Second Dunearn Road site garners six bids with a top bid of nearly S$533 million

 The Urban Redevelopment Authority has closed the tender for the Dunearn Road Government Land Sale (GLS) site today, marking another step forward in the ongoing transformation of Bukit Timah Turf City.

The site was released for public tender on 8 December 2025, giving developers several months to evaluate the opportunity and submit their proposals.

Site details

Bids submitted for the site

A total of six bids were received, reflecting measured but clear interest from developers.

What the bids suggest about developer sentiment

The highest bid came in at approximately S$533 million, while the lowest stood at about S$485.5 million. This creates a difference of around S$47.5 million. While that gap may appear notable, it is still within a reasonable range for a site of this scale.

More importantly, the bulk of the bids were tightly grouped. The second to fifth bids fell within a narrow band between roughly S$500.6 million and S$517 million. This clustering indicates that most developers arrived at a similar land valuation.

This consistency suggests a shared view on potential selling prices, development costs, and demand in the area. The top bid, therefore, reflects a slightly more confident stance, likely driven by stronger assumptions on future pricing or positioning. Overall, the data shows that while sentiment remains positive, developers are still pricing with discipline rather than stretching aggressively.

Based on the leading bid, the implied land rate is estimated at around S$1,625 psf per plot ratio. From this, market observers expect that the eventual project could see average selling prices exceeding S$3,000 psf, assuming typical development margins and current cost conditions. 

Be the first to know about the upcoming Dunearn Road condo!

Earlier Dunearn GLS tender set a benchmark

This is not the first site along Dunearn Road to draw attention. An earlier parcel, now known as Dunearn House, was awarded in July. That tender attracted nine bids, signalling strong competition.

A consortium comprising Frasers Property, Sekisui House, and CSC Land Group submitted the top bid of about S$491.45 million, translating to around S$1,410 psf per plot ratio. The development is expected to yield approximately 380 units.

That earlier response already highlighted confidence in Turf City’s long-term potential. This latest tender continues to reinforce that outlook.

Site context and connectivity

The Dunearn Road parcel is designated for residential use with commercial units on the first storey. This setup allows daily conveniences to be integrated within the development.

In terms of accessibility, the site benefits from strong transport connectivity. It is located near Sixth Avenue MRT station on the Downtown Line, offering direct routes to key areas such as the CBD, Newton, and Bugis.

Looking ahead, the upcoming Cross Island Line will further enhance connectivity. The future Turf City station, expected to be completed around 2032, will provide a major east–west link across Singapore. The area is also served by an established bus network and is easily accessible via the Pan-Island Expressway and Dunearn Road.

Designed as a car-lite and green estate

The wider Bukit Timah Turf City estate has been planned with sustainability in mind.

Car usage is expected to be reduced, with greater emphasis placed on public transport, cycling, and walking. Parking provisions will be kept more limited so that additional space can be allocated for greenery, shared amenities, and community areas.

This approach supports a more liveable environment while aligning with broader urban planning goals.

Integration with nature and green corridors

The site will also benefit from its proximity to future green spaces.

It sits alongside the planned Bukit Timah–Rochor Green Corridor, a linear park that will run along the Bukit Timah Canal. This corridor will form part of a larger network of recreational routes across Singapore.

In addition, the development will be close to the upcoming Turf City Nature Park, a 40-hectare green space connecting nearby forested areas. Residents can look forward to nature trails, boardwalks, and outdoor recreational spaces within a largely car-lite environment.

Planned design features within the development

Several design elements are expected to be incorporated into the future project. These include landscaped balconies, sky terraces, and rooftop gardens, which will introduce greenery into different levels of the development.

Pedestrian connectivity has also been considered. A side gate along Dunearn Road will provide direct access to ground-floor shops and nearby bus stops. This entrance will be linked to a sheltered walkway for convenience.

Another access point may be introduced along the northern boundary, improving connections to the future civic heart of the estate and the upcoming MRT station.

The new vision for Bukit Timah Turf City

Looking at the broader vision, Turf City is set to evolve into a highly liveable residential district.

Plans indicate that the area could eventually accommodate between 15,000 and 20,000 homes, spanning both public and private housing. At the centre of the estate, a large open space, significantly bigger than the Padang, is expected to serve as the main civic and recreational hub.

Around this central space, community facilities, sports amenities, and lifestyle offerings will be introduced, creating a vibrant focal point for residents.

At the same time, elements of the former Turf Club’s heritage will be retained and repurposed. This helps to preserve the identity of the area, while also giving it a distinctive character compared to other new estates.

What this means for buyers

To start, the closing of this tender points to growing momentum in Turf City’s redevelopment. With two GLS sites already progressing, the area is moving beyond the planning stage and into active transformation.

For those considering an entry, coming in early may offer a first-mover advantage. As more projects are introduced, clearer pricing benchmarks are expected to form from 2027 onwards. This could shape how future launches in the area are positioned.

In addition, the integration of commercial spaces at the ground level will enhance everyday convenience. Amenities such as shops, clinics, and childcare centres are likely to be located within easy reach, supporting a more self-sufficient neighbourhood.

Looking at the bigger picture, the district is being planned with a balanced mix of key elements – the established appeal of Bukit Timah, access to reputable schools, improved transport connectivity, and a strong emphasis on green living.

For now, attention will remain on the tender outcome, as the market looks ahead to see which developer will take on the next phase of shaping Turf City’s growth.

The post Second Dunearn Road site garners six bids with a top bid of nearly S$533 million appeared first on .