望未来，更多有地契地段将通过政府售地计划释出。虽然这些住宅的租期短于永久地契，但较低价格提供更可负担的入场点——未来买家因此有望看到更强的资本增值。

由于第11邮区暂无可比的新建有地契物业，我们可参考邻近第10邮区，比较其有地契与永久地契板块的价格走势。

按市区重建局数据，第10邮区新建永久地契公寓均价上升84.9%——从2016年1月至5月的每平方英尺2,285新元，升至2026年同期的每平方英尺4,224新元。相比之下，同区新建有地契公寓增速更快，达88.7%，从每平方英尺1,824新元升至3,443新元。

这表明，优质第10邮区新建有地契公寓的价格涨幅已超过永久地契同类，因其入场价更低。第11邮区未来新建有地契物业买家或可享类似好处。

此外，第11邮区目前住房存量与成交量少于优质第9与第10邮区。这意味着未来在该区购入物业的投资者，在退出市场时可能面对较少竞争。

置业机会与展望

投资者与置业者很快将迎来在赛马城拥有私人物业的首次机会。

由辉盛置地、积水房屋与CSC Land Group开发的Dunearn House，定于2026年7月推出。

该地段位于敦尼路马厩公社，靠近瑞士会馆路优质洋房区，亦邻近第六大道地铁站与未来的赛马城站，并可触及武吉知马众多知名学校。

约14.4万平方英尺的有地契地段可容纳约380个单位。土地招标吸引发展商强劲兴趣，共获九份标书，中标价4.9145亿新元，折合容积率每平方英尺1,410新元。

开盘时预计买盘强劲，因买家希望抢占先发优势——以较低价位进入片区，并在未来项目释出前捕捉租金与转售潜力。

赛马城第二幅地段于2026年5月售予永泰与美罗。该地段同样受发展商追捧，但在六份标书后以高得多的容积率每平方英尺1,625新元成交。

可观的升级客池

对考虑公共住房者而言，鉴于周边私人住宅位于核心中央区，未来此处组屋可能纳入黄金地段住房模式（Prime Location Housing Model）。我们预计年轻夫妇与家庭兴趣浓厚，受该区靠近众多知名学校吸引。

赛马城的转型不仅惠及其新居民，也将在新配套涌入与人口增长推动下，提振附近优质第10与第11邮区现有住宅的价值。

该区未来预购组屋（BTO）供应量的提升，有望催生可观的组屋升级客池——为第10与第11邮区现有私人住宅带来新一波潜在买家。

浏览赛马城、武吉知马物业最新挂牌