Dunearn Road GLS Condo — Bukit Timah New Launch Buyer Guide & Analysis 2026

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Dunearn Road has long stood as one of Singapore’s most coveted residential addresses — a leafy, low-density corridor in the heart of District 11 where prestigious schools, nature reserves and MRT connectivity converge. In 2026, a rare Government Land Sale (GLS) site on Dunearn Road has been placed on the Confirmed List, with tender closing on 28 April 2026. At just 1.90 hectares with a Plot Ratio of 1.6, this site is destined to become a boutique luxury condominium of approximately 240 units — one of the most exclusive new launches to enter the Bukit Timah residential market in years.

Dunearn Road GLS — Site Specifications and What to Expect

The Dunearn Road GLS site sits on the Confirmed List of Singapore’s H1 2026 Government Land Sale Programme — meaning the government will award the tender regardless of market conditions. This provides developers with certainty and buyers with confidence that a new development will proceed.

Key site specifications:

• Address: Dunearn Road, District 11 (Bukit Timah / Stevens)
• Land Area: 1.90 hectares (approximately 204,500 sq ft)
• Plot Ratio (GPR): 1.6
• Estimated Units: ~240 residential units
• Tenure: 99-year leasehold (standard GLS sites)
• Tender Status: Open — closes 28 April 2026
• GLS Category: Confirmed List (H1 2026)

With a GPR of just 1.6 over 1.90 ha, the allowable gross floor area is approximately 327,800 sq ft. Divided among ~240 units, this yields generous average unit sizes by Singapore standards — a hallmark of boutique luxury developments. Buyers should expect larger-than-average floor plates, premium finishes, and extensive landscaping within the development footprint.

Tender closes 28 April 2026. After award, developers typically take 18–24 months before launching. Buyers who register VVIP interest now will be among the first contacted when the showflat opens.

For a broader view of all active Singapore GLS tender 2026 sites, refer to our dedicated tracker.

District 11 Bukit Timah — Singapore’s Most Prestigious Residential Belt

District 11 — encompassing Newton, Novena, Bukit Timah and Stevens — is consistently ranked among Singapore’s top three most prestigious residential districts. Dunearn Road sits in the heart of this belt, flanked by a concentration of advantages that is genuinely difficult to replicate elsewhere on the island.

The Education Belt Advantage

Families targeting Singapore’s top primary schools prize Dunearn Road for its proximity to:

• Raffles Girls’ Primary School — among Singapore’s most sought-after primary schools, located directly in the Bukit Timah corridor
• Anglo-Chinese School (Barker Road) — a top-tier boys’ school within the District 11 zone
• Singapore Chinese Girls’ School — secondary and primary, highly regarded
• Nanyang Primary School — elite Mandarin-medium feeder school nearby

Living within 1–2 km of these schools is not merely convenient — it is a critical admission criterion under Singapore’s Primary 1 Registration framework. Properties on Dunearn Road have historically commanded a premium specifically because of this school proximity.

Nature and Lifestyle

Dunearn Road borders the Bukit Timah Nature Reserve and sits adjacent to the Singapore Botanic Gardens UNESCO World Heritage Site. Residents enjoy morning runs through one of Singapore’s few remaining primary rainforest reserves and weekend strolls through the world-class Botanic Gardens — lifestyle amenities that are simply unavailable in most other Singapore districts.

Holland Village — one of Singapore’s most vibrant lifestyle and F&B enclaves — is minutes away, adding dining, retail and weekend entertainment options that residents of this corridor enjoy without needing to travel far.

Stevens MRT — Dual-Line Interchange Connectivity

Stevens MRT Station (DT10/TE11) is the nearest MRT interchange to the Dunearn Road GLS site. This dual-line interchange — serving both the Downtown Line (DT) and Thomson-East Coast Line (TEL) — provides direct access to:

• Orchard Road in under 10 minutes (TEL)
• Marina Bay / CBD via DT direct
• Woodlands / Johor Bahru via TEL northbound
• East Coast / Changi Airport via TEL southbound

Stevens MRT’s dual-line status means residents are never more than one interchange away from any major destination in Singapore — exceptional connectivity for a low-density residential address.

Low GPR = Boutique Luxury — Why GPR 1.6 Condos Are Different

Most buyers focus on location and price when evaluating new launches. Experienced investors additionally scrutinise the Plot Ratio (GPR) — the ratio of gross floor area to land area — because it determines the density, character and long-term lifestyle quality of a development.

A GPR of 1.6 is among the lowest assigned to residential GLS sites in Singapore. For context:

• Most mass-market condominiums in Outside Central Region are built at GPR 2.5–3.5
• High-rise city-fringe developments often reach GPR 3.0–4.0
• Prime District boutique condos typically sit at GPR 1.4–2.1

A GPR of 1.6 translates directly into:

• Lower building height — typically 5–12 storeys rather than 20–40 storeys
• More green space per resident — larger landscaped gardens, pools and recreational areas relative to unit count
• Greater privacy — fewer neighbours, less lift lobby congestion, quieter environment
• Larger average unit sizes — developers spread GFA across fewer units, yielding more generous floor plates
• Premium resale premium — boutique low-density developments in prime districts have historically outperformed high-density comparables on a per-unit capital gain basis

In the Bukit Timah / Dunearn Road micro-market, comparable boutique condos include Leedon Green, Leedon Residence and The Estoril — all of which have commanded persistent premiums over typical city-fringe new launches due to their low-density character. The Dunearn Road GLS site inherits this same positioning.

Expected Pricing and Developer Competition

Predicting exact launch prices before tender award involves considerable uncertainty — the winning land bid will heavily influence developer pricing. That said, District 11 Bukit Timah has established a robust pricing floor that provides useful context.

D11 Comparable Transactions (Recent)

• Leedon Green — transacting at $2,800–$3,400 PSF (resale/subsale 2024–2025)
• The Estoril — freehold, transacting at $2,500–$3,200 PSF
• Cluny Park Residence — boutique freehold, $3,200–$4,000 PSF
• 32 Gilstead — boutique new launch, launched at ~$2,700–$3,100 PSF

Given the Dunearn Road GLS site’s confirmed-list status, education belt location, dual-MRT access and GPR 1.6 boutique profile, indicative launch pricing is expected in the range of $3,000–$3,800 PSF — positioning this development firmly in the Core Central Region luxury segment despite its technically CCR/RCR fringe classification.

Developer Competition

Given the prestigious address and scarcity of Bukit Timah residential GLS sites, strong developer interest is expected. Developers likely to bid include major local and regional players with proven track records in boutique luxury — CapitaLand, UOL, Wing Tai, Far East, Allgreen and joint-venture consortiums of similar calibre.

High developer competition typically results in an aggressive winning land bid, which in turn supports — and often pushes upward — the eventual launch PSF. Buyers who register early benefit from any pre-launch pricing that precedes post-tender price discovery.

For stamp duty costs at these price points, review our full ABSD Singapore 2026 and TDSR Singapore 2026 guides before committing.

Register Your VVIP Interest Now — Before the Luxury Address Is Gone

With only ~240 units across 1.90 ha, the Dunearn Road GLS condo will be among the most limited new launches in Singapore’s 2026–2027 pipeline. In a micro-market defined by scarcity — where freehold and boutique supply has declined steadily over the past decade — early registration is not optional for serious buyers.

VVIP registered buyers receive:

• Priority showflat appointment booking before public launch
• Direct access to developer pricing sheets and floor plan releases
• First right to select preferred stacks (high floors, corner units, garden units)
• Potential pre-launch pricing advantages before public balloting opens
• Personalised unit selection advice from Alvin Tan, ERA’s appointed consultant

Alvin Tan (CEA Reg. No. R072324C) is an ERA Realty consultant with direct developer relationships across Singapore’s active GLS and new launch pipeline. As an appointed marketing agent, Alvin can register your VVIP interest directly with the developer’s marketing team — at zero commission cost to buyers.

Browse all active new launch condos in Singapore currently available for VVIP registration.