A consortium of Frasers Property, Sekisui House, and CSC Land has made the top bid for Turf City’s first private condo site along Dunearn Road. Concluded on June 26, the group offered S$491.5 million, translating to S$1,410 per square foot per plot ratio (psf ppr) for the Government Land Sales (GLS) site.
If you’re considering a home in Bukit Timah, this future condo at Dunearn Road is shaping up to be one of the most exciting new launches in years. What will the development actually look and feel like? This article offers a full breakdown of what’s in store for this project, according to URA’s official guidelines.
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Dunearn Road GLS tender result
Although the tender award has yet to be officially confirmed by URA, the S$491.5 million bid currently leads the pack. It outpaced strong contenders like City Developments Ltd (CDL) and Sim Lian Group, which submitted bids of S$474 million and S$463 million, respectively.
The site drew nine bids in total, exceeding earlier expectations. Market analysts had predicted a more cautious turnout of around five to six bids, with the top offer estimated between S$1,400 and S$1,500 psf ppr.
But interest turned out to be stronger, a clear sign that developers remain eager to secure well-located sites despite a cautious market climate. This Dunearn Road site actually drew the strongest level of developer interest for a prime GLS site in the Core Central Region (CCR) since May 2018, when a plot at Cuscaden Road also received nine bids.
The Dunearn Road plot, which can yield approximately 380 homes, marks the first GLS site in the Bukit Timah Turf City precinct. Its launch sets the tone for what’s to come in the area’s long-term transformation into a green, low-rise residential neighbourhood.
Adding to the momentum, an adjacent plot along Dunearn Road, zoned residential with commercial at first storey, is set to be released in December 2025, under the Confirmed List of the 2H2025 GLS programme. That site could generate another 335 private homes along with 1,400 sqm of commercial space, introducing a future mixed-use element to this growing estate.
Pent-up demand for new homes in Bukit Timah
The Dunearn Road GLS site is a significant launch also because it’s the first private residential site in the area in nearly eight years. The last comparable site was awarded in 2017, the land parcel where Fourth Avenue Residences now stands.
That tender went to Allgreen Properties, which paid S$533 million, translating to S$1,540 psf per plot ratio (ppr). Launched in 2019, Fourth Avenue Residences saw steady buyer interest and eventually sold out, with units transacted at a median price of S$2,406 psf. Since then, no other new private condo has been launched in the immediate vicinity.
As a result, analysts expect that substantial pent-up demand has built up over the years and will work in favour of the upcoming Dunearn Road condo, particularly from local buyers who want to live near schools or upgrade within the Bukit Timah enclave.
If you’ve been waiting for a home in Bukit Timah that offers a balance of nature, privacy, MRT access, and long-term potential, the future Dunearn Road condo might be the development that fits just right.
What to expect from the upcoming Dunearn Road condo
Tucked along a quieter stretch of the road and just a short walk from Sixth Avenue MRT, this Dunearn Road condo will be the very first private condo within the larger Turf City transformation zone. URA’s planning guidelines for the Dunearn Road GLS site already reveal the kind of lifestyle this new condo will offer. It mostly revolves around nature, low-rise charm, and pedestrian-friendly design.
With the potential to yield 380 residential units, the upcoming 99-year leasehold condo at Dunearn Road will be a mid-sized, low-rise development, limited to ten storeys. That alone sets it apart from many recent launches across Singapore. Instead of high-density blocks, homebuyers can expect a more laid-back, spacious feel.
It’s the kind of atmosphere that mirrors the surrounding Bukit Timah estate, where landed homes and greenery still dominate the landscape. This won’t be a towering project packed with hundreds of units. Instead, it’s designed with the intention of offering privacy and space to breathe.
Inside the development, future homeowners can look forward to the kind of facilities typically found in full-scale condominiums. While the exact offerings will depend on the developer, the site has enough space to comfortably accommodate a lap pool, gym, function rooms, and children’s play zones.
Green, pedestrian-friendly development
URA has made clear that the Dunearn Road condo project should blend into its green surroundings, with generous setbacks from the road and thoughtful boundary treatments. Rather than a hard concrete edge, expect landscaped buffers, soft fencing, and walkways shaded by trees. Not just for beauty, but to create a pedestrian-friendly setting that provides a direct link to the future Civic Heart and Turf City MRT station, along with other amenities.
More importantly, the entire site must dedicate at least 35% of its area to greenery, which means even the common areas are expected to feel lush, quiet, and spacious. Whether you’re coming home after work or spending the weekend with family, the outdoor environment will be an important part of daily life here.
The entry experience will also be intentionally curated to feel serene and residential, not commercial or cluttered. Driveways and carparks will be kept largely underground, leaving the ground-level space free for gardens, courtyards, and communal spaces for residents to enjoy.
Everyday amenities, nature, and lifestyle options
Despite its peaceful surroundings, the site is not remote. In fact, the Dunearn Road area is home to a surprising range of amenities. Sixth Avenue Centre, for instance, offers daily conveniences. The area is known for its low-rise, village-like charm, with a mix of artisanal grocers, bistros, and family-friendly services. Additionally, as part of Turf City’s planning for “10-minute neighbourhoods”, most amenities such as shops, community, recreational facilities, and parks will be within a 10-minute walk for future residents.
Nature lovers will appreciate the proximity to green spaces like Bukit Timah Nature Reserve and the Rail Corridor, all within a short drive or bike ride. These green lungs offer scenic walking trails, biodiversity, and recreational opportunities, making the area ideal for residents who prioritise access to nature without compromising on urban connectivity.
URA has also confirmed that a significant portion of Turf City will remain green. Over 30% of the land area will be retained as open space, including forested zones, green buffers, and nature corridors. Heritage elements such as old stables and colonial-era structures will be preserved and incorporated into the future estate, creating a rich, layered environment that respects the area’s past.
Prime location with strong transport connectivity
The Dunearn Road condo site enjoys a central location in District 11, widely regarded as one of Singapore’s most prestigious residential zones. It is nestled within a tranquil enclave that is also well-connected, offering the best of both worlds: a peaceful, green living environment and seamless access to the rest of the city.
The site is within walking distance to the Sixth Avenue MRT station on the Downtown Line, providing direct train access to key nodes like Botanic Gardens, Newton, and Marina Bay. In addition, the future Turf City MRT station on the Cross Island Line is slated to open around 2032, further enhancing east-west connectivity.
Once complete, the new station will serve as a key interchange point for residents in this upcoming precinct, offering faster links to Jurong, Ang Mo Kio, and Changi. This dual MRT access significantly boosts the site’s long-term transport value.
For drivers, the site is also well-served by Dunearn Road, Bukit Timah Road, and the nearby PIE, offering fast connections to the city centre, Bukit Timah, and western parts of Singapore. Despite the road connectivity, the estate itself is being carefully planned to be car-lite, ideal for those who want a sustainable, tranquil living space that isn’t cut off from the rest of the city.
Education catchment: A strong draw for families
One of Bukit Timah’s long-standing strengths lies in its proximity to elite educational institutions, and the Dunearn Road GLS site is no exception. Within a short radius are some of Singapore’s most established schools, including Methodist Girls’ School, Nanyang Girls’ High School, Hwa Chong Institution, Raffles Girls’ Primary School, and National Junior College. These schools consistently rank among the top in national and international benchmarks.
This rich education network makes the area extremely attractive to families with school-going children. For many Singaporean buyers, the value of securing a home within 1km of a sought-after primary school can be a deciding factor. The Dunearn Road site, therefore, offers not just prestige but also long-term practical benefits for family planning and asset retention.
First mover advantage of Turf City
What makes this project even more exciting is the timing. This is the first private residential launch in the new Turf City master plan, which will eventually bring in around 20,000 new homes, park connectors, and community amenities over the next two to three decades.
As a homebuyer, that means you’re not just buying into an existing estate. You’re stepping into the early phase of a thoughtfully designed neighbourhood that will grow in stages, with future parks, shops, and transport all baked into the plan. That first-mover advantage, coupled with the legacy appeal of Bukit Timah, is what makes this launch so rare.
Have plans to sell your current home for a new launch condo? Book a FREE consultation with 99 advisors or let us help by connecting you with a property agent.
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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