Introduction and 2026 market backdrop

Singapore’s private residential market in 2026 remains shaped by steady end-user demand, tighter new supply in prime neighbourhoods, and a clear preference for projects that offer either daily convenience or long-term scarcity value. With GLS releases moderated and construction costs staying elevated, buyers are paying closer attention to entry price, holding power, and liveability rather than headline marketing. Against that backdrop, this comparison looks at a boutique Bukit Timah development (Project A) versus a larger integrated-style Dunearn House suburban hub development (Project B) to clarify trade-offs in privacy, connectivity, tenant appeal, and resale depth. For investors, the key questions tend to be: how resilient is pricing in downcycles, how broad is the tenant pool, and what are the realistic exit options at year 3, 5, and post-TOP. For owner-occupiers, lifestyle factors such as walkability, schools, and noise profile often become decisive.

Location and connectivity considerations

Project A is positioned along the Bukit Timah / Dunearn corridor (anticipated District 11, CCR positioning), typically valued for established landed enclaves, quieter streets, and proximity to reputable schools. Based on likely siting along Dunearn Road, the nearest MRT is expected to be Sixth Avenue MRT at around a 6–8 minute walk on the Downtown Line, offering a direct run to Botanic Gardens (interchange) and Downtown. Road connectivity is strong via Bukit Timah Road and the PIE, with Orchard generally 10–15 minutes by car in non-peak conditions and the CBD closer to 15–25 minutes depending on traffic. Project B is assumed to be in Beauty World (District 21, OCR), with Beauty World MRT roughly a 2–4 minute walk on the Downtown Line and immediate access to retail, F&B, and daily services. Both locations benefit from the Rail Corridor and Bukit Timah Nature Reserve, but Project B trades serenity for higher footfall and a more “town-centre” feel.

Developers and project scale profile

Project A is best analysed as a boutique-to-mid-sized private condominium, likely an enbloc or smaller land parcel rather than a mega GLS, with an estimated 80–150 units (anticipated). The investment implication is straightforward: smaller projects can enjoy scarcity and a tighter owner profile, but they also have a thinner resale market and fewer direct comparables at valuation time. Project B, by contrast, is assumed to be a larger development (often 500–800+ units for the Beauty World hub concept, anticipated) with a clearer mass-market buyer pool and more transaction data points once it reaches MOP-equivalent holding periods in private resale behaviour. On the risk side, larger projects can face internal competition between stacks and layouts, which can soften price growth if supply is heavy at TOP. In 2026, buyers also watch developer track record on delivery timelines, post-handover defect rectification, and practical layouts; these “execution” factors increasingly differentiate similar locations.

Homes layouts facilities and everyday liveability

For Project A, the typical draw is efficient, premium-leaning layouts: 1-bedroom and 2-bedroom units for singles and couples, plus selected 3-bedroom family configurations (anticipated). Facilities in boutique projects are usually curated rather than expansive—think a 25–30m lap pool, gym, function room, and pockets of landscaped greenery—sufficient for owner-occupiers who value privacy and lower crowding. Project B is expected to offer a broader spread of unit types and more family-oriented stack planning, with stronger emphasis on “doorstep convenience” via retail, childcare, and transport integration. Families will also look at school proximity: Project A is likely within short driving distance to Methodist Girls’ School, Nanyang Primary, and Hwa Chong (distances anticipated 1–3 km depending on exact site), while Project B tends to be closer to Bukit Timah Primary and Pei Hwa Presbyterian Primary (often within 1–2 km, anticipated). Lifestyle choice is clear: Project A favours quieter evenings and lower density; Project B favours convenience, amenity variety, and a more social environment.

Pricing and investment analysis in 2026

Because confirmed land cost data may not be publicly available at the point of writing, assumptions must be labelled. For Project A, if it is an enbloc, land cost (psf ppr) is often “unknown” until disclosed; a realistic 2026 planning assumption for CCR Bukit Timah could be roughly 1,6xx–2,0xx psf ppr (anticipated), given financing and build-cost pressures. That typically implies a breakeven around 2,4xx–2,7xx psf after construction, financing, and fees (anticipated), translating to an estimated launch band around 2,8xx–3,4xx psf depending on finish, unit mix, and view corridors. This is where Dunearn House often gets evaluated: as a scarcity play with school-driven owner demand, but with a narrower tenant pool unless MRT proximity is genuinely walkable. Project B, if GLS-backed near Beauty World, may have a clearer benchmark; assuming 1,2xx–1,5xx psf ppr (anticipated) and breakeven around 2,0xx–2,3xx psf, a plausible launch range is 2,3xx–2,9xx psf depending on integration and retail uplift. Rental logic: Project A may appeal to expat families seeking quieter CCR addresses near schools; Project B can capture a broader professional tenant base due to amenities and transport convenience. Key risks include interest-rate volatility, new competing launches nearby, and resale competition at TOP for larger projects.

Conclusion

Choose Project A if you prioritise a calmer Bukit Timah lifestyle, stronger school-led owner-occupier demand, and the longer-term scarcity that can come with a smaller CCR-style development—accepting that entry pricing may be higher and resale depth can be thinner. Choose Project B if you value day-to-day convenience, easier tenanting due to transport and amenity integration, and a larger resale market with more comparable transactions—accepting that density, internal competition, and hub activity can affect serenity and pricing power. In 2026, a prudent approach is to shortlist stacks based on noise buffers and sun orientation, sanity-check psf against nearby recent caveats, and plan your holding horizon realistically around TOP supply. If you are undecided, register interest early to receive the floor plans and price list, then compare on liveable efficiency, MRT walk time in real conditions, and the most likely tenant profile for your unit type.