DUNEARN SUITES is a freehold development along DUNEARN ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 26 units and is TOP 2012.
This profile draws on 9 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 14 years from TOP, DUNEARN SUITES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for DUNEARN SUITES 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 9 sales and 57 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DUNEARN SUITES dashboard.
- Average sale price: $888,667 across 9 transactions
- Estimated gross rental yield: 3.9%
- District 11 PSF ranking: Above average (top 31%)
- Freehold tenure · CCR · D11 · 26 units
About DUNEARN SUITES
DUNEARN SUITES is a freehold condominium, located at DUNEARN ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by WORLD CLASS PROPERTY (DUNEARN) PTE LTD, comprising 26 residential units, completed in 2012.
As a freehold property, DUNEARN SUITES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at DUNEARN SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 7 | $2,047 psf | $855,714 |
| 1 BR | 2 | $1,904 psf | $1,004,000 |
Sales Market Overview
DUNEARN SUITES has recorded 9 sale transactions with an average transaction price of $888,667, ranging from $780,000 to $1,050,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,869 psf | $842,667 | — |
| 2022 | 2 | $1,948 psf | $935,000 | ↑ 4.2% |
| 2023 | 1 | $2,049 psf | $860,000 | ↑ 5.2% |
| 2024 | 3 | $2,194 psf | $913,333 | ↑ 7.1% |
DUNEARN SUITES ranks in the top 31% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, DUNEARN SUITES trades 17.7% below the segment benchmark.
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Rental Market Overview
DUNEARN SUITES has recorded 57 rental transactions with monthly rents averaging $2,915/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 38 | $2,829/mo | $2,000/mo | $3,500/mo |
| 1 BR | 11 | $2,716/mo | $1,725/mo | $3,800/mo |
| 2 BR | 8 | $3,600/mo | $2,600/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $2,209/mo |
| 2022 | 18 | $2,943/mo |
| 2023 | 7 | $3,329/mo |
| 2024 | 9 | $3,211/mo |
| 2025 | 10 | $3,075/mo |
| 2026 | 2 | $2,975/mo |
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Investment Analysis
Based on average rents and sale prices, DUNEARN SUITES delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
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 SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DUNEARN SUITES
- 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 SUITES is 430m from Tan Kah Kee MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 430m |
| Botanic Gardens | CC19 | Circle Line | 550m |
| Botanic Gardens | DT9 | Downtown Line | 550m |
| Farrer Road | CC20 | Circle Line | 890m |
Nearby Schools
There are 14 schools within 2 km of DUNEARN SUITES, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 320m |
| National Junior College | Secondary | 520m |
| National Junior College | Jc | 520m |
| Chatsworth International School (Bukit Timah) | International | 770m |
| Raffles Girls' Primary School | Primary | 790m |
| Hollandse School | International | 930m |
| Lycee Francais de Singapour | International | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.3 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 |
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.
Genuine walk-to-MRT access. Tan Kah Kee sits about 0.43km 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 26 units, DUNEARN SUITES 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 0.32km 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 9 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": "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": "amber",
"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 SUITES 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. 9 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 SUITES?
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Is DUNEARN SUITES freehold or leasehold?
How far is the nearest MRT from DUNEARN SUITES?
What is the tenure of DUNEARN SUITES?
How does DUNEARN SUITES compare to other projects in the district?
What stamp duty applies for a foreign buyer of DUNEARN SUITES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 57 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 SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.