Overview & Key Facts
Dunearn Suites is a micro-boutique freehold development of just 26 units on Dunearn Road, occupying the quiet outer edge of District 11 where the Newton corridor transitions into the Bukit Timah–Botanic Gardens belt. Completed in 2012 by World Class Property (Dunearn) Pte Ltd, the building is a deliberate anomaly in Singapore’s central-region condo landscape: a five-storey low-rise with compact unit footprints, sited within walking distance of a Downtown Line station and at the doorstep of one of the city’s densest international-school clusters. It is the kind of development that does not announce itself — residents cycle through quietly, and the building’s 26 households fly below the radar of mainstream market commentary.
The numbers tell a specific story. The 12-month average transacted price sits near S$890,000 (median) against an average of S$888,667 across 9 sales, with an active rental register of 57 leases averaging S$2,915 monthly — a ratio that marks Dunearn Suites unmistakably as an investor-dominant asset. The PSF trend has been unambiguously positive: S$1,869 → S$1,948 → S$2,049 → S$2,194 across the recorded quarters, a steady 17% upward trajectory. At the current ~S$2,200 psf freehold, Dunearn Suites sits at a dramatic structural discount to newer freehold D11 peers: Pullman Residences Newton transacts at S$3,075 psf, Watten House at S$3,236 psf, and Peak Residence at S$2,489 psf — each trading at 13–47% above Dunearn Suites while carrying the same freehold title.
The ShiokNest composite score of 57/100 captures an honest picture: a 4.04% gross yield that is legitimately attractive to leveraged investors, top-tier MRT walkability (Tan Kah Kee DTL at 0.43 km), and an exceptional expat-school belt within a 1 km radius — balanced against the realities of a 26-unit micro-scale development with minimal facilities, compact unit layouts, and thin secondary-market liquidity. For the investor targeting yield on a freehold CCR title, or the couple seeking doorstep DTL connectivity to the expat school corridor without paying Pullman’s psf, this is a genuinely distinctive proposition.
Location & Connectivity
Dunearn Road is one of Singapore’s arterial heritage boulevards, tracing the north-western edge of the central region from Newton through to the Bukit Timah cluster. The 404 Dunearn Road address sits at a pivotal location: within the prestigious D11 postal district technically, but physically at the boundary where D11 blends into the Bukit Timah belt and the Botanic Gardens UNESCO precinct. This liminal positioning is the address’s principal strength — residents draw on the infrastructure of multiple neighbourhoods simultaneously, without the price tag of any single one in its pure form.
MRT access is exceptional. Tan Kah Kee MRT (DT8, Downtown Line) is only 0.43 km away — effectively a five-to-six-minute doorstep walk along Dunearn Road. The Downtown Line provides a one-seat ride to Bugis, Downtown, Chinatown, and the CBD. More strategically, Botanic Gardens MRT (CC19/DT9) at 0.55 km is a Circle Line–Downtown Line interchange — one of the most valuable rail nodes in the network, providing transfer-free access to Marina Bay, Dhoby Ghaut, Bishan, and the Buona Vista/one-north employment cluster via the CCL. Farrer Road MRT (CC20) is a third station at 0.89 km. For a 26-unit boutique to sit within 1 km of three MRT stations including a major interchange is genuinely uncommon and a material asset value underpinning.
For drivers, Dunearn Road feeds directly onto the Pan Island Expressway (PIE) within minutes, and Bukit Timah Road provides the alternative southbound route into Orchard and the CBD. The Stevens Road/Newton arterial also offers rapid downtown access during peak hours.
The amenity picture is anchored by the Singapore Botanic Gardens — a short walk south — a UNESCO World Heritage Site that functions as an outsized neighbourhood asset for residents. Coronation Plaza (a seven-minute walk) covers day-to-day grocery, F&B, and supermarket needs. Cluny Court and Serene Centre provide additional curated retail. For larger-format shopping, Novena Square, United Square, and the Orchard belt are all within 10 minutes’ drive.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | international | Within 1 km |
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| Hollandse School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.2 km |
| Nanyang Girls' High School | secondary | ~1.3 km |
Facilities
Expectations must be calibrated to scale. Dunearn Suites is a 26-unit micro-boutique on a compact land footprint, and the facilities package reflects that reality without pretension. The development provides a swimming pool, BBQ pit, playground, and basic security — that is the full specification. There is no gymnasium, no tennis court, no function room, no clubhouse, and no concierge. In practice, the pool is the single central amenity, and at 26 households it is effectively a private-pool experience for residents.
This is a deliberate design choice rather than an oversight. Buyers drawn to micro-boutique freehold developments in the central region typically do so for the low-density intimacy, the freehold land title, and the MRT access — the facilities are not the purchase rationale. Residents who need a full gymnasium or tennis court will use ActiveSG Bukit Timah, the Botanic Gardens loop, or a nearby commercial gym. For a leveraged investor renting out a 1- or 2-bedroom unit, the facilities gap is actively irrelevant — tenants at this price point value the Downtown Line and the neighbourhood, not the amenity infrastructure.
“Don’t expect a clubhouse — there isn’t one. But the pool is literally never busy. For what I pay per month, I get the MRT at my doorstep and a quiet freehold block on Dunearn Road. That trade works for me.”
— Tenant review, 99.co
The honest rating here is below average by development-quality standards and rationally calibrated by scale. Buyers evaluating Dunearn Suites against facility-rich 300-unit developments at S$2,500+ psf are comparing different categories of product. The correct peer group is other D11 micro-boutiques — and against that set, Dunearn Suites is neither notably better nor notably worse equipped.
Unit Sizes & Layout
Dunearn Suites is built around compact unit footprints, with the mix running from approximately 409–462 sqft one-bedroom units at the smallest end through to 1,420 sqft three-bedroom configurations at the top. Two-bedroom units typically occupy the 700–900 sqft range. The median transacted price of S$890,000 against a relatively high effective psf is mathematically consistent with a 1-bedroom-dominant sales register — small units at freehold CCR psf levels.
This sizing is the key architectural decision that defines the development. A 409 sqft 1-bedroom at approximately S$2,200 psf transacts near S$900,000 — a price point that places Dunearn Suites squarely in the investor-vehicle category. The rental economics confirm this: 57 active rental records with an average of S$2,915/month yield a gross of 4.04%, which is genuinely strong for a freehold CCR property. A 1-bedroom at S$900,000 renting at S$2,538/month yields above 3.3%; a 2-bedroom at S$1.2M renting at S$3,183/month yields ~3.2% — both attractive by central-region standards where 2.0–2.5% is the more typical freehold yield.
The 2012-vintage interior specification is standard for its era: practical rather than lavish. Ceiling heights are conventional (not the 3m-plus profiles seen in 2022+ launches), kitchen layouts are efficient rather than open-plan, and bathrooms are single-stack. Un-renovated units present a refresh opportunity; landlords who re-furnish to contemporary standard command rental premiums of S$200–400/month on comparable configurations. The freehold title means renovation investment retains value indefinitely, unlike leasehold equivalents where lease decay erodes improvement value over time.
The 3-bedroom configurations at 1,420 sqft are the genuine surprise of the development — generous by current new-launch standards for the D11 freehold market, and transacting at a meaningfully lower psf than equivalent-size units in Pullman Residences or Watten House. For families willing to accept the boutique scale and minimal facilities in exchange for Downtown Line doorstep access and the expat school belt, the 3-bedroom units are the most compelling unit type in the building.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $2,047 | $855,714 |
| 1 BR | 2 | $1,904 | $1,004,000 |
Pricing & Market Position
Based on 9 recorded transactions, sale prices range from $780,000 to $1,050,000, averaging $888,667.
Rents range from $1,725 to $4,000 per month across 57 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 17.4% (from $1,869 to $2,194 psf).
Neighbourhood Comparison
Dunearn Suites occupies a distinctive position in the D11 freehold landscape — anchored by one of the widest psf discounts available against its direct freehold peer set. At approximately S$2,200 psf, Dunearn Suites sits dramatically below newer freehold D11 developments: Pullman Residences Newton at S$3,075 psf (40% premium over Dunearn Suites), Watten House at S$3,236 psf (47% premium), and Peak Residence at S$2,489 psf (13% premium). All three are freehold, all three are CCR, and all three carry the same structural title advantage as Dunearn Suites — meaning the psf gap is driven by vintage, facilities, developer branding, and new-launch premium rather than by underlying land-title differential. For value-conscious freehold buyers, the gap represents a tangible entry-price arbitrage.
Against the 99-year leasehold D11 competition, the comparison sharpens further. Soleil@Sinaran (99-year leasehold, S$1,970 psf) is Dunearn Suites’ closest psf peer — but on 99-year tenure from 2011, meaning approximately 86 years remaining. Amaryllis Ville (99-year leasehold, S$1,899 psf) offers a similar leasehold discount at the lower end of the D11 market. Dunearn Suites at S$2,200 psf freehold sits at a modest S$230–300 psf premium to these leasehold peers — a premium that is structurally justified given the freehold title. Stacked Homes’ freehold vs leasehold analysis consistently shows that 15–25% freehold premium is rational for holding horizons beyond 10 years, and the Dunearn Suites premium over Soleil@Sinaran sits squarely within that band.
The scale comparison is honest. Pullman Residences Newton (340 units) and Watten House (180 units) offer resort-tier facility infrastructure, modern interior specifications, and developer warranty periods that Dunearn Suites simply does not match. Buyers paying the 40–47% premium for Pullman or Watten are purchasing a materially different product class — scale, amenity, prestige branding. The Dunearn Suites case is specifically for buyers who value the land-title discount over the amenity infrastructure, and who can rationally accept a compact, facility-light 26-unit building in exchange for a psf that is 30%+ below the freehold D11 market median. For the right investor profile, it is a well-defined asymmetric position.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| DUNEARN SUITES | Freehold | 2012 | 26 | — |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,075 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,899 |
ShiokNest Scores
Our proprietary scoring system evaluates DUNEARN SUITES across multiple dimensions.
What Residents Say
“We rent a 2-bedroom here while my daughter attends the German European School — it’s literally a five-minute walk. The MRT at Tan Kah Kee makes my husband’s commute to one-north painless. The building is small and quiet, which is exactly what we want after work. Not a lot of facilities, but we use Botanic Gardens for weekends, so it doesn’t matter.”
— Tenant review via 99.co
“Bought a 1-bedroom here as a rental unit. Yield has been excellent — consistent tenant demand from expat professionals and young families working at the embassies or international schools nearby. Tan Kah Kee MRT being a five-minute walk is the single biggest rental driver. I’ve had effectively zero vacancy in four years.”
— Landlord review via PropertyGuru
“It’s a great place for a single person or a couple in a prestige area along Bukit Timah. The pool is never busy, the block is quiet, and you’re walking distance to Botanic Gardens. Not much else to it — but at this price point in D11, that’s the point.”
— Resident review via EdgeProp
The consistent thread across resident and tenant accounts is the investor-tenant fit: landlords report strong yields and low vacancy; tenants report that Downtown Line access and proximity to the international-school belt more than compensate for the minimal facilities. Owner-occupier resident feedback is scarcer — a direct consequence of the tenant-heavy register — but those that exist emphasise the quiet block character, the walk-to-Botanic-Gardens weekend routine, and the neighbourhood prestige. The pattern is entirely consistent with the economics: a 26-unit boutique at 4% gross yield attracts yield-focused buyers, and the building’s daily-life character reflects that ownership profile.
Strengths & Weaknesses
- Freehold tenure at ~$2,200 psf — dramatic discount to new D11 freehold peers (Pullman Newton $3,075, Watten House $3,236, Peak Residence $2,489)
- Gross rental yield of 4.04% — exceptional for a freehold CCR property (D11 typically 2.2–2.8%)
- Tan Kah Kee MRT (Downtown Line) 0.43km — doorstep walk, direct CBD access
- Botanic Gardens MRT 0.55km — CCL/DTL interchange, transfer-free access to Marina Bay, one-north, Bishan
- Exceptional international school belt: German European 0.32km, Chatsworth 0.77km, Hollandse 0.93km, Lycée Français 1.16km
- Top-tier local schools within walking distance: National Junior College 0.52km, Raffles Girls' Primary 0.79km, Nanyang Girls' High 1.27km
- PSF uptrend confirmed: $1,869 → $1,948 → $2,049 → $2,194 — steady capital appreciation
- Singapore Botanic Gardens (UNESCO World Heritage) within walking distance — outsized lifestyle asset
- 57 active rental records — strong, liquid tenant market driven by expat families and young professionals
- Three MRT stations within 1km radius including a major interchange — unusually strong rail profile
- Micro-boutique 26-unit scale — secondary-market liquidity is structurally thin (roughly 2–3 sales per year)
- Investment score 49/100 — reflects liquidity constraints and compact site area
- Minimal facilities: pool, BBQ, playground only — no gym, no tennis, no clubhouse, no concierge
- Compact 1-bedroom units (409 sqft) are investor vehicles rather than owner-occupier homes
- 2012 vintage interiors in un-renovated units — budget $30,000–80,000 for refresh depending on unit size
- En-bloc score 44/100 — low-probability exit path given compact site and boutique scale
- Investor-dominant ownership (57 rentals vs 9 sales) — owner-occupier community is small
- No gymnasium on-site — residents rely on external gyms or ActiveSG facilities
- Walkability score 65/100 — modest due to minimal on-site F&B and Dunearn Road arterial position
- High rental turnover typical of investor-heavy developments — may affect common-area wear and management continuity
Verdict
Dunearn Suites is a narrow-target proposition with a genuinely compelling case for the right buyer. The structural value argument is clear and quantifiable: at approximately S$2,200 psf freehold, Dunearn Suites sits S$289–1,036 psf below its newer freehold D11 peers — Pullman Residences Newton (S$3,075 psf), Watten House (S$3,236 psf), Peak Residence (S$2,489 psf). These are all freehold, all CCR, and all trading at meaningful premiums that cannot be justified purely by vintage or facilities differentiation. The PSF gap is the foundation of the investment thesis.
The yield profile compounds the argument. A 4.04% gross yield on a freehold CCR property is uncommon — most D11 freehold developments sit in the 2.2–2.8% band. The combination of compact units, investor-dominant ownership, and strong rental demand from expatriate tenants attending nearby international schools drives the yield outperformance. For a leveraged investor running the numbers at typical CCR mortgage rates, Dunearn Suites is one of the few D11 freehold properties where net positive cash flow after mortgage is genuinely achievable at current interest rates.
The neighbourhood and access case is strong. Tan Kah Kee MRT (DTL) at 0.43 km is a doorstep walk, and the Botanic Gardens CCL/DTL interchange at 0.55 km provides one of the most valuable rail profiles in the CCR. The expat school cluster is exceptional: German European School 0.32 km, Chatsworth International 0.77 km, Hollandse School 0.93 km, Lycée Français 1.16 km, National Junior College 0.52 km, and Raffles Girls’ Primary 0.79 km. For landlords targeting expatriate family tenants, this is a top-tier school-proximity dataset; the 57 active rental records at premium rates are the market validation.
The weaknesses are equally clear. The 26-unit scale means secondary-market liquidity is structurally thin — the 9 sales over the recorded period implies roughly 2–3 transactions per year, and an owner needing a rapid exit may face a longer-than-usual marketing period. The facilities package is minimal; buyers used to full-service developments will find it spartan. The compact 1-bedroom units are investor vehicles rather than owner-occupier homes, and the 2012-vintage interior fittings in un-renovated units will benefit from a refresh budget of S$30,000–80,000 depending on unit size. The en-bloc score of 44/100 indicates a low-probability exit path given the compact site area and boutique scale.
For the leveraged investor hunting freehold CCR yield, the expat-family landlord targeting the international-school corridor, and the single professional prioritising Downtown Line access over facility amenity, Dunearn Suites represents a rationally priced freehold entry into a neighbourhood that is otherwise dominated by S$3,000+ psf new launches. For the owner-occupier family seeking a primary residence with full lifestyle infrastructure, a larger development — even at higher psf — will deliver a better daily-living outcome.