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

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.

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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.

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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.

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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.

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