Kenny's Take
Dunearn House entering Turf City at $2,799 psf tells you two things: D11 buyers will pay a genuine premium for school-belt access and an established green neighbourhood, and developers pricing with confidence here are reading the rate cycle as near-bottom. With 3M SORA at ~1.1% — a four-year low — and UOB forecasting a drift to 1.39% by year-end, the financing backdrop is as supportive as it has been since 2022. For buyers tracking Lentor Gardens Residences, July 18 is the more immediate data point: 5,000+ preview visitors and $2,350 psf pricing are meaningful signals, but only the booking-day take-up rate will confirm whether that crowd is converting to commitments. Watch for a day-one figure north of 60% to read this as a genuine H2 OCR demand confirmation.
🏗️ Dunearn House — D11 Turf City Preview Opens Today
- Frasers Property, CSC Land Group, and Sekisui House opened the Dunearn House showflat at 28 Evans Road this morning (10 Jul), marking the start of the public preview ahead of sales bookings on 25 July. The 380-unit development — two 19-storey towers and three 10-storey blocks — is priced from $2,799 psf. Two-bedrooms (527–678 sqft) from $1.475M; three-bedrooms (872–1,001 sqft) from $2.597M; four-bedrooms (1,184–1,378 sqft) from $3.588M. All on a 99-year leasehold tenure.
- The project sits within the Bukit Timah Turf City precinct, where private residential development has been absent for over three decades. Key draws: proximity to Hwa Chong Institution, Nanyang Girls' High School, National Junior College, and Sixth Avenue MRT (DTL). At $2,799 psf on 99-year leasehold, the pricing compares to nearby D10 freehold resale medians of $2,500–$2,800 psf — positioning this as a leasehold-in-established-precinct play for families who prioritise school catchment and greenery over tenure type.
📊 Lentor Gardens Residences — Booking Day 8 Days Out
- Kingsford's Lentor Gardens Residences (D26, 502 units) goes to sales bookings on 18 July. The 4–6 July preview drew over 5,000 visitors; average pricing came in at $2,350 psf — the highest in the Lentor cluster bar Lentor Modern, which launched two years prior. No pricing adjustments have been reported since the preview closed.
- July 18 is H2 2026's first real OCR take-up test. A day-one figure above 60% of available units would confirm that the strong preview crowd translated to genuine buying intent — and would support the case that suburban upgrader demand remains intact despite a mixed Q2 macro backdrop. A weak day-one number would signal that buyers at these psf levels are still in 'compare and reconsider' mode.
🏢 CCR Land Market — Holland Plain Draws One Bidder
- The Holland Plain GLS tender (1.57-hectare site, D10) closed with a sole bid from Sim Lian Group at $454M, approximately $1,491 psf ppr. A single developer bidding on a CCR parcel reflects the calculation that has tightened since mid-2025: land cost vs. achievable exit pricing leaves thin margin at aggressive bids, so developers are selective.
- The H2 2026 confirmed GLS list adds an Orchard Boulevard site (110 units, CCR) and further Holland Plain parcels. More CCR supply is planned — but with developers bidding conservatively on land, the pipeline of CCR new launches reaching market before 2028 remains thin. That structural scarcity continues to underpin secondary CCR pricing even as the government rebalances land supply toward the precinct.
💰 Rates — SORA Near Floor, But Turn Is in View
- 3M compounded SORA is consolidating around 1.1% — near its lowest level since July 2022. For context: a $1M loan over 25 years at current floating rates (~1.3–1.5% all-in) runs approximately $3,900–4,100/month. At the 2024 SORA peak (~3.7%), the same loan cost ~$4,400/month.
- UOB expects SORA to bottom in Q2 2026 and drift toward approximately 1.39% by year-end as the global rate-cut cycle runs its course. That is not a sharp move, but it signals that the current financing environment is near its most favourable — relevant for buyers weighing SORA-floating packages against 2-year fixed rates (~1.4–1.5% currently available).