Dunearn Road GLS: First New Launch in Bukit Timah Turf City (Prime District 10/11), Singapore
Introduction: Landmark GLS Release in a Prestigious City‑Fringe Precinct
The Dunearn Road Government Land Sale (GLS) marks a major new land release at the heart of Singapore’s highly sought‑after Bukit Timah neighbourhood. Positioned along Dunearn Road and en route to the emerging Bukit Timah Turf City housing estate, this GLS plot represents one of the most anticipated residential land tenders in recent years — underscoring strong developer confidence and projected buyer demand.
Tender Results & Developer Interest: Competitive Land Bidding
Released under the 1H2025 GLS programme by the Urban Redevelopment Authority (URA), the Dunearn Road site attracted nine bids, signalling robust interest from major developers. The top bid was submitted by a consortium comprising Frasers Property, Sekisui House and CSC Land, amounting to approximately S$491.5 million and translating to about S$1,410 psf per plot ratio (psf ppr) — a strong validation of the site’s value in a premium location.
Tender Bids Table
| Rank | Name of Tenderer | Sale Price (SGD) | Price in $PSM of GFA | Price in $PSF of GEA |
|---|---|---|---|---|
| 1 | Lis & Frasers (Roperto Reel & Else House) | 491,454,208.00 | 15,177.24 | 1,410 |
| 2 | CDL Divine Pte. Ltd. | 474,028,000.00 | 14,639.08 | 1,360 |
| 3 | Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd | 463,150,000.00 | 14,303.14 | 1,328 |
| 4 | United Venture Development (2022) Pte. Ltd. | 453,399,899.00 | 14,002.04 | 1,300 |
| 5 | Trepid Investments Pte. Ltd. & TID Residential Pte. Ltd. | 446,142,828.00 | 13,777.92 | 1,280 |
| 6 | Coli (Singapore) Pte. Ltd. | 436,100,000.00 | 13,467.77 | 1,251 |
| 7 | SL Capital (9) Pte. Ltd. | 404,888,000.00 | 12,503.88 | 1,161 |
| 8 | Kingsford Huray Development Pte. Ltd. | 384,100,000.00 | 11,861.89 | 1,102 |
| 9 | Wee Hur Development Pte. Ltd. | 330,839,000.00 | 10,217.07 | 949 |
Note: The table above summarises the top developer bids for the Dunearn Road GLS site. For full details, please refer to the official URA tender award results.
With a generous maximum Gross Floor Area (GFA) of about 30,467 m², the site can yield around 330–380 private residential units, alongside planned parcel commercial offerings such as childcare and retail space, making it a well‑balanced mixed neighbourhood opportunity.
Strategic Location: Best of Connectivity & Lifestyle
Nestled within Singapore’s District 10/11 fringe, the Dunearn Road GLS enjoys a highly strategic position that marries city‑edge convenience with residential calm:
- Excellent Transport Access — A short walk to Sixth Avenue MRT (Downtown Line) provides seamless connectivity to central business hubs and lifestyle nodes island‑wide.
- Emerging Neighbourhood Catalyst — The site forms part of the planned Bukit Timah Turf City precinct, a future master‑planned estate blending homes, green spaces, community facilities and retail, amplifying long-term lifestyle appeal.
- Green, Low‑Density Setting — Situated within an established low‑rise private residential enclave, the project will benefit from tranquil surroundings while retaining unmatched accessibility in close proximity to major arterial roads and MRT links.
Education & Family Appeal: In the Heart of an Elite School Belt
One of the standout draws of the Dunearn Road GLS is its proximity to Singapore’s most reputable schools — a huge value driver for families:
- Methodist Girls’ School (Primary and Secondary)
- Nanyang Girls’ High School
- Hwa Chong Institution
- Raffles Girls’ Primary School
- National Junior College
These established institutions create one of the island’s most prestigious education belts — a perennial attractor for family-oriented buyers.
Investment Appeal: City‑Fringe Growth & Long‑Term Value
1. Early Mover Advantage in Turf City
As the first private residential GLS site within the new Turf City estate, Dunearn Road offers buyers a foothold in a precinct poised for long‑term evolution and demand upswing as future plots develop.
2. Compelling Developer Confidence
The competitive tender outcome reflects strong developer conviction, which often correlates with quality delivery standards and resale confidence for end-buyers and investors alike.
3. Balanced Lifestyle & Connectivity
The fusion of vibrant urban access via Downtown Line and quiet, green surroundings attracts both homeowners seeking family living and professionals seeking convenient commuter access.
Comparison with Nearby Developments
| Project / Metric | Dunearn Road GLS (2025 Tender) | The Reserve Residences (Bukit Timah Road GLS) | RoyalGreen Condo (Resale) |
|---|---|---|---|
| Location | Dunearn Road, Turf City precinct | Jalan Anak Bukit / Bukit Timah Road | 2A Anamalai Avenue, Bukit Timah (D10) |
| Tenure | 99-year leasehold | 99-year leasehold | Freehold |
| Tender / Sale Price | Top bid: S$1,410 psf ppr | Avg launch ~S$2,546–2,799 psf | Resale ~S$2,624–3,454 psf |
| Unit Potential | ~330–380 units | ~892 units | 285 units |
| Development Type | New launch | Integrated residential + retail | Completed luxury condo |
| Completion / TOP | TBD | ~2028 | Completed (2022) |
| Buyer / Investment Appeal | Emerging precinct, long-term upside | Strong city-fringe demand, owner-occupier & investor | Freehold premium, established address |
Insights:
- Dunearn Road GLS offers early entry into the upcoming Turf City precinct.
- The Reserve Residences commands premium pricing due to integrated development and city-fringe appeal.
- RoyalGreen remains a high-end freehold alternative with established resale value.
Project Snapshot (Summary)
| Attribute | Details |
|---|---|
| Location | Dunearn Road, Bukit Timah (District 10/11), Singapore |
| Tenure | 99‑year leasehold |
| Gross Floor Area (GFA) | ~30,467 m² |
| Estimated Units | ~330–380 residential homes |
| Commercial Space | Childcare + retail components |
| Nearest MRT | Sixth Avenue (Downtown Line) |
| Developer Consortium | Frasers Property, Sekisui House, CSC Land |
| Top Bid | Approx S$491.5 million (~S$1,410 psf ppr) |
| Tender Closed | June 2025 |
Conclusion: A Rare GLS Opportunity in a Coveted Enclave
The Dunearn Road GLS land parcel is a landmark release in Singapore’s property scene — combining strategic location, elite schooling access, strong transport links, and compelling developer interest. With its positioning at the doorstep of the Bukit Timah Turf City transformation, it stands as a key residential entry point for discerning homeowners and long-term investors alike.
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