Kenny's Take
Dunearn House's first-look reviews confirm what the numbers already showed: D11 Bukit Timah is genuine school-belt pricing, not headline hype. The $1.1M jump from 2BR to 3BR reflects what experienced developers know — the family-size unit in this precinct commands a completely different buyer tier. With bookings set for 25 July, buyers who've done their homework on the Sixth Ave corridor have one more week to decide. Meanwhile, Lentor Gardens heads into booking day in 7 days with strong preview momentum — 5,000+ visitors and $2,350 psf average positioning it as the highest-priced Lentor launch bar Lentor Modern. Watch the Day 1 take-up rate as the clearest signal of H2 OCR demand. And with HDB resale records falling again in Tampines, the upgrader pipeline that feeds OCR launches like Lentor remains structurally supported heading into Q3.
🏗️ Dunearn House — First Turf City Condo in 33 Years
- Dunearn House (380 units, D11 Bukit Timah, 99-yr LH) opened its public preview on 10 July. Pricing is from $2,799 psf: 2BR (527–678 sqft) from $1.475M; 3BR from $2.597M — a $1.1M jump between the two tiers. Sales bookings open 25 July 2026.
- That price gap tells a story. D11 carries a school-belt and lifestyle premium (Hwa Chong Institution, Nanyang Girls' High School, NJC all within close proximity; Sixth Ave MRT on the DTL). Two-bedroom units are within reach for dual-income buyers targeting the district; three-bedroom units move into a materially different buyer profile.
- This is the first private residential project in the Bukit Timah Turf City precinct in over 30 years. The corridor is undergoing a broader transformation — making this launch a milestone rather than just another D11 entry. Developer JV: Frasers Property / CSC Land / Sekisui House.
- First walkthrough reviews from Stacked Homes confirm efficient layouts and authentic school-proximity positioning. The showflat at 28 Evans Road is open by appointment.
⏰ Lentor Gardens Residences — Booking Day: 18 July
- Lentor Gardens Residences (499 units, D26 Lentor/Springleaf, Kingsford) books on 18 July — 7 days away. Average pricing at $2,350 psf, the highest in the Lentor cluster after Lentor Modern's $2,100 psf 2022 launch.
- Preview turnout exceeded 5,000 visitors — strong for an OCR launch in a cluster that's already seen five earlier projects. The number to watch: if Day 1 take-up exceeds 60%, it confirms H2 2026 OCR demand is intact despite the crowded launch calendar.
- Lentor Gardens sits on the lowest land cost in the cluster (~$920 psf ppr), giving Kingsford room to hold pricing while offering value relative to the established comparables. The integrated Lentor estate story — built over multiple launches since 2022 — underpins the psf premium.
🏘️ HDB Resale — Records Signal a Healthy Upgrader Pool
- A 31-year-old Tampines executive flat changed hands at $1.24M, a new HDB resale record for Tampines town. Tampines is one of Singapore's largest HDB estates and a consistent feeder for OCR upgraders — million-dollar HDB valuations here translate directly into buyers ready for the next OCR condo launch.
- Meanwhile, HDB has confirmed that roughly two-thirds of Maju Forest (15ha total) will be cleared for public housing, retaining 8 hectares including a nature trail and freshwater stream. This is a medium-term future supply signal for the surrounding private market — not an immediate impact, but worth noting for investors in adjacent districts.
- The broader pattern: record HDB resale transactions across multiple estates simultaneously confirms the upgrader pipeline is intact and financially capable heading into H2 2026.
🔭 What I'm Watching
- Lentor Gardens Day-1 take-up rate (18 Jul) — the clearest read on whether OCR demand holds for Q3 and beyond.
- Dunearn House 3BR demand at booking (25 Jul) — if the $2.597M+ tier attracts strong bids, it signals that D11 family buyers are still active at near-CCR pricing levels.