In the prime residential enclaves of District 10, the release of Government Land Sales (GLS) parcels along Dunearn Road signals the official dawn of the multi-decade Turf City urban transformation. Dunearn Road GLS Parcel 2 (Plot 2)—awarded to a joint venture consortium comprising Wing Tai Holdings and Metro Holdings (via Winrich Investment and Metrobilt Construction) for S$532.999 million—stands as a benchmark acquisition in the Core Central Region (CCR). Securing the 1.91-hectare land parcel at a land rate of S$1,625 per square foot per plot ratio (psf ppr), Wing Tai and Metro have established control over an exclusive low-density, mixed-use plot featuring ground-floor commercial space and yielding approximately 335 boutique homes. At PropLauncher.sg, founder Alvin Kee leverages two decades of front-line market consulting to deliver a comprehensive analysis of Dunearn Road Parcel 2, evaluating its land basis, Sixth Avenue transit proximity, elite school catchments, and long-term capital trajectory.
Project Factsheet
| Project Reference | Dunearn Road GLS Parcel 2 (Dunearn Road Plot 2 / Turf City Site 2) |
| Planning Region / District | District 10 (Bukit Timah / Dunearn Road) – Core Central Region (CCR) |
| Awarded Consortium | Wing Tai Holdings & Metro Holdings JV (Winrich Investment Pte. Ltd. & Metrobilt Construction Pte Ltd) |
| Master Plan Land Zoning | Residential with Commercial at 1st Storey |
| Tenure | 99-Year Leasehold |
| Site Area | 19,045.9 sq m (~205,008 sq ft / 1.91 hectares) |
| Gross Plot Ratio (GPR) | 1.6 (Low-Density, Low-Rise Envelope Capped at 5–10 Storeys) |
| Maximum Permissible GFA | 30,474 sq m (~328,019 sq ft) |
| Winning Tender Quantum | S$532,999,999.00 (S$533.0 Million) |
| Land Cost Basis | S$1,625 psf ppr (S$17,490.32 psm) |
| Estimated Housing Yield | ~335 Luxury Units + Integrated Ground-Floor Retail & F&B Shops |
| Adjacent Land Parcel | Dunearn Road GLS Plot 1 (Won by Frasers Property / CSC Land JV at S$1,410 psf ppr) |
| Nearest Rapid Transit Station | Sixth Avenue MRT Station (DT7 - Downtown Line) (~500m / 6-8 Mins Walk) |
| Primary Schools Within Radius | Methodist Girls' School (Primary), Henry Park Primary, Nanyang Primary, Raffles Girls' Primary |
1. Overview
The closing of the Government Land Sales (GLS) tender for Dunearn Road Parcel 2 represents a major milestone in the urban development of Singapore's prime District 10. As the second residential site tendered within the gateway zone of the former Turf City master-plan area, Dunearn Road Parcel 2 attracted intense institutional competition among major developers.
The land tender closed with a winning bid of S$532.999 million submitted by Winrich Investment and Metrobilt Construction—a joint venture consortium formed by Wing Tai Holdings and Metro Holdings. Translating to a land rate of S$1,625 per square foot per plot ratio (psf ppr), the acquisition reflects developer conviction in the irreplaceable nature of prime Bukit Timah real estate.
Spanning over 205,000 square feet of prime land with a low Gross Plot Ratio of 1.6, the development permits a maximum gross floor area of 328,019 square feet. Crucially, the site carries a unique Commercial & Residential designation, allowing for ground-floor retail and lifestyle dining spaces beneath an exclusive low-rise residential enclave yielding approximately 335 units.
By securing this prime plot at S$1,625 psf ppr, Wing Tai and Metro have established a strong market foothold at the entry point of the grand Turf City transformation. For discerning homeowners and generational wealth preservation investors, Dunearn Road GLS Parcel 2 presents a rare combination of mixed-use convenience, low-density living, and doorstep connectivity to Sixth Avenue MRT.
2. Developer Consortium
The partnership behind Dunearn Road GLS Parcel 2 unites two of Singapore's most established real estate powerhouses: Wing Tai Holdings and Metro Holdings. Both entities possess deep historical roots in high-end residential, commercial, and mixed-use development across Singapore and regional markets.
Wing Tai Holdings is long renowned for defining luxury living standards in prime central locations. Their portfolio includes celebrated architectural landmarks such as Le Nouvel Ardmore, Nouvel 18, House at Tomlinson, and The Gardens at Bishan. Wing Tai’s hallmark design philosophy emphasizes meticulous attention to detail, generous spatial proportions, and seamless integration of private greenery.
Metro Holdings brings complementary financial capability and extensive experience in commercial retail management and joint-venture property development. Their collaborative strategy allows the consortium to execute a high-yield ground-floor commercial retail podium that enhances the daily living environment for residential owners upstairs.
The consortium's winning bid of S$1,625 psf ppr represented a 3 percent premium over the second-highest bid of S$1,576 psf ppr submitted by a Frasers Property-led alliance. This strategic bidding precision secured a trophy asset in District 10, ensuring that Wing Tai and Metro lead the architectural narrative for the initial residential phase of Turf City.
3. Low-Density 1.6 Plot Ratio
A central structural highlight defining Dunearn Road GLS Parcel 2 is its Master Plan Gross Plot Ratio of 1.6 combined with "Residential with Commercial at 1st Storey" land zoning. In Singapore’s urban planning framework, a 1.6 plot ratio specifies low-density residential development, capping building heights to mid-to-low-rise envelopes of five to ten storeys.
High-density urban sites with plot ratios of 2.8 or 3.0 often necessitate soaring 36-storey towers packed closely together. While such high-rise towers offer distant skyline views, they result in high human density, elevated lift congestion, and shared amenity usage. Conversely, a low-density 1.6 plot ratio spread across a sprawling 1.91-hectare site creates a horizontal resort atmosphere characterized by low unit counts, wider block separation, and expansive ground-level gardens.
Furthermore, the inclusion of integrated ground-floor commercial space elevates everyday convenience. Residents will enjoy doorstep access to curated cafes, artisanal bakeries, boutique fitness studios, and essential grocery options right within their private compound. This eliminates the need to travel for daily necessities while maintaining private, card-accessed security for the residential towers above.
4. Location - Dunearn Road, Sixth Avenue & Turf City Gateway
Micro-location remains the single most important factor influencing long-term real estate resilience in District 10. Dunearn Road GLS Parcel 2 occupies a prime position along the Dunearn Road corridor, directly adjacent to the established Sixth Avenue residential enclave and forming the formal gateway into the broader Turf City precinct.
The immediate surroundings comprise low-rise landed estates, exclusive good class bungalow (GCB) pockets along Sixth Avenue, Eng Neo Avenue, and Maryland Drive, alongside low-density private condominiums. This surrounding low-rise urban fabric ensures that units within Dunearn Road Parcel 2 enjoy unblocked views across leafy canopies and open horizons.
Positioned along the main arterial thoroughfare of Dunearn Road and Bukit Timah Road, the development enjoys direct frontage onto Singapore's premier educational belt while benefiting from set-back acoustic green buffers mandated by URA urban design guidelines. Residents enjoy a peaceful residential sanctuary set apart from city traffic.
5. Sixth Avenue MRT (DTL) Connectivity & Driving Corridors
At PropLauncher.sg, our commitment to "Radical Authenticity" requires delivering realistic, transparent transport profiles so prospective buyers can accurately assess daily commuting routines. Understanding the multi-modal transport network surrounding Dunearn Road Parcel 2 is essential when evaluating its daily convenience.
For public transit commuters, the project offers excellent rapid transit connectivity via Sixth Avenue MRT Station (DT7) on the Downtown Line. Located approximately 500 metres from the site—a direct, sheltered 6-to-8-minute walk—residents enjoy direct, one-train service across key economic, cultural, and commercial destinations:
- Botanic Gardens Interchange (CC19/DT9): 2 stops east, providing effortless transfer to the Circle Line.
- Newton Interchange (NS21/DT11): 4 stops east, connecting directly to the North-South Line and Orchard Road shopping belt.
- Bugis & Bayfront (Marina Bay Financial Centre): Direct connection to key financial and corporate hubs along the Downtown Line in under 20 minutes.
- Beauty World & Central Catchment: 3 stops west, giving immediate access to nature reserves and food centres.
For vehicle owners, the location delivers exceptional road network access. Situated directly along Dunearn Road with immediate turning access onto Bukit Timah Road, drivers enjoy rapid access to key hubs across Singapore:
- Orchard Road Shopping Belt: Approximately 8 to 10 minutes drive down Dunearn Road and Stevens Road.
- One-North Tech & Research Hub: Approximately 8 to 12 minutes drive via Holland Road and North Buona Vista Road.
- Central Business District (Raffles Place / Marina Bay): Approximately 15 to 18 minutes drive via the Pan Island Expressway (PIE) or Dunearn Road.
- Jurong Lake District (2nd CBD): Approximately 12 to 15 minutes drive via the PIE or Clementi Road.
6. MGS Priority Radius & Bukit Timah School Belt
Proximity to top-tier educational institutions is one of the most reliable drivers of capital appreciation and resale liquidity in Singapore's residential property market. The Ministry of Education's (MOE) primary school registration framework prioritizes families living within critical 1km and 2km distance radii.
Dunearn Road GLS Parcel 2 is positioned directly within the premier Bukit Timah educational corridor, placing families in close proximity to world-class primary, secondary, and tertiary institutions:
| Educational Institution | Distance Zone Profile | Institutional Profile & Key Highlights |
|---|---|---|
| Methodist Girls' School (Primary) | Within 1km Radius | Premier all-girls primary institution with a historic legacy of academic excellence and integrated secondary track. |
| Henry Park Primary School | Within 1km - 2km Radius | Highly sought-after co-educational primary school hosting the Gifted Education Programme (GEP). |
| Nanyang Primary School | Within 1km - 2km Radius | Top-tier Special Assistance Plan (SAP) co-ed primary institution renowned for academic mastery. |
| Raffles Girls' Primary School | Within 1km - 2km Radius | Prestigious all-girls primary institution featuring exceptional character development and academic standards. |
| Pei Hwa Presbyterian Primary | Within 1km - 2km Radius | Established SAP co-ed primary school situated near Beauty World and Bukit Timah center. |
| Nanyang Girls' High & Hwa Chong Institution | Nearby Secondary Belt | Nationally renowned independent secondary and junior college institutions offering premier Special Assistance Plan tracks. |
| National Junior College (NJC) | Short Walk / Transit | Singapore's pioneer junior college offering Integrated Programme (IP) and senior secondary education. |
This concentration of elite educational institutions—spanning primary schools through top-tier junior colleges—ensures a perpetual pipeline of family buyers and expatriate academic professionals seeking long-term housing in the immediate area.
7. Commercial Synergy & Lifestyle Amenities
Living along Dunearn Road and Sixth Avenue provides residents with an rich lifestyle environment. Unlike high-density suburban satellite towns dominated by massive enclosed malls, the Sixth Avenue pocket offers an outdoor, street-front dining and lifestyle culture.
Located just steps away along Sixth Avenue sits Guthrie House, anchored by CS Fresh (Cold Storage), specialty butcheries, pharmacies, and family clinics. The surrounding Sixth Avenue shophouse strip features a vibrant array of lifestyle cafes, artisanal bakeries, Italian trattorias, local eateries, and pet boutiques.
The addition of ground-floor commercial shop units within Dunearn Road Parcel 2 itself will further expand local dining and service choices. Residents can enjoy morning coffees at an artisanal cafe on the ground level, shop for gourmet groceries, and access daily services without ever leaving their residential enclave.
8. Comparative Pricing & Land Cost
To evaluate the value proposition of Dunearn Road GLS Parcel 2 objectively, one must compare its developer land cost against other recent government land tender results and new launch benchmarks in District 10 and neighboring sectors:
- Dunearn Road GLS Plot 1 (Frasers Property / CSC Land JV): Awarded earlier at S$1,410 psf ppr. While Plot 1 secured a slightly lower land basis, Plot 2 secured a higher land bid of S$1,625 psf ppr due to its superior corner position, larger 1.91-hectare land area, and integrated ground-floor commercial zoning rights.
- Holland Plain GLS (Parcel 2): Awarded at S$1,491 psf ppr in District 10. Located further west off Holland Plain, this plot offers low-density living, whereas Dunearn Road Parcel 2 offers direct, immediate frontage onto the main Bukit Timah educational belt and Sixth Avenue MRT.
- Clementi Avenue 1 GLS (Elta Site): Awarded at S$1,250 psf ppr in District 5 (RCR). Comparing a suburban fringe plot at S$1,250 psf ppr against prime District 10 land at S$1,625 psf ppr highlights the relative land value packed into Dunearn Road Parcel 2.
- Watten House (Shelford Road, Freehold): Launched at average pricing exceeding S$3,200 to S$3,500+ psf in prime District 11. Dunearn Road Parcel 2 will offer brand-new, modern leasehold homes at an attractive entry buffer relative to neighboring freehold new launches.
9. Turf City & Green Connectors
The long-term capital growth trajectory of Dunearn Road GLS Parcel 2 is strongly anchored to the Urban Redevelopment Authority’s (URA) multi-decade master plan to transform the 140-hectare former Turf City site into a sustainable, car-lite residential and lifestyle town center.
Key structural catalysts directly benefiting the project include:
- The Turf City Transformation Master Plan: The progressive development of Turf City over the coming decade will introduce new public parks, sports facilities, heritage adaptive reuse hubs, and community amenities right next door, elevating overall neighborhood desirability.
- Cross Island Line (CRL) Turf City MRT Station: Future inclusion of a dedicated Cross Island Line station within Turf City will grant residents direct dual-line rapid transit access across Singapore, linking West Coast, Clementi, Ang Mo Kio, and Pasir Ris.
- Rail Corridor & Green Network Integration: Direct access to the national Rail Corridor and Bukit Timah First Diversion Canal green linear parks, allowing residents to walk or cycle seamlessly through nature trails connecting north to Bukit Timah Nature Reserve and south to Tanjong Pagar.
10. Final Recommendation
Founder's Assessment (Alvin Kee): "Dunearn Road GLS Parcel 2 represents a trophy acquisition by Wing Tai and Metro in the heart of District 10. Securing this 1.91-hectare plot at S$1,625 psf ppr gives the consortium a baseline to build a landmark mixed-use low-rise sanctuary. With integrated ground-floor retail, a short walk to Sixth Avenue MRT, and priority enrollment for Methodist Girls' School (MGS), Dunearn Road Parcel 2 is a flagship asset for families and long-term investors seeking capital preservation."
