Dunearn House Has Sold 216 Of Its 380 Units At A Median Of S$3,107 psf — But Only 17 Of Them Landed In August

A launch that clears more than half its units in its opening stretch is the kind of number that gets quoted on its own. What tends to get left out is the shape of that number month by month, and at Dunearn House the shape is lopsided: one very heavy month, then a much thinner one.

According to URA Data Service caveats for private homes, Dunearn House in District 11, a 99-year leasehold project, has recorded 216 developer sales since July 2026, all 216 of them within the three months to August 2026, at an overall median of S$3,107 psf. That works out to 56.8% of the project's 380 units. The busiest month was July 2026 with 199 caveats, against 17 in August 2026, and the median psf moved -2.8% from the first month, at S$3,109 psf, to S$3,023 psf in August 2026. Here is what stood out to us as we worked through the tables.

Almost the entire sales record sits in a single month

The monthly split is the first thing we would point you to. Of the caveats recorded to August 2026, 199 carry a July 2026 date and 17 fall in August 2026, taking the cumulative count to 216 across a project of 380 units. One thing the table below cannot settle is how much of that August figure reflects the pace of demand and how much reflects timing: a caveat enters the record when it is lodged, not when a unit is first booked, so a launch month tends to absorb a large block of activity at once and the months after it can look thin by comparison.

The median psf also moved in the direction that gets less attention. The first month printed a median of S$3,109 psf, and August 2026 printed S$3,023 psf, a move of -2.8% since launch. With 17 caveats behind the later figure, that median rests on a small base, and a shift in which unit sizes transacted in a given month is enough to move it. In other words, the change is what the recorded transactions show rather than a measure of repricing on like-for-like units. Both the table and the bar chart below cover the same two months.

Read together, the month-by-month record points to a launch whose volume is concentrated at the front, with the second month adding a small number of caveats at a slightly lower median.

Median psf steps up with every jump in unit size

The size bands run in a clean order. Units under 50 sqm recorded 19 caveats at a median of S$1,559,000, or S$2,956 psf on a median area of 527 sqft. The 50 to 69 sqm band was the most sold, with 78 caveats at a median of S$2,012,000 (S$3,082 psf) on a median 657 sqft. The 70 to 89 sqm band, at 49 caveats, sat at a median of S$2,858,000 (S$3,090 psf), barely apart from the band below it on a per-area basis even though the median price is a good deal higher.

Above that, the 90 to 119 sqm band recorded 60 caveats at a median of S$3,632,000 (S$3,201 psf) on a median 1,184 sqft, and the 120 sqm and above band is the highest on both measures, at a median of S$4,366,500 (S$3,273 psf). That top band rests on 10 caveats, so it is the thinnest line in the table and the one we would treat most cautiously. The pattern across the five bands suggests that the larger formats transacted at higher per-area medians here, which is not the direction every project prints. The full breakdown is set out in the table below.

The launch median sits 33.5% above resales within a kilometre

To put the launch figures next to standing stock, we looked at resale caveats within 1,000 m over the 24 months to August 2026. That window holds 250 resales across 41 completed projects, at a median of S$2,326 psf, and the Dunearn House median of S$3,107 psf is +33.5% against it. That comparison blends tenures, ages and unit sizes on the resale side, so it is a gap between two different pools of recorded transactions rather than a like-for-like measure of the same product.

Within the eight projects listed below, Fourth Avenue Residences carried the most volume, 39 resales at 624 m away with a median of S$2,540 psf. Royalgreen is the closest at 340 m, with 13 resales at S$2,835 psf, the highest median of the group. At the other end, The Teneriffe, also 99-year, recorded 15 resales at S$1,144 psf from 850 m away. The table shows only part of the 41 projects in the radius, and it does not break out floor area or lease remaining, both of which sit behind resale medians of this kind.

No other launch in District 11 came close on volume over the past year

Set against the district's other launch activity, the volume at Dunearn House stands apart. Over the 12 months to August 2026, Sanctuary@newton recorded the most developer sales among other District 11 launches, 13 caveats at a median of S$2,739 psf, with Watten House next at 11 caveats and a median of S$3,256 psf. Both are freehold, which is worth holding in mind when reading their medians next to a 99-year project.

The rest of the list is made up of very small counts. 32 Gilstead recorded 2 caveats at a median of S$3,513 psf and Enchanté 2 caveats at S$2,700 psf, while three landed transactions each account for a single caveat: Hillcrest Road at S$4,505 psf, Chancery Lane, on a 999-year tenure, at S$3,660 psf, and Mount Rosie Road at S$2,594 psf. A median drawn from one caveat is simply that one transaction, so those rows describe individual sales rather than a price level for the street. The district comparison is laid out in the table below.

Two months is a short record, and several things stay open. The caveats cover 56.8% of the units, which leaves the balance of the project outside this data entirely, and the August median rests on a count small enough that the mix of sizes transacted in any single month can move it. The next release will show whether the monthly caveat count settles closer to the 17 recorded in August 2026 or picks up again, and whether the size bands that carried the launch, particularly the 78 caveats in the 50 to 69 sqm band, keep the same share of activity. All of these figures are indicative and drawn from recorded transactions; none of them is a valuation of any home.

We keep returning to the same habit when reading a launch: one median, taken alone, tends to flatten everything interesting about a project. The per-area figures here rise with unit size, the volume is concentrated in the first month, and the gap to nearby resales is measured against a pool that mixes tenures and ages. The useful part is not any single line but how those lines sit together, and how they line up with what the next month of caveats adds to the same tables.

Method: URA caveats for developer sales ('new sale') at the project, dated to the month; size bands by the caveated floor area; the nearby comparison is resale caveats in completed projects within one kilometre over 24 months, unadjusted for size, age or floor. Units sold is the caveat count, which lags option exercises by weeks. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named; sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.