Kenny's Take
Dunearn House selling 56% on Day 1 at a higher-than-indicative $3,140 psf tells us CCR appetite is real but discriminating — buyers took the 3-bedrooms clean and held back on the larger units, which is a healthy sign of value consciousness rather than fear. The government's H2 2026 GLS response — nine confirmed sites, 4,745 units including Orchard Boulevard and Marina Gardens Lane — is calibrated, not reactive: supply is being managed, not flooded. For HDB upgraders, the window keeps widening: SORA holding at 1.12%, million-dollar HDB resale deals posting new town records across Ang Mo Kio, Bishan, and Tampines, and the next big D20 launch (Thomson Reserve, Sep/Oct) still months away. The time to prepare your upgrade strategy is now, not when the show opens.
🏗️ Dunearn House: 212 of 380 units sold (56%), avg $3,140 psf
- Day 1 result: 212 of 380 units sold at an average of $3,140 psf — 80% of purchases came in below $3.5M per unit. All standard 3-bedroom units sold out on the day; 4-bedroom units reached 89% take-up. Frasers Property's first private residential launch in Bukit Timah's Turf City in over 30 years.
- What this means for CCR: The result confirmed measured demand, not a blowout. The 2026 new-launch average take-up rate has been 75.8%, so Dunearn House came in slightly below the pack — but at $3,140 psf average in D11 CCR, buyers were making calculated decisions on quantum, not avoiding the location. This is selective confidence, not hesitation.
- The buyer who moved: 80% stayed under $3.5M, confirming the 2BR and 3BR sweet spot drove volume. The 4BR units at $3.588M+ still hit 89% take-up — genuine family demand for the Turf City corridor that will only strengthen when the future Cross Island Line station comes through.
📋 H2 2026 GLS: 9 Confirmed Sites, 4,745 Units in the Pipeline
- URA releases the H2 2026 Government Land Sales programme — Nine confirmed list sites covering 4,745 residential units (including 735 EC units) and 83,350 sqm of commercial GFA. Key addresses: Orchard Boulevard, Marina Gardens Lane, East Coast Road, and the headline Jurong Lake District (JLD) white site at Townhall Link.
- JLD white site is the standout — Up to 1,200 residential units, minimum 40,000 sqm office, 44,000 sqm complementary uses in Singapore's second CBD. Developers who win this tender will set the mixed-use pricing benchmark for Jurong through the next decade.
- What to watch: Orchard Boulevard and Marina Gardens Lane are prime CCR addresses. Their eventual bid prices will signal what developers think CCR land is worth post-Dunearn House — and will anchor launch prices for new projects in those corridors over 2027–2028.
🏘️ HDB Resale: 153 Million-Dollar Deals in July, New Town Records
- 153 million-dollar HDB resale transactions recorded in July 2026 — New town price records set in Ang Mo Kio, Bedok, Bishan, and Tampines. This pace builds on Q2's quarterly record of 491 deals, with mature-estate equity accumulating steadily across the upgrader belt.
- Why this matters: HDB sellers are arriving at the private market with real firepower — $700K–$1M+ in proceeds after CPF and loan payoff. Paired with 3M SORA at 1.12% (monthly payments on a $1.5M loan now ~$4,400–$4,800 vs ~$7,400 at the 2023 peak), the affordability window for upgrading has not been this wide since 2021.
💰 Rates & 🔭 What I'm Watching
- 3-Month SORA: 1.12% (July 2026) — MAS operating range 1.0–1.4% through end-2026. Best floating packages SORA+0.20% ≈ 1.33% all-in; fixed rates 1.40–1.45% p.a. No movement this week.
- 🔭 Watching: (1) Thomson Reserve (D20 Upper Thomson, 1,268 units, UOL + SingLand + CapitaLand) — preview expected Sep/Oct 2026. The next major RCR/CCR-adjacent launch and the market's next read on demand at the $2,200–$2,800 psf band. (2) H2 2026 GLS tender bids — Orchard Boulevard and Marina Gardens Lane closing bids will reset CCR land cost expectations for 2027–2028 launches.