DUNEARN REGENCY is a 99-year leasehold development along DUNEARN ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 8 units and is an established secondary-market project.
This profile draws on 0 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for DUNEARN REGENCY 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 0 sales and 27 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUNEARN REGENCY dashboard.
- · CCR · D11 · 8 units
About DUNEARN REGENCY
DUNEARN REGENCY is a condominium, located at DUNEARN ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by WU PIH HWA, comprising 8 residential units.
Rental Market Overview
DUNEARN REGENCY has recorded 27 rental transactions with monthly rents averaging $3,007/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 27 | $3,007/mo | $2,200/mo | $3,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,250/mo |
| 2022 | 3 | $2,417/mo |
| 2023 | 8 | $3,381/mo |
| 2024 | 3 | $3,417/mo |
| 2025 | 7 | $3,304/mo |
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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 REGENCY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUNEARN REGENCY
- Tan Kah Kee MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Farrer Road MRT
- German European School Singapore
- National Junior College
- National Junior College
Nearby MRT Stations
DUNEARN REGENCY is 450m from Tan Kah Kee MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 450m |
| Botanic Gardens | CC19 | Circle Line | 530m |
| Botanic Gardens | DT9 | Downtown Line | 530m |
| Farrer Road | CC20 | Circle Line | 890m |
Nearby Schools
There are 14 schools within 2 km of DUNEARN REGENCY, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 310m |
| National Junior College | Secondary | 540m |
| National Junior College | Jc | 540m |
| Raffles Girls' Primary School | Primary | 780m |
| Chatsworth International School (Bukit Timah) | International | 790m |
| Hollandse School | International | 950m |
| Lycee Francais de Singapour | International | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.2 km |
| SJI International School | International | 1.4 km |
| Nanyang Primary School | Primary | 1.5 km |
| Hwa Chong International School | International | 1.9 km |
| Hwa Chong Institution | Secondary | 1.9 km |
Genuine walk-to-MRT access. Tan Kah Kee sits about 0.45km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 8 units, DUNEARN REGENCY keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. German European School Singapore sits about 0.31km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: DUNEARN REGENCY benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 REGENCY?
What is the rental yield for DUNEARN REGENCY?
Is DUNEARN REGENCY freehold or leasehold?
How far is the nearest MRT from DUNEARN REGENCY?
What is the tenure of DUNEARN REGENCY?
How does DUNEARN REGENCY compare to other projects in the district?
What stamp duty applies for a foreign buyer of DUNEARN REGENCY?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 27 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 REGENCY
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.