DUNEARN ESTATE is a freehold development along BERRIMA ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises a compact unit count and is TOP 2021.
This profile draws on 22 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 5 years from TOP, DUNEARN ESTATE is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 11 (Newton / Novena), the immediate context for DUNEARN ESTATE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 22 sales and 61 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUNEARN ESTATE dashboard.
- Average sale price: $15,113,990 across 22 transactions
- Estimated gross rental yield: 1.3%
- District 11 PSF ranking: Premium tier (top 10%)
- Freehold tenure · CCR · D11
About DUNEARN ESTATE
DUNEARN ESTATE is a freehold condominium, located at BERRIMA ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), completed in 2021.
As a freehold property, DUNEARN ESTATE does not face lease decay concerns.
Sales Market Overview
DUNEARN ESTATE has recorded 22 sale transactions with an average transaction price of $15,113,990, ranging from $7,500,000 to $25,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $2,165 psf | $10,538,000 | — |
| 2022 | 4 | $2,644 psf | $17,059,722 | ↑ 22.1% |
| 2023 | 3 | $3,231 psf | $16,533,629 | ↑ 22.2% |
| 2024 | 7 | $2,565 psf | $17,637,143 | ↓ 20.6% |
| 2025 | 2 | $2,654 psf | $13,990,000 | ↑ 3.5% |
DUNEARN ESTATE ranks in the top 10% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, DUNEARN ESTATE trades 5% above the segment benchmark.
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Rental Market Overview
DUNEARN ESTATE has recorded 61 rental transactions with monthly rents averaging $16,225/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 61 | $16,225/mo | $5,500/mo | $31,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $12,471/mo |
| 2022 | 18 | $15,275/mo |
| 2023 | 9 | $18,422/mo |
| 2024 | 14 | $17,714/mo |
| 2025 | 12 | $16,975/mo |
| 2026 | 1 | $10,000/mo |
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Investment Analysis
Based on average rents and sale prices, DUNEARN ESTATE delivers an estimated gross rental yield of 1.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows DUNEARN ESTATE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUNEARN ESTATE
- Stevens MRT
- Stevens MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Mount Pleasant MRT
- Nanyang Girls'
- Nanyang Primary School
- SJI International School
Nearby MRT Stations
DUNEARN ESTATE is 520m from Stevens MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Stevens | DT10 | Downtown Line | 520m |
| Stevens | TE11 | Thomson-East Coast Line | 520m |
| Botanic Gardens | CC19 | Circle Line | 1.1 km |
| Botanic Gardens | DT9 | Downtown Line | 1.1 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of DUNEARN ESTATE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Nanyang Girls' High School | Secondary | 920m |
| Nanyang Primary School | Primary | 1.2 km |
| SJI International School | International | 1.3 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| Whitley Secondary School | Secondary | 1.5 km |
| Anglo-Chinese School (Primary) | Primary | 1.6 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.6 km |
| German European School Singapore | International | 1.6 km |
| New Town Primary School | Primary | 1.6 km |
| ISS International School (Preston) | International | 1.6 km |
| Methodist Girls' School (Primary) | Primary | 1.7 km |
| ISS International School (Paterson) | International | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Stevens is about 0.52km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Nanyang Girls' High School sits about 0.92km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: DUNEARN ESTATE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 22 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for DUNEARN ESTATE?
What is the rental yield for DUNEARN ESTATE?
Is DUNEARN ESTATE freehold or leasehold?
How far is the nearest MRT from DUNEARN ESTATE?
What is the tenure of DUNEARN ESTATE?
How does DUNEARN ESTATE compare to other projects in the district?
What stamp duty applies for a foreign buyer of DUNEARN ESTATE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 22 transactions analysed
- Rental data: 61 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for DUNEARN ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.