$1,625 psf ppr · Bukit Timah Turf City · 7 Min Walk to Sixth Avenue MRT (DT7)
Tracking every milestone for the Dunearn Road GLS (Parcel 2) site in Bukit Timah Turf City — from tender award to site plan to launch. Last updated: .
Six bids were submitted for the second private residential site in Bukit Timah Turf City. The winning bid of $1,625 psf ppr came in 3.1% above the second-placed bid.
See the full tender result →The precinct's first private launch sold 56% of its units on launch weekend, setting the first real transacted benchmark next door — and the basis for this site's indicative pricing.
See what this means for pricing →LTA awarded the civil contract for the Cross Island Line's Turf City station in 2024. Sixth Avenue MRT (DT7) already runs today, about 7 minutes' walk from the site.
Explore the connectivity →The Dunearn Road GLS (Parcel 2) site in Bukit Timah Turf City was awarded on 4 May 2026 to Winrich Investment (Wing Tai Holdings, 70%) and Metrobilt Construction (Metro Holdings, 30%), bidding through the joint-venture vehicle Winturf Investment Pte Ltd. The winning bid was $532,999,999, or $1,625 per square foot per plot ratio — the top of six bids, 3.1% above the second-placed bid. (Source: URA tender records and Wing Tai Holdings corporate disclosure, 4 May 2026.)
15.2% above Dunearn Road Parcel 1
| GLS Site (Award Date) | Region | Land Rate | Outcome |
|---|---|---|---|
| Skye at Holland site (2024) | CCR / D10 | $1,285 psf ppr | Launched Oct 2025, 98.8% sold on launch weekend |
| Dunearn Road Parcel 1 (Jun 2025) | CCR / D10 | $1,410 psf ppr | Dunearn House — launched Jul 2026 at $3,140 psf avg |
| Holland Link (Aug 2025) | CCR / D10 | $1,432 psf ppr | Sim Lian, 5 bidders — Amberwood at Holland |
| Holland Plain (May 2026) | CCR / D10 | $1,491 psf ppr | Sim Lian, sole bidder |
| Dunearn Road Parcel 2 (May 2026) | CCR / D10 | $1,625 psf ppr | This site — Wing Tai / Metro Holdings, 6 bidders |
| Bukit Timah Rd / Newton (Nov 2025) | CCR / D9 | $1,820 psf ppr | HH Investment, 8 bidders |
| Peck Hay Road (Jun 2026) | CCR / D9 | $1,865 psf ppr | CDL / Hong Leong — post-2018 CCR high, set 5 weeks later |
Source: URA Government Land Sales tender results; The Edge Singapore; EdgeProp Singapore; 99.co — all as at August 2026. At $1,625 psf ppr this site sits mid-pack against what bidders knew at the time: 15.2% above its own precinct's first parcel, but 11% below the $1,820 psf ppr paid at Newton two months earlier.
From tender award to estimated completion — every confirmed milestone and every labelled estimate, in one view.
Winrich Investment (Wing Tai, 70%) and Metrobilt Construction (Metro Holdings, 30%) win the 19,045.9 sqm site for $532,999,999 — the top of six bids, and the second private residential parcel released in Bukit Timah Turf City.
The precinct's first private launch sells 56% of its units on launch weekend, giving this site a real transacted benchmark next door rather than a masterplan promise.
URA planning permission is expected to gazette the final unit count and mix. The developer's site plan — and with it stack orientation and facings — typically follows 2 to 3 months before preview. Register below to be notified when it lands.
Based on the roughly 14-month award-to-launch cycle observed on Dunearn Road Parcel 1. The price list is typically released 4 to 6 weeks before preview. Timing is subject to the developer's programme.
The site carries a 6-year completion clock from the 4 May 2026 award, which bounds completion to roughly 2031–2032. Around 92 years of lease are expected to remain at TOP.
LTA awarded the Cross Island Line Turf City station civil contract in 2024 and construction is underway. The station lands shortly after the estimated TOP, inside the same precinct.
Estimated dates are analyst projections based on URA tender conditions, the Dunearn Road Parcel 1 precedent and typical GLS development cycles — they are not developer-confirmed. No official launch date has been announced.
Dunearn Residences is the working name for the Dunearn Road GLS (Parcel 2) site — a 99-year leasehold private residential development in the Bukit Timah Turf City precinct, District 10, Core Central Region. Awarded to a Wing Tai Holdings and Metro Holdings joint venture at $1,625 psf ppr, the 19,045.9 sqm site is expected to yield around 330 homes plus a small commercial component, about 7 minutes' walk from Sixth Avenue MRT (DT7), with the Cross Island Line's Turf City station under construction inside the same precinct.
Last updated:
At 19,045.9 sqm this is materially larger than Dunearn Road Parcel 1 (13,491.9 sqm), and it launches into a precinct that has already proven it can sell — Dunearn House transacted at a $3,140 psf average in July 2026.
Sixth Avenue (DT7) on the Downtown Line has been operational since December 2015 and sits about 7 minutes' walk away. Turf City station (CR14) on the Cross Island Line is under construction within the precinct, targeted to open in 2032.
Namly, Duchess, Watten and Greenwood sit in the immediate vicinity, and Bukit Timah contains several of Singapore's 39 gazetted Good Class Bungalow areas — a structurally different, lower-leverage buyer pool from a typical suburban launch.
Methodist Girls' School, Raffles Girls' Primary, Pei Hwa Presbyterian, Nanyang Girls' High, Hwa Chong Institution and National Junior College all sit within the 1–2 km band, alongside four international schools. None is confirmed within 1 km — see the honest note in the buyer's guide.
Parking is capped at roughly 60% of the maximum allowable under the GLS planning conditions, with a sheltered path to the conserved Grandstand civic core. Up to 1,400 sqm of commercial space includes a mandated minimum 600 sqm Early Childhood Development Centre.
Wing Tai Holdings has been SGX-listed since 1989. It has already completed one full joint-venture cycle with Metro Holdings on The Crest (District 3, 469 units, completed 2017) — a repeat pairing rather than a first-time consortium.
Last updated:
Dunearn Residences is the second private residential site released in the Bukit Timah Turf City precinct — a 99-year leasehold development on a 19,045.9 sqm (204,962 sq ft) parcel along Dunearn Road, District 10. The Government Land Sales tender was awarded on 4 May 2026 to Winrich Investment (Wing Tai Holdings, 70%) and Metrobilt Construction (Metro Holdings, 30%) at $532,999,999, or $1,625 per square foot per plot ratio, from six bids. A plot ratio of 1.6 gives a maximum gross floor area of 30,474 sqm (328,019 sq ft), pointing to an estimated 330 homes.
Unlike Dunearn Road Parcel 1 — now Dunearn House, which launched in July 2026 — this site is not a first mover, and the page does not pretend otherwise. What it offers instead is the larger, later, better-connected second phase of a precinct that has already produced real transaction evidence. Its developer prices against a live benchmark rather than a masterplan projection, which is a meaningfully different risk profile for a buyer.
The site's planning conditions build in a car-lite estate design, with parking capped at roughly 60% of the maximum allowable and a sheltered pedestrian path to the conserved Grandstand civic core. Up to 1,400 sqm of commercial space is permitted, including a mandated minimum 600 sqm Early Childhood Development Centre — a developer-delivered childcare facility inside the development itself.
The Bukit Timah Turf City precinct is a committed URA Master Plan 2025 designation. Its previous tenants vacated by the end of 2023, LTA awarded the civil contract for the Cross Island Line's Turf City station (CR14) in May 2024 with construction now underway toward a 2032 opening, and 22 heritage structures including the Grandstand and stable blocks are to be conserved. The wider 15,000 to 20,000-home vision is a 20 to 30-year aspiration, not a near-term certainty. (Sources: URA Master Plan 2025 Bukit Timah Turf City precinct page; LTA news release, May 2024; The Straits Times, 23 May 2024.)
Dunearn Residences — also searched as Dunearn Road Residences and Dunearn Road GLS Parcel 2 — is a 99-year leasehold private residential development on Dunearn Road in the Bukit Timah Turf City precinct, District 10, Singapore. The developer has not released an official project name; the site is referred to by its address here, and that name may change. The Government Land Sales tender was awarded on 4 May 2026 to a Wing Tai Holdings and Metro Holdings joint venture at $532,999,999 ($1,625 psf ppr). (Source: URA GLS tender records; Wing Tai Holdings corporate disclosure, 4 May 2026.)
The site spans 19,045.9 sqm (204,962 sq ft) with a plot ratio of 1.6 and a maximum gross floor area of 30,474 sqm (328,019 sq ft). At maximum GFA the site is expected to yield around 330 homes, alongside up to 1,400 sqm of commercial space that must include an Early Childhood Development Centre of at least 600 sqm. The final unit count and mix have not been released and will be set by the developer's approved design — the figure of ~330 is an estimate derived from the maximum GFA, not a developer number.
A 99-year lease running from 4 May 2026 leaves roughly 92 years remaining at an estimated 2031 completion — no meaningful lease decay within any realistic 10 to 15-year hold. That matters here more than in most districts, because the immediate surroundings are dominated by older freehold stock from the 1980s and 1990s, and nearly every buyer arrives with a version of the same question about tenure.
Bukit Timah Turf City is a designated precinct in URA's Master Plan 2025, on the site of the former Bukit Timah Turf Club. What separates it from most masterplan stories in Singapore is how much of it is already funded and physically underway rather than announced: the previous tenants vacated by the end of 2023, and LTA awarded the civil contract for the Cross Island Line's Turf City station in May 2024, with construction now in progress toward a targeted 2032 opening. (Sources: URA Master Plan 2025 precinct page; LTA news release, 27 May 2024.)
The precinct is planned for roughly 15,000 to 20,000 new public and private homes over 20 to 30 years, with 22 heritage structures — the Grandstand and the stable blocks among them — to be conserved. It is worth being precise about the status of each of these: the precinct designation and heritage conservation are committed, the MRT station is contracted and timelined, but the total home count and its 20 to 30-year horizon are an aspiration reported from URA's public engagement briefing, not a construction schedule. (Source: The Straits Times, 23 May 2024.)
Two private parcels have been released so far. Dunearn Road Parcel 1 — now Dunearn House — is the precinct's genuine first mover, having launched in July 2026. Dunearn Road Parcel 2, this site, is the larger second phase. The precinct's own future GLS releases are, in the long run, this site's most direct competing supply, and are worth monitoring at each URA half-yearly GLS programme announcement.
There is a real, temporary cost to buying into a precinct at this stage: Cross Island Line tunnelling and construction on neighbouring GLS parcels will be an active site reality through much of this project's build period. It resolves well before a typical hold period ends, but it is not nothing, and anyone telling you the precinct will be quiet between now and 2032 is not being straight with you.
Dunearn Residences has an operational MRT station today and a second, funded line under construction inside its own precinct. Sixth Avenue (DT7) on the Downtown Line has run since December 2015 and is about a 7-minute walk from the site. That is the part that matters most for daily life — there is no "wait for the line to open" risk on the commute.
From Sixth Avenue MRT (DT7):
The Turf City (CR14) walk time is an estimate. It has not been confirmed for this specific parcel because the site plan has not been released; it is inferred from the adjoining Dunearn Road Parcel 1, independently reported at around 7 minutes to the same station location near the former Grandstand.
The Cross Island Line station is the part of the story most worth being careful about, in both directions. It is genuinely funded and under construction — LTA awarded the civil contract in 2024 — which makes it materially different from a line that has only been announced. But its 2032 target sits after this project's estimated 2031 completion, meaning a buyer pays for that optionality several years before it can be tested. Both of those things are true at once.
For anyone weighing rental demand, the tenant pool here is drawn from the international schools clustered within 2 km — Chatsworth International's Bukit Timah campus, the Swiss School, the Hollandse School and the Singapore Korean International School — plus Ngee Ann Polytechnic staff and postgraduates within walking distance, and Downtown Line commuters heading to the city. Dual-line access on completion typically commands a measurable premium over single-line comparables, though the magnitude cannot be responsibly quantified this far out.
A URA Master Plan 2025 precinct on the former Bukit Timah Turf Club — planned over 20 to 30 years, with 22 heritage structures conserved and a Cross Island Line station already under construction.
Sixth Avenue (DT7) on the Downtown Line is operational today, roughly 7 minutes' walk away. Turf City (CR14) on the Cross Island Line is under construction inside the same precinct, targeted to open in 2032 — an estimated 7 to 10-minute walk, pending the site plan.
Direct arterial access runs along Bukit Timah Road, Dunearn Road and Eng Neo Avenue. Orchard Road, Beauty World and Holland Village are each within about a 10-minute drive.
Register to receive the Dunearn Residences e-brochure, and to be notified the moment the site plan, unit mix, floor plans and price list are released by the developer.
Dunearn Road, Bukit Timah Turf City · Core Central Region
Winrich Investment (70%) & Metrobilt Construction (30%)
From 4 May 2026 · ~92 years remaining at est. TOP
Indicative layouts only. The developer has not released floor plans, unit sizes or the final unit mix for Dunearn Residences. The layouts shown below are generic templates used to illustrate typical configurations by bedroom count — they are not this project's plans and must not be relied on for unit dimensions, orientation or layout. Actual plates are expected around the site-plan release, estimated Q4 2026 to Q1 2027. Register below to receive them first.
Dunearn House (Parcel 1) launched in July 2026 at a $3,140 psf average, giving this site something most new launches never get: a live, transacted benchmark from the same precinct, on the same road, before its own price list is set. The developer here prices against evidence rather than a projection. (Source: EdgeProp Singapore, 99.co — July/August 2026.)
Most masterplan catalysts are announcements. This one is a contract: LTA awarded the civil contract for the Cross Island Line's Turf City station (CR14) in 2024, and construction is underway toward a 2032 opening. Paired with an already-operational Downtown Line station about 7 minutes away, that is a rare combination for a Core Central Region site. (Source: LTA news release, 27 May 2024.)
District 10 landed resale medians ran $3.63 million for 99-year leasehold and $4.87 million for freehold between 1Q25 and 1Q26. A landed owner in Namly, Duchess, Watten or Greenwood selling at those levels can fund a 3 or 4-bedroom unit here outright or close to it — a fundamentally different, less debt-dependent demand pool than a typical upgrader-driven suburban launch. (Source: URA Realis, cited ERA Research, 29 April 2026.)
Dunearn House sold 56% of its units on launch weekend — the softest result among the recent Core Central Region comparables on this page, and it did so on land that cost 15.2% less than this site's. That is a real absorption signal, not a footnote. It cuts against the case above and belongs in any serious assessment of this project. Anyone presenting this site without it is selling, not advising.
No showflat has been announced for Dunearn Residences. Construction of the sales gallery is estimated for Q4 2026, ahead of an estimated Q2/Q3 2027 preview. Register now to be invited first.
For families who grew up around Sixth Avenue, Watten or Namly, this is less a new launch than a way to stay. It is a chance to remain within walking distance of parents and old schools — without inheriting a 40-year-old building's maintenance bill, its ageing M&E systems, or its sinking-fund top-ups. That is the reason people actually give their spouse, and it is a more honest description of the appeal than any amenity list.
Methodist Girls' School, Raffles Girls' Primary and Pei Hwa Presbyterian sit among the primary options nearby; Nanyang Girls' High, Hwa Chong Institution and National Junior College among the secondary and junior college ones, with Ngee Ann Polytechnic and four international schools alongside. Every one of them currently falls in the 1 to 2 km band on agent-tool distance measurements — none is confirmed within 1 km, and none confers Phase 2C(S) distance priority as things stand. It is a genuinely deep cluster. It is not a registration advantage, and no one should tell you otherwise before MOE SchoolFinder is checked against the final site boundary.
Parking capped near 60% of the maximum allowable is a GLS planning condition, not a developer's cost-saving choice — residents are expected to lean on rail and cycling by design. A sheltered path runs to the conserved Grandstand civic core, and a minimum 600 sqm Early Childhood Development Centre is mandated within the development. Facing, road noise from Dunearn Road and view corridors cannot yet be assessed, because the site plan has not been released.
There is no official Dunearn Residences price list. One will only exist once the developer completes planning approvals and opens a sales gallery — typically 4 to 6 weeks before preview, estimated here at Q2 to Q3 2027. What can be done in the meantime is show the arithmetic, so you can check it rather than take it on trust.
Start with the developer's cost stack. Land is confirmed at $1,625 psf ppr. Construction and fit-out on a project of this type runs roughly $650 psf of gross floor area, with financing, fees and margin adding roughly $350 psf — putting estimated breakeven near $2,625 psf. Everything in that stack except the land cost is an estimate that varies with design and build-period market conditions.
Then cross-check it against what land actually converted into launch pricing nearby. Dunearn Road Parcel 1 was awarded at $1,410 psf ppr and launched at a $3,140 psf average — a ratio of about 2.23 times. Skye at Holland and River Modern both landed near 2.30 times. Applying a 2.06 to 2.25 times range to this site's confirmed $1,625 psf ppr points to an indicative launch range of $3,350 to $3,650 psf (estimated). That is analyst arithmetic, not a developer figure, and the ratio compresses at the top of the comparable set — so treat the lower half of that range as the more defensible half.
| Land-to-Launch Benchmark | Land Rate | Launch Avg PSF | Ratio |
|---|---|---|---|
| Skye at Holland (D10) | $1,285 psf ppr | $2,953 | 2.30× |
| River Modern (D9) | $1,420 psf ppr | $3,266 | 2.30× |
| Dunearn House — Parcel 1 (D10) | $1,410 psf ppr | $3,140 | 2.23× |
| Dunearn Residences — Parcel 2 (est.) | $1,625 psf ppr | $3,350–$3,650 (est.) | ~2.06–2.25× |
Sources: URA tender results; EdgeProp Singapore; The Edge Singapore; 99.co — July to August 2026. New-launch PSF is measured on non-harmonised strata area, which overstates it by roughly 5 to 8% versus harmonised resale comparisons. Estimates are analyst calculations, not developer-confirmed figures.
The comparison buyers raise most often is Dunearn Residences vs Dunearn House, and Dunearn House wins on the axis most people care about first: price today. It launched in July 2026 at a $3,140 psf average on land that cost $1,410 psf ppr, it is available now rather than in roughly twelve months, and its Sixth Avenue walk is around 4 minutes against this site's 7. It is also smaller, at 13,491.9 sqm against 19,045.9 sqm here, and it was 56% sold at launch weekend, so choice among remaining units is narrowing.
This site's counter-argument is not that it is cheaper, because it will not be. It is that it is the larger, later second phase with a committed second MRT line inside the precinct, launching with the benefit of a real transacted benchmark next door. Whether that is worth a 15.2% higher land cost passed through to price is a judgement about your own horizon, not a fact — and it is exactly the question to bring to the price list when it lands.
The final mix has not been released. The table below is modelled off the Dunearn Road Parcel 1 precedent at maximum gross floor area, adjusted for this site's larger unit count and commercial carve-out. Treat it as a planning aid for affordability conversations, not as a specification.
| Type (est.) | Est. Size | Est. PSF | Est. Quantum |
|---|---|---|---|
| 2BR / 2BR+S | 550–680 sq ft | $3,350–$3,650 | $1.85M–$2.45M |
| 3BR / 3BR+S | 870–1,010 sq ft | $3,300–$3,550 | $2.90M–$3.55M |
| 4BR / 4BR+S | 1,180–1,380 sq ft | $3,250–$3,500 | $3.85M–$4.80M |
All figures estimated. Derived from the developer's breakeven ladder and the Dunearn House precedent — not a developer price list.
The immediate surroundings are dominated by older freehold and long-leasehold stock — Duchess Crest (1998), The Arcadia (1983), Hillcrest Arcadia (1980) — trading in the region of $1,900 to $2,100 psf, alongside landed freehold estates. So the question is fair, and it deserves a real answer rather than a rebuttal.
Tenure is a genuine consideration. What has changed is that it is no longer the only one: a 99-year lease running from 2026 has around 90 years left and will not meaningfully decay inside any realistic hold period, while a 25 to 45-year-old freehold building carries ageing mechanical and electrical systems, higher likely sinking-fund top-ups, and layouts typical of 1980s and 1990s stock. You are trading a lower entry price against maintenance exposure and layout efficiency. Which side wins depends on your horizon and your tolerance for renovation, and anyone who answers it for you without asking about either is guessing.
Honesty about gaps is more useful than filling them in. Still unreleased: the official project name, expected around sales gallery registration; the final unit count and mix, expected at URA planning permission, estimated Q4 2026 to Q1 2027; the price list, expected 4 to 6 weeks before preview; the site plan, facings and stack orientation, typically 2 to 3 months before preview; and MOE SchoolFinder verification of school distances against the final site boundary. Registering below is how you get each of these as it lands, rather than after.
The questions buyers ask most about the Dunearn Road GLS (Parcel 2) site, answered with sources and with the gaps left visible.
Last updated:
Be notified first when the official project name, site plan, unit mix, floor plans and price list for the Dunearn Road GLS (Parcel 2) site are released.