Dunearn Road GLS: Price, Site and Launch Guide

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My take

The honest read on Dunearn Road GLS

The number that stands out here is not the price — it is the plot ratio. 204,962 sq ft of land carrying about 328,000 sq ft of floor area is a plot ratio of roughly 1.60. In the Core Central Region that is very low. Almost every prime new launch in Singapore is a tower; this will not be.

Low density on the Bukit Timah corridor is a deliberate planning choice, and it is the same logic that shapes the Holland Plain parcels a few kilometres away. It produces projects that feel like large landed enclaves rather than vertical estates — more ground plane, more landscaping, fewer neighbours.

Wing Tai is the developer to know here. It has built some of Singapore's better-regarded residential projects — The Crest, Le Nouvel Ardmore, Nouvel 18, The Tembusu — and its house style is design-led in a way that most volume developers are not. If you care about how a building is put together rather than how many facilities it lists, Wing Tai is a name worth paying attention to. Metro Holdings joins as the balance-sheet partner, as it has on other recent Singapore sites.

The commercial component is the unusual part. A low-density Bukit Timah site with shops attached suggests something closer to a neighbourhood centre than a mall — the kind of small retail parade that serves the immediate area. That is generally good for residents and neutral for resale.

What I would want to establish before committing: how much of the 328,000 sq ft of floor area is actually housing. At a low plot ratio, a meaningful commercial requirement takes a real bite out of the residential yield, and that changes the unit count and therefore the quantum quite a lot.

This suits you if you want the Bukit Timah address at genuinely low density, you value architecture and planning over facility count, and a Wing Tai project is something you would go out of your way to look at. The schools corridor and the Downtown Line make this a family address.

Skip it if you are yield-driven. Low density, Core Central Region land at $1,625 psf ppr and a family-weighted mix is not a rental play. Skip it too if you need certainty on the unit count and quantum now — on a low-density mixed-use site those land late.

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The site

The site: 204,962 sq ft at a plot ratio of 1.60

The parcel is 204,962 sq ft with an implied gross floor area of about 328,000 sq ft — a plot ratio of roughly 1.60, which is genuinely low for a Core Central Region site.

Part of that floor area is commercial. The split has not been published, so I have not converted the residential portion into a unit count or an average unit size. Doing that arithmetic on a mixed-use site produces a number that looks precise and means nothing.

What low density delivers physically: fewer storeys, more space between blocks, and a landscape budget that actually shows. It also means a smaller maintenance base, so expect monthly maintenance toward the higher end.

The unit mix, block count and facilities are not public yet. When the developer releases the e-brochure and floor plans I will publish them here rather than guess at them now.

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Who is building it

Who is building it: Wing Tai and Metro Holdings

Wing Tai Holdings is one of Singapore's older listed developers and one of the few with a genuine design reputation. The Crest at Prince Charles Crescent, Le Nouvel Ardmore, Nouvel 18 and The Tembusu are the projects that made it — all of them architect-led, several of them by internationally known practices.

The trade-off with Wing Tai has historically been pace and price. It builds fewer projects, prices them confidently and is willing to hold stock rather than discount. If your plan depends on a soft opening phase, this is not the developer for it.

Metro Holdings is a listed Singapore group with a long history as a joint-venture partner on residential sites. It brings capital rather than a design point of view, which is the normal division of labour in this kind of pairing.

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Alternatives

Dunearn Road vs the other Bukit Timah and Holland pipeline sites

The Bukit Timah and Holland corridor has three sites in the pipeline at once, and they are unusually similar in character — all low density, all Core Central Region.

Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026

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Amberwood at Holland launches first and will set the benchmark the other two are read against. If you are considering any of the three, watch what Amberwood actually transacts at — that number will tell you more than any model, mine included. The other reference point on this corridor is The Sen, which is launched, transacting, and priced unit by unit on its own page.

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Common questions

Dunearn Road GLS: questions people actually ask