Dunearn House Has Sold 59.5% Of Its 380 Units In Three Months — But 199 Of The 226 Caveats Came In Month One

A launch that clears most of its units quickly tells you one thing. A launch that clears them almost entirely in its first month tells you something else. Dunearn House is the second kind, and the monthly table is where the story sits.

According to URA Data Service caveats, Dunearn House in District 11 has recorded 226 developer sales since July 2026. All 226 fall in the three months to September 2026. The overall median is S$3,107 psf. The project has 380 units, so that is 59.5% of the development. It is a 99-year leasehold project in the CCR. We looked at how those sales spread across months, unit sizes, nearby resales and the district's other launches. Here is what stood out to us.

Almost all of the selling happened in the opening month, and the median psf barely moved after it

July 2026 carried 199 caveats. August 2026 added 18. September 2026 added 9. That is the shape of a launch weekend working its way into the caveat record, then a thin tail behind it. The median psf held steady through all three months. It was S$3,109 psf in the first month and S$3,100 psf in September 2026, a move of -0.3%. In other words, the pricing in the later caveats looks much like the pricing in the first batch, even though the volume behind them is far smaller.

One caution on the most recent month. Caveats are lodged with a lag, so the latest figure in any launch table can fill in later. A single-digit month also carries a mix risk. With so few sales, one large or small unit shifts the median. The monthly medians in the table below are best read alongside the caveat counts, not on their own.

The larger size bands are transacting at the higher psf, not the lower ones

The 50 to 69 sqm band was the most active, with 81 caveats at a median of S$2,008,000 (S$3,084 psf). The 90 to 119 sqm band follows with 62 caveats, at a median of S$3,632,000 and S$3,197 psf. The 70 to 89 sqm band sits between them on count, with 50 caveats at S$3,090 psf.

That ordering is worth pausing on. In many projects the smallest units carry the highest psf. Here the pattern runs the other way. The under 50 sqm band has the lowest median psf of the five, at S$2,934 psf on 22 caveats, with a median price of S$1,547,500. The 120 sqm and above band has the highest at S$3,262 psf, but only 11 caveats sit behind it. That is a thin base, and the table cannot tell us how stack, floor or facing differ across the bands.

The full size breakdown is below.

The launch median sits 33.6% above resales within a kilometre

Within 1,000 m of Dunearn House, there were 253 resales across 42 completed projects over the 24 months to September 2026. The median for that group is S$2,326 psf. The launch median is +33.6% against it. That is a new-versus-resale gap measured across a two-year window, so it mixes different tenures, ages and unit mixes into one number.

The project-level table shows how wide that spread runs. Royalgreen, the closest of the listed projects at 340 m, has a median of S$2,835 psf on 13 resales. Fourth Avenue Residences, a 99-year leasehold project at 624 m, posted the most resales at 42, with a median of S$2,540 psf. At the other end, The Teneriffe sits at S$1,144 psf across 16 resales. A gap that large between neighbours points to differences in age and unit type that a single radius median cannot separate.

The eight most active nearby projects are below.

The rest of District 11's launch activity is running at a fraction of this volume

Over the 12 months to September 2026, the other launches in District 11 recorded small counts. Sanctuary@Newton sold the most, with 13 caveats at a median of S$2,739 psf. Watten House follows with 11 caveats at S$3,256 psf. After that the numbers fall to single digits: 32 Gilstead at 2 caveats, and one caveat each for Pullman Residences Newton and three landed transactions.

Those counts are too small to read as price signals. A median built on one or two caveats describes those caveats and nothing more, which is why the landed entries range so widely. What the table does show is the share of District 11 developer activity that a single large launch can absorb in a short window. Every other project on this list is freehold or 999-year, while Dunearn House is 99-year leasehold, so the medians are not like for like.

The district comparison is below.

Three months is a short record. The figures leave several things open. We do not yet know whether the thin tail in August 2026 and September 2026 continues at that pace, or whether the remaining units sell at a different mix of sizes. The 120 sqm and above band in particular rests on 11 caveats, and that median can move as more lodge. The nearby resale comparison is drawn over 24 months, so it will shift as newer resales enter the window. What to watch in the next few months of URA caveats is simple: the monthly count, and whether the median psf keeps tracking close to where it opened.

All of these figures are indicative, drawn from recorded transactions rather than any formal assessment of a home. A headline like 59.5% sold is a real number, but it answers only one question. The more useful reading comes from putting it next to the monthly spread, the size bands and what the surrounding resale market has been doing. One figure rarely settles anything on its own. It is the direction the tables point in together that tends to matter.

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.