PRIMEKEY ANALYSIS · 2026

Dunearn House · Fraser

D10·Bukit Timah| 99 Year Leasehold | 370 UNITS | CCR

35/40

Excellent

Bukit Timah at 3.1% CCR yield, five minutes on foot to Sixth Avenue MRT, and the Turf City growth corridor on the doorstep. Strong fundamentals before the school question even comes up — and we answer that question plainly inside.

SCHOOL TIER

Elite

MGS, RGPS and Pei Hwa · 1-2 km

MRT WALK
5 MINs
Sixth Avenue

GLS SITES
6
Within 2km

THE PILLARS OF GROWTH

Why This Project Stands Out

Real Yield

Tenants in Bukit Timah pay well. The rental return here is high enough that your unit earns from day one — not just on the eventual sale.

Turf City Hotspot

Sits about a hundred metres from the Turf City growth corridor. The government has already locked in the upgrade plan, so the area improves around you without paying the premium for being deeper inside it.

Sixth Avenue

Five minutes on foot to Sixth Avenue station on the Downtown Line. A direct ride into Orchard, Bugis and Marina Bay with no train changes.

Land Wave

Six new launches are coming up within two kilometres. Every time one of them sells at a higher price, the local benchmark resets — and your unit benchmarks with it.

REWARDS & RISKS

The highlights

— ▲ What's working in its favour

3.1% rental yield in CCR — clears the top-tier threshold for the central region
0.1km from the Turf City growth corridor — already inside the government-backed catchment
Six confirmed land sales within 2km — Dunearn Road, Holland Link, Holland Plain, Reserve Residences, Bukit Timah Link, Watten House
98 years of remaining lease — clean exit profile and no LTV drag for future buyers
Five-minute walk to Sixth Avenue MRT — direct Downtown Line access to Orchard and Marina Bay
Methodist Girls' Primary at 1.0km — elite-tier school within range, subject to final developer confirmation
370 units — upper mid-range scale supports resale liquidity without losing exclusivity
3 elite schools under the new two track p1 registration scheme are within 2km.

—▽ Things to keep in mind

Methodist Girls' Primary sits exactly at the 1km boundary — final 1km eligibility depends on the developer's confirmed walking route, which has not been published yet
No MOP cluster within 2km — limited near-term demand from HDB upgraders to absorb resale stock
CCR pricing carries a higher entry point — narrows the buyer pool versus suburban alternatives

So, what's the verdict?

Thirty-five out of forty when Methodist Girls' stays inside the 1km count. Strip the school from the calculation and the project still lands at thirty out of forty — Yield + Growth territory, gold not green. That is the floor. The yield, the MRT, the hotspot edge and the pipeline all hold up without the school. If the developer confirms MGS within 1km, the score lifts to Strong Buy. If they do not, you have still bought a project that pays from day one.

Good Buy

Best Suited For
School-Focused Families | Yield -Focused CCR Investors | Bukit Timah Long-Term Holders

INVESTMENT ANGLE

The Growth Case

The score range here is 30 to 35, and the difference between the two grades is one variable: the school. Get the floor right first, then let MGS be the bonus on top.

The Yield Case

3.1% · CCR Top Tier

Yields above 3% are rare in the central region. The Bukit Timah tenant pool — expat families, town-bound professionals, Sixth Avenue commuters — supports this number through cycles. This is the day-one income that does not depend on the school question.

The Hotspot Case

100m From Turf City

The next Dunearn launch in 2027 sits deeper inside the corridor with confirmed MGS access — and will price accordingly. Entering the corridor early, before the next-door benchmark gets reset, matters more than waiting for a parcel that will not ballot in time for buyers acting now.

The MGS Case

Borderline at 1.0km

If the developer's official walking route confirms Methodist Girls' within 1km, the score lifts from 30 to 35 and the grade shifts from Yield + Growth to Strong Buy. That is a meaningful resale tailwind for family buyers. But the project does not need it to make sense at this entry price.

Investment Tip
— READ THE FLOOR FIRST

"Most buyers will fixate on whether Methodist Girls' lands inside or outside the 1km radius. That is the wrong starting point. Look at the floor first — this project still scores 30 out of 40 without the school. Now with the two track scheme, there are even more schools that Dunearn House residents are eligible for."

- Stevia Ng Gogna

From the Ground Not the Brochure

Living Around Dunearn House

The numbers tell you what a home is worth. Day to day, this is what it actually feels like to live around here.

01 GROCERIES

Where can you get groceries near Dunearn House?

Right across the street. Guthrie House has a Cold Storage with all the usual aisles, plus a deli and a cooked food section. Handy on nights when dinner needs to come together fast.

There is also a FairPrice at Dunearn Village which is just one stop away on the train, or about five minutes by car.

02 Kids and Weekend

What is there for the kids to do?

Dunearn Village is the go-to. You'll find enrichment classes, recreational activities for children and plenty of food options all in one place.

As a mum, I like when an afternoon can be this simple. Class, a snack, a quick grocery stop at FairPrice, then home.

03 Connectivity

How easy is it getting around?

Sixth Avenue station on the Downtown Line is a short walk away. One stop down is King Albert Park, right where Dunearn Village sits. It is also a future interchange of the cross island line.

And every few stops either way reaches another interchange.

If you drive, it's about five minutes down the road. Heading the other way, the same line takes you straight into Bugis and the city centre.

04 EATING OUT

Where do you eat when you don't feel like cooking?

You'll be spoilt for choice without going further than across the road. Anamalai Avenue and Guthrie House are both packed with places to eat.

There are bakeries too, so a weekend breakfast or an after-school treat is only a short walk away.

05 SCHOOL RUN

What if Pei Hwa Presbyterian is on your list?

Pei Hwa Presbyterian Primary is within 2km of The Sen. From the 2027 Primary 1 registration, it is one of 12 schools under MOE's new two-track scheme for Phase 2C.

Here's what that means for you. Half the Phase 2C places go to children living within 2km, and there's no extra priority for living closer inside that group. A home at The Sen puts your child in the within-2km track.
Getting there is easy too. There are 6 direct buses from The Sen to Pei Hwa Presbyterian, so the morning school run doesn't have to depend on the car.

Notes from Stevia, a Bukit Timah local

TAKE THE NEXT STEP

Schools or no schools — let's run the numbers

Whether Methodist Girls' falls inside the 1km radius depends on the developer's confirmed route. The yield, the MRT and the growth corridor numbers do not. Let's go through which scenario fits your hold horizon.

PrimeKey Analysis is a scoring tool by Navis (a division of Huttons Asia). For comparison only. Not financial or investment advice. Always consult a qualified professional before making any decision. Past results don't guarantee future returns. Stevia Ng · CEA R069539E · Huttons Asia Pte. Ltd. L3008899K