Bukit Timah Turf City New Condo 2026/2027 — Singapore’s Most Anticipated D10 Precinct Explained: Dunearn House vs Wing Tai’s Site 2

By Jim Tan · Licensed Singapore Property Agent · CEA Reg. No. R013675E · OrangeTee & Tie Pte Ltd · Published May 2026

Singapore’s most hotly-watched new residential precinct just added a major piece of the puzzle.

On 28 April 2026, the second Dunearn Road GLS tender in the Bukit Timah Turf City estate closed with six bids — confirming that developer confidence in this precinct is real and competitive. A joint venture between Wing Tai Holdings (via subsidiary Winchamp Investment) and Metro Holdings (via subsidiary Metrobilt Construction) placed the top bid of just under $533 million — at $1,625 psf per plot ratio, beating out five other bids. Wingtaiasia

URA has since awarded the tender to the Wing Tai and Metro joint venture, who have confirmed they intend to develop the site into approximately 330 residential units with ground-floor commercial space. 99.co

That means the Bukit Timah Turf City precinct now has two private condos confirmed — both on Dunearn Road, both in District 10:

• Dunearn House (Site 1) — Frasers Property + CSC Land + Sekisui House · ~380 units · Launching Q3 2026
• Wing Tai/Metro Site 2 (unnamed) — ~330 units · Launching ~2H 2027

If you are a buyer considering either project — or simply trying to understand whether this is the right precinct for you — this is the most comprehensive honest guide available anywhere.

What Is Bukit Timah Turf City? Everything You Need to Know

The former Singapore Turf Club grounds in Bukit Timah cover over 160 hectares. Under URA’s planning framework, the Bukit Timah Turf City precinct is expected to be transformed into a new housing estate with 15,000 to 20,000 public and private homes, with the transformation expected to unfold progressively over the coming decades. New launches

The planning concept is car-lite, pedestrian-friendly, and nature-integrated — designed around green corridors, civic spaces and a heritage approach that respects the racing history of the site.

The two MRT stations serving the precinct:

• Sixth Avenue MRT Station (Downtown Line) is approximately 500 metres from the Dunearn Road site — a 7-minute walk. The future Turf City MRT Station on the Cross Island Line (CRL) is expected to open by 2032. Newlaunches
• The Turf City MRT station on the Cross Island Line (CRL) is expected to open by 2032, but that timeline has not been officially confirmed. Buycondo

The school belt — this is what makes Turf City different from any other new precinct:

Within a short radius are Methodist Girls’ School, Nanyang Girls’ High School, Hwa Chong Institution, Raffles Girls’ Primary School and National Junior College — schools that consistently rank among Singapore’s top institutions, covering nearly all levels from primary to secondary and tertiary education. Newlaunches

No other new residential precinct launching in 2026–2027 — not Tengah, not Holland Plain, not Marina South — offers this concentration of top-tier schools. This school belt is the single most powerful demand driver for Bukit Timah real estate and it has sustained premium pricing through every property cycle for decades.

The Two Projects Side by Side

Before I go deep on each, here is the complete comparison:

Deep Dive: Dunearn House (Site 1 — Launching Q3 2026)

The basics

In the GLS tender that closed in June 2025, the site attracted nine bids, with the top bid of $491 million submitted by a joint venture comprising CSC Land Group, Sekisui House and Frasers Property at $1,410 psf ppr. That site is expected to launch in 2H 2026. Newlaunches

Dunearn House is the first private residential project in the entire Turf City transformation — a title that matters enormously for investment positioning. First-mover in a government-master-planned precinct is historically Singapore’s strongest formula for capital appreciation, as evidenced by Fourth Avenue Residences, Lentor Modern and now this precinct.

The last comparable private condo site on Dunearn Road was awarded in 2017 — the parcel where Fourth Avenue Residences now stands. That tender went to Allgreen Properties at $1,540 psf ppr. Launched in 2019, Fourth Avenue Residences saw steady buyer interest and eventually sold out, with units transacted at a median price of $2,406 psf. Tengahgardenresidencesproject

Today’s entry pricing at $2,800–$3,000 psf reflects how much the D10 CCR market has moved since 2019 — and confirms that new private condo supply in this exact Bukit Timah corridor has been absent for nearly 8 years.

Who should buy Dunearn House?

The buyer pool has taken shape from the first site’s marketing: right-sizers from the landed estates along Namly, Duchess Road, Watten and Greenwood who want to remain in the Bukit Timah corridor, families seeking proximity to the school belt, and CCR investors drawn to prime District 10 exposure.

The practical case for Dunearn House buyers:

You are entering at Site 1 pricing ($1,410 psf ppr land cost) in a precinct where Site 2 just closed at $1,625 psf ppr — 15.3% higher. That land cost step-up almost always translates into a launch price step-up for the next project, which means Dunearn House buyers will have a demonstrable price advantage vs buyers of the Wing Tai/Metro project launching in 2027.

My honest caveat on Dunearn House

Launching Q3 2026 at an expected $2,800–$3,000+ psf is a significant commitment for what is still an undeveloped precinct. Buyers in the first two private residential projects here are purchasing ahead of most of the infrastructure that will eventually define the precinct — the planned civic heart and the Bukit Timah-Rochor Green Corridor have no confirmed completion dates.

That is the standard trade-off for first-mover positioning anywhere in Singapore. You are buying the vision, not the reality. The question is whether you trust the government’s track record on delivering planned precincts — and the answer to that question based on Punggol, Jurong East, Tampines, Lentor Hills is consistently yes.

Deep Dive: Wing Tai/Metro Site 2 (~2H 2027 Launch)

What just happened and why it matters

Six bids were received when the tender closed on 28 April 2026, with Wing Tai Holdings and Metro Holdings submitting the top bid. Their bid of $1,625 psf ppr was 3.1% over the second-highest bid, submitted by Frasers Property, CSC Land Group and Sekisui House — the same consortium developing Dunearn House. Wingtaiasia

Wing Tai and Metro’s land rate is approximately 15.3% higher than the $1,410 psf ppr paid for the adjacent plot. The bid spread between the top and sixth bidder was less than 10%, indicating market consensus on the site’s value. Wingtaiasia

That narrow spread between all six bids is the most important data point here. When six developers independently model a site and all come within 10% of each other on land value, it tells you the market has strong conviction on the site’s potential. This was not one outlier developer taking a gamble — six different companies looked at this site and agreed it was worth approximately $1,500–$1,625 psf ppr.

Who is Wing Tai Holdings and why does it matter?

Wing Tai Holdings is the same developer behind River Green — Singapore’s best-selling private condo launch of 2025, which sold 88% of 524 units on launch weekend at $3,130 psf average. They know how to build and sell premium CCR product. Their track record in Singapore includes Le Nouvel Ardmore, The Crest and The Tembusu.

For buyers considering this project: Wing Tai has a consistent record of delivering quality finishes and thoughtful design in the CCR. Metro Holdings as a co-developer adds financial stability. In their May 4 statement, Wing Tai and Metro confirmed they intend to develop the site into a project with approximately 330 residential units and ground-floor commercial space, with the executive director of Wing Tai Holdings noting: “As one of the first movers, we look forward to creating a landmark development that helps define this new precinct.” 99.co

Projected pricing and what it means

SRI’s Sandrasegeran notes that the median price of new condos in the CCR stood at approximately $3,172 psf in Q1 2026. Against this backdrop, he believes the Dunearn Road Site 2 project could launch at prices ranging from $3,150 to $3,250 psf. Meanwhile, Newmark estimates the development could average from $3,300 psf. EdgeProp.sg

PropNex Realty projects the average selling price at above $3,000 psf, while CBRE expects the future project to take its cue from launch prices at the first Dunearn Road site.

At $3,150–$3,300 psf for a 99-year leasehold, this is premium CCR pricing — comparable to River Modern at $3,266 psf and above Skye at Holland at $2,953 psf. The commercial ground-floor element adds a mixed-use lifestyle quality that Dunearn House does not have.

Is the Bukit Timah Turf City Precinct Worth Buying Into?

The bull case — and it is strong

1. Structural supply scarcity in D10/D11 Bukit Timah is extreme.

Developers sold 1,916 new private homes in the CCR in 2025, the highest sales volume in four years. In 2026, the supply of new private homes in the CCR could total 1,870 units, falling 28.6% from 2,618 units in 2025. In 2027, this may fall further to an estimated 1,395 units. The lower supply will support price growth in the CCR segment.

Specifically in Bukit Timah, the first private condo comparable site was awarded in 2017. That’s nearly eight years without a new private condo on this stretch. The accumulated demand from Bukit Timah’s landed residents wanting to right-size, expat families wanting school proximity and CCR investors seeking prime D10 exposure has been building for years with nowhere to go. Tengahgardenresidencesproject

2. The school belt is Singapore’s most durable price driver.

The concentration of MGS, Nanyang Girls’, Hwa Chong, Raffles Girls’ Primary, National Junior College within close reach of Turf City is unique. The proximity to elite educational institutions 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. School proximity drives both owner-occupier demand and rental demand from expat families — the strongest combination for long-term price support. Newlaunches

3. Upgrader pool is large and proven.

The nearby Queenstown neighbourhood could provide a strong upgrader pool, with around 2,405 HDB flats reaching their MOP in 2026. Beyond Queenstown, the landed enclave residents along Namly, Duchess Road, Watten and Greenwood represent a large right-sizer pool specifically seeking a Bukit Timah CCR address. EdgeProp.sg

4. Competitive bidding signals genuine developer conviction.

The first site drew nine bids. The second drew six. Both tender results came in within analyst expectations and show multiple sophisticated developers independently valuing this precinct highly. When developers compete hard for a site, they are committing hundreds of millions of dollars based on their own research into demand — that is the strongest market signal available.

The honest risks

MRT timing is a real issue. Sixth Avenue MRT (Downtown Line) at 500 metres is adequate but not outstanding. The Turf City MRT station on the Cross Island Line has no officially confirmed opening date, though it is targeted around 2032. Buyers in both Dunearn projects are paying CCR prices partly for a connectivity benefit that is 6+ years away. If the CRL timeline slips, this catalyst is delayed. Buycondo

No established precinct amenities today. Unlike mature CCR addresses like River Valley, Holland Village or Orchard, Turf City today offers no F&B cluster, no supermarket, no neighbourhood mall within easy walking distance. The nearest mall is Beauty World (short drive away). A new mall Bukit V in Jalan Anak Bukit (part of The Reserve Residences mixed-use development) offers about 174,000 sqft of total net lettable area — this is relatively close but not at doorstep. Tengahgarden-residences

$3,000+ psf for a 99-year leasehold requires a long holding horizon. At these prices, you need a 7–10 year hold to fully benefit from precinct maturation. If you need liquidity within 3–5 years, the risk-return is less compelling.

Jim Tan’s Honest Verdict — Which Project, and for Whom?

Jim Tan (CEA Reg. No. R013675E), OrangeTee & Tie Pte Ltd. Verify his CEA licence here.

My honest verdict across the three buyer types I see most often in conversations about Turf City:

For families targeting the school belt: Dunearn House (Site 1, Q3 2026) is the clearer choice. Earlier launch means you can establish your address sooner for P1 registration planning. The lower land cost likely translates to a more competitive entry price vs Site 2, and MGS, Nanyang Girls’ High and the full school corridor are accessible from both sites equally. At $2,800–$3,000 psf, you are still paying a premium — but for a family buying their primary residence with a 10-year horizon, the school proximity and Bukit Timah address have historically justified that premium.

For CCR investors seeking capital appreciation: Both projects have merit. Site 1 has first-mover status and lower base pricing. Site 2 has Wing Tai’s quality assurance (they just delivered River Green, Singapore’s best-selling private condo of 2025), the commercial podium adding a mixed-use premium, and a slightly more boutique size (330 vs 380 units). If I were advising a pure investment buyer, I would say: buy Site 1 now to lock in the lower land cost and first-mover pricing, or wait for Site 2’s VVIP preview to compare units head-to-head. Do not wait too long — Site 2 is already 15.3% more expensive at land cost level.

For right-sizers from Bukit Timah landed estates: Both projects are ideal. You stay in your preferred district, gain modern condo facilities, and retain the school-belt address. The practical question is whether you prefer Frasers Property’s finishes (Dunearn House) or Wing Tai’s track record (Site 2). Both are credible developers. Site 1 launches sooner — relevant if you are planning to sell your landed home in 2026 and need somewhere to move.

What I tell every buyer regardless of project: Do not commit before running your TDSR, ABSD and CPF numbers. At $3,000 psf, a 1,000 sqft unit costs $3 million. ABSD for second-property SC buyers at 20% adds $600,000. Use my free Stamp Duty Calculator and free TDSR Calculator before visiting any showflat.

Dunearn House vs Wing Tai Site 2 vs Other Current Launches — Full Comparison

If you want to buy now (not wait until 2026 or 2027): Promenade Peak and One Marina Gardens both have approximately 46% of units remaining. River Green has limited units left. All are priced below Turf City’s projected range and have direct TEL MRT access. Use my free Home Loan Affordability Calculator to compare your cashflow across options.

Frequently Asked Questions — Bukit Timah Turf City New Condo

What are the two new condos launching in Bukit Timah Turf City? The first is Dunearn House, developed by a consortium of Frasers Property, CSC Land Group and Sekisui House. It will yield approximately 380 residential units and is expected to launch in Q3 2026. The second is an unnamed project by Wing Tai Holdings and Metro Holdings, yielding approximately 330 residential units with ground-floor commercial space, expected to launch in 2H 2027. Both are on Dunearn Road in District 10, part of the Bukit Timah Turf City master plan.

What is the expected price of Dunearn House and the Wing Tai/Metro condo? Dunearn House is expected to launch at $2,800–$3,000+ psf based on its land cost of $1,410 psf ppr. The Wing Tai/Metro Site 2 project is expected to launch at $3,150–$3,300 psf based on its land cost of $1,625 psf ppr, with Newmark estimating an average from $3,300 psf. Both will be premium CCR pricing in line with recent launches like River Modern ($3,266 psf) and Skye at Holland ($2,953 psf). Official pricing will be confirmed at launch. Register your interest with Jim at +65 9222-7288 to receive price lists first.

Why did the second Dunearn Road tender draw six bids when the first drew nine? The first site drew nine bids because it was the first GLS tender in Bukit Timah Turf City — an entirely new precinct with high speculative interest. The second site drew six bids, which is still strong market participation. The narrower field reflects developers being more selective — not less interested. The bid spread between all six bidders was under 10%, indicating strong consensus on the site’s value. Wing Tai’s winning bid at $1,625 psf ppr was within analyst projections of $1,400–$1,500+ psf ppr.

Is Methodist Girls’ School (MGS) within 1km of the Dunearn Road condos? Yes. Methodist Girls’ School is within the 1km MOE P1 registration priority radius of both Dunearn Road sites. The school corridor also includes Nanyang Girls’ High School, Hwa Chong Institution, Raffles Girls’ Primary School and National Junior College — all within reasonable reach. Families buying for school proximity should verify the exact distance from their specific unit’s address to the school gate. WhatsApp Jim at +65 9222-7288 for guidance on P1 registration eligibility for these projects.

What MRT station serves Bukit Timah Turf City? Sixth Avenue MRT Station (DT7, Downtown Line) is approximately 500 metres from the Dunearn Road sites — a 7-minute walk. The future Turf City MRT Station on the Cross Island Line (CRL) is targeted for around 2032. Until the CRL opens, residents will rely on Sixth Avenue MRT (Downtown Line) and car/bus access via Dunearn Road, Bukit Timah Road and the PIE.

Should I buy Dunearn House or wait for the Wing Tai/Metro project? Both are compelling but serve slightly different buyer needs. Dunearn House offers: earlier launch (Q3 2026), first-mover status in the precinct, lower land cost (likely more competitive pricing), and Frasers Property’s quality. The Wing Tai/Metro project offers: Wing Tai’s proven luxury track record (River Green, Le Nouvel Ardmore), ground-floor commercial adding lifestyle convenience, smaller and more boutique scale, and a mixed-use element. For families needing to establish their address sooner for school registration, Dunearn House is the clearer choice. For investors or right-sizers with flexibility, waiting to compare both at showflat is a valid strategy. WhatsApp Jim at +65 9222-7288 for a personalised assessment.

How does Bukit Timah Turf City compare to Holland Plain as a new CCR precinct? Both are genuinely compelling new D10 CCR precincts. Turf City has stronger school belt adjacency (MGS, Nanyang Girls’, Hwa Chong, NJC all within reach vs Holland Plain’s primarily MGS proximity), more MRT connectivity options (Sixth Avenue DTL now + Turf City CRL in 2032), and a larger masterplan (15,000–20,000 homes total vs Holland Plain’s 8 parcels). Holland Plain has lower estimated launch pricing (~$3,000–$3,100 psf vs Turf City’s $2,800–$3,300 psf depending on project), a quieter, more boutique GCB-adjacent character, and a 6-storey height cap creating a genuinely low-density environment. Read my Holland Plain new condo buyer guide →

When will the Dunearn House showflat open? The Dunearn House showflat is expected to open in Q2–Q3 2026 ahead of the launch. WhatsApp Jim at +65 9222-7288 to be added to the priority list for showflat preview access and receive floor plans and indicative pricing as soon as they are released.

Register Your Interest in Bukit Timah Turf City Condos

Whether you are considering Dunearn House launching in Q3 2026 or the Wing Tai/Metro project in 2027, register early for VVIP Preview priority and receive the official price list first. Jim will also run a personalised financial analysis — TDSR, ABSD, CPF planning and a full comparison vs currently available projects — at no cost to you.

💬 WhatsApp Jim at +65 9222-7288 📅 Book a free consultation at propsbit.com.sg/contact/

Not ready for Turf City? Browse currently available new launches with units:

→ One Marina Gardens — D1 Marina South, from $2,343 psf (~46% available) → Promenade Peak — D3 Zion Road, from $2,598 psf (~46% available) → River Green — D9 River Valley, limited units remaining → Tengah Garden Residences — D24 Tengah, est. $1,900–$2,100 psf → Vela Bay — D16 Bayshore, est. $2,600–$2,800 psf → Holland Plain New Condo — D10, est. $3,000–$3,100 psf (2027)

Free tools: → Free TDSR Calculator — Check your CCR loan eligibility → Free Stamp Duty Calculator — Calculate BSD + ABSD for D10 CCR → Free Home Loan Affordability Calculator → Free Progressive Payment Calculator

Jim Tan · CEA Reg. No. R013675E · OrangeTee & Tie Pte Ltd (Agency Licence L3009250K) Verify Jim’s CEA licence →

Disclaimer: All price projections are analyst estimates based on land costs and market comparables, not developer-confirmed figures. Always verify official pricing with the developer’s sales team before any financial commitment. Jim Tan (CEA R013675E), OrangeTee & Tie Pte Ltd (L3009250K), regulated by the Council for Estate Agencies Singapore.