A 3-bedroom at Dunearn House at $3,120 psf: against launches nearby and freehold

Buyers of Dunearn House's 3-bedrooms paid a median $3,120 psf, or $2.95 million, across 86 homes sold from July to October 2026, 86 of the project's 96 homes with 3 bedrooms. This note sets that against the 3-bedrooms at six launches nearby, freehold and 99-year, and against how freehold and 99-year 3-bedrooms resell in the prime region.

Here, adjusted means a nearby launch's prices moved to July to September 2026 and onto the same floor-area rules as Dunearn House. The freehold premium is how much more per square foot a freehold home resold for than a 99-year home of the same age, in the same region. A 3-bedroom is any home the developer's unit list gives 3 bedrooms.

What is in this note

• The short answer
• What 3-bedroom buyers paid
• Against launches nearby
• Freehold and 99-year 3-bedrooms on resale
• What the numbers cannot weigh

The short answer

• Buyers paid a median $3,120 psf. Half paid between $3,078 and $3,177.
• The 3-bedrooms sold fastest of the three sizes: 89.6% of them by 19 October.
• Adjusted, the median is 9.2% above Skye at Holland and 8.2% to 13.6% above the four 99-year launches nearby.
• It is 1.6% below Royalgreen's adjusted launch prices and 2.4% below Watten House's, whose 3-bedrooms are much larger homes.
• On resale, freehold and 99-year 3-bedrooms up to 5 years old sold at the same median psf.

What 3-bedroom buyers paid

	Lowest	Median	Highest
Psf86 homes	$2,979	$3,120	$3,366
Price	$2.60M	$2.95M	$3.37M

Half of the buyers paid between $3,078 and $3,177 psf.

Against launches nearby

The launches below sold in different years, so their buyers paid in different markets. Each of their sales is moved from its own quarter to July to September 2026 using Realila's private-home resale price index for its region. Projects under the older floor-area rules are also raised by 6%, so that a square foot means the same thing in each.

Project	Sales	Median psf paid → adjusted	Dunearn House is
Dunearn House99-year · Jul 2026	86	$3,120	the benchmark
Skye at Holland99-year · Oct 2025 · 2,377 m away	148	$2,923 → $2,856	9.2% higher
The Reserve Residences99-year · May 2023 · 1,924 m away	215	$2,418 → $2,817	10.7% higher
Pinetree Hill99-year · Jul 2023 · 2,449 m away	159	$2,508 → $2,745	13.6% higher
8@BT99-year · Sep 2024 · 2,045 m away	47	$2,667 → $2,882	8.2% higher
Watten HouseFreehold · Nov 2023 · 1,992 m away · larger homes	100	$3,205 → $3,195date only	2.4% lower
RoyalgreenFreehold · Oct 2019 · 244 m away	84	$2,728 → $3,170	1.6% lower

Against the four 99-year launches, Dunearn House's 3-bedroom median is 8.2% to 13.6% higher adjusted. On the prices paid, the gaps were 6.7% to 29.0%.

Two freehold projects sit slightly above it. Watten House's 3-bedrooms are much larger homes, with a median price of $4.89 million against Dunearn House's $2.95 million, so its psf is not a like-for-like comparison. Royalgreen, 244 m away, sold its 3-bedrooms from October 2019 at a median $2,728 psf. Adjusted, that becomes $3,170, which puts Dunearn House 1.6% below it. This rests on the assumption that new homes moved with the resale market over 7 years, so read it as a guide rather than a measurement.

More on this: What Dunearn House buyers paid, against resale nearby and against the land price

Freehold and 99-year 3-bedrooms on resale

A second way to judge the tenure gap is to compare freehold and 99-year 3-bedrooms that resold in the same region at the same building age. The table covers resales in the core central region from 2023 to 2025.

Building age	Freehold	99-year	Freehold premium
0 to 5 years	$2,79628 sales	$2,79770 sales	0.0%
6 to 10 years	$2,299104 sales	$2,021154 sales	13.8%
11 to 15 years	$2,323381 sales	$2,039103 sales	13.9%
16 to 25 years	$2,258473 sales	$1,84995 sales	22.1%
26 years and over	$2,116446 sales	$1,301143 sales	62.6%

In buildings up to 5 years old, freehold and 99-year 3-bedrooms resold at the same median psf, $2,796 and $2,797. The premium grows with age, to 13.8% at 6 to 10 years and 62.6% at 26 years and over.

More on this: Freehold vs leasehold for a 3-bedroom

What the numbers cannot weigh

Prices reflect more than size and date. Location, transport and schools differ between these projects, and buyers weigh them in ways a median cannot show.

Condo	Completed	Nearest MRT exit	Nearest primary school	Raffles Place
Dunearn House	2030, expected	Sixth Avenue, 430 m	MGS (Primary), 1,178 m	8.5 km
Royalgreen	2021	Sixth Avenue, 308 m	MGS (Primary), 1,223 m	8.3 km
Skye at Holland	2029, expected	Holland Village, 363 m	Henry Park, 1,079 m	7.3 km
The Reserve Residences	2028, expected	Beauty World, 200 m	Pei Hwa Presbyterian, 274 m	10.4 km
8@BT	2027, expected	Beauty World, 109 m	Pei Hwa Presbyterian, 374 m	10.5 km
Pinetree Hill	2027, expected	Dover, 934 m	Henry Park, 935 m	9.3 km
Watten House	2027, expected	Tan Kah Kee, 491 m	Raffles Girls' Primary, 513 m	6.8 km

What this tells you

Dunearn House's 3-bedrooms sold fastest of its three sizes, at a higher psf than the 99-year launches around it, by 8.2% to 13.6% adjusted. Buyers paid about the same as Royalgreen's freehold launch buyers, adjusted. On resale, new freehold and 99-year 3-bedrooms in the prime region trade at the same median psf, and the gap opens as buildings age.

What this does not tell you

• The price of a particular home. Medians do not account for floor, facing, stack or layout.
• Exact adjusted prices. The adjustment assumes new launches moved with the resale market. Its latest quarter is provisional and can change.
• A like-for-like read on Watten House. Its homes are much larger and its floor-area rules are not recorded.
• Royalgreen today. Its figures are launch prices from 2019 onwards, adjusted to 2026, and not what its homes resell for now.
• The premium on new freehold launches. The building-age table uses resale prices. Its newest band rests on 28 freehold sales.

Method and data notes

How to cite this note. Realila Research, "A 3-bedroom at Dunearn House at $3,120 psf: against launches nearby and freehold", realila.com/feed/dunearn-house-3-bedroom, sales to 19 October 2026.

Sales. URA new-sale caveats to 19 October 2026, with bedroom counts from each developer's unit list matched to the sale by block and unit number.

Adjusted prices. Each comparator sale is moved from its contract quarter to July to September 2026 using Realila's private-home repeat-sales index for its market segment; that quarter is provisional. Projects under the older floor-area rules are raised by 6%. A project whose floor-area rules are not recorded is adjusted for date only.

Resale by building age. 3-bedroom resales in the core central region from 1 January 2023 to 31 December 2025, by years from completion to sale.

Places. Straight-line distances from each project's map point to MRT exits and to school locations in MOE's school directory. To Raffles Place is to the nearest exit of Raffles Place MRT station.

30 October 2026. This note placed homes in market segments by postal district. URA places them by planning area, which moves about one in seven private sales between regions. The figures by region here use the earlier segments and differ from what the same records give now. How regions are set: How we measure prices and sales.