Kenny's Take
Dunearn House clearing every 3-bedroom and 3-bedroom-plus-Flexi unit at launch, at an average of $3,140 psf, tells you demand for well-configured family stock in District 11 is real. But the overall 56% take-up sitting well under 2026's 75.8% launch average tells you something else: developers have been releasing units faster than genuine demand can absorb them, and buyers are getting more selective about which stack, which layout, and which price point they'll commit to. If you're weighing an upcoming H2 launch, don't anchor on headline take-up alone — look at which unit types actually sold out on day one, because that's where the real pricing power sits. Everyone else has more room to negotiate than the launch-day hype suggests.
🏗️ New Launches
- Dunearn House sold 212 of its 380 units (56%) over its launch weekend, at an average of $3,140 psf, marking the first private residential launch in the Bukit Timah Turf City precinct. Both the 3-bedroom and 3-bedroom-plus-Flexi unit types were fully sold out, and standard 4-bedroom units followed close behind at 89% take-up — a clear signal that larger, family-configured stock is where the real demand sat.
- The 56% clearance rate trails the 75.8% average take-up recorded across 2026's earlier launches so far, and one research house pointed to buyer fatigue as the likely driver — developers have added roughly 11,945 units a year over the past 18 months, well above the historical annual demand average of about 8,766 units. About 86% of Dunearn House's buyers are Singaporean, with the balance largely permanent residents from China, Indonesia, Malaysia and South Korea, and ERA's leadership noted most buyers already live in Bukit Timah, Holland Road, and the surrounding estates — a genuinely local, upgrader-heavy buyer pool rather than speculative outside demand.
📊 Prices & Transactions
- A privatised Tampines Trilliant unit just banked a real capital gain from patient holding: a penthouse bought in late 2020 resold for around $3.05 million in early July, a gain of roughly $1.3 million over the hold. The project's privatisation this year — which opens resale eligibility beyond the standard EC buyer pool to permanent residents and foreigners — is widening the buyer base and helping support pricing, even as this particular deal landed at $1,548 psf, about 9.7% below the project's current record of $1,878 psf set in April 2026.
💰 Rates
- All three SORA tenors eased slightly this week off the late-July normalisation spike — 3-month SORA now sits at 1.1528%. Maybank's floating package remains the best-in-market rate at 3M SORA +0.20% (about 1.35% all-in), with most other major banks clustered around 1.40%.