A 4-bedroom at Dunearn House at $3,231 psf: against launches nearby and freehold

Buyers of Dunearn House's 4-bedrooms paid a median $3,231 psf, or $3.85 million, across 43 homes sold from July to October 2026. This note sets that against the 4-bedrooms at six launches nearby, freehold and 99-year, against the few earlier launches nearby that can be measured, and against how freehold and 99-year 4-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 4-bedroom is any home the developer's unit list gives 4 bedrooms.

What is in this note

• The short answer
• What 4-bedroom buyers paid
• Against launches nearby
• Freehold and 99-year 4-bedrooms on resale
• At earlier launches nearby
• What the numbers cannot weigh

The short answer

• Buyers paid a median $3,231 psf. Half paid between $3,153 and $3,281.
• Adjusted, that is 10.1% above Skye at Holland and 10.1% to 16.3% above the four 99-year launches nearby.
• It is 0.8% below Royalgreen's adjusted launch prices, on 21 Royalgreen sales.
• Watten House's 4-bedrooms are a different product: every home is 1,851 sq ft.
• Only three earlier launches nearby can be measured; at them, a new 4-bedroom cost 45.8% to 67.0% more psf than resale around it.
• Too few new 4-bedrooms resold in the prime region to measure the freehold premium on new homes.

What 4-bedroom buyers paid

	Lowest	Median	Highest
Psf43 homes	$3,046	$3,231	$3,341
Price	$3.61M	$3.85M	$4.60M

Half of the buyers paid between $3,153 and $3,281 psf. Of the project's 108 homes with 4 bedrooms, 43 had sold by 19 October 2026.

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	43	$3,231	the benchmark
Skye at Holland99-year · Oct 2025 · 2,377 m away	111	$3,001 → $2,934	10.1% higher
The Reserve Residences99-year · May 2023 · 1,924 m away	99	$2,395 → $2,779	16.3% higher
Pinetree Hill99-year · Jul 2023 · 2,449 m away	90	$2,537 → $2,838	13.9% higher
8@BT99-year · Sep 2024 · 2,045 m away · 8 sales	8	$2,636 → $2,855	13.2% higher
Watten HouseFreehold · Nov 2023 · 1,992 m away · every 4-bedroom 1,851 sq ft	36	$3,252 → $3,261date only	0.9% lower
RoyalgreenFreehold · Oct 2019 · 244 m away	21	$2,791 → $3,256	0.8% lower

Against the four 99-year launches, Dunearn House's 4-bedroom median is 10.1% to 16.3% higher adjusted. On the prices paid, the gaps were 7.7% to 34.9%. The 8@BT figure rests on 8 sales.

Watten House's 4-bedrooms are a different product: every one is 1,851 sq ft, with a median price of $6.02 million, against 1,184 to 1,378 sq ft and $3.85 million at Dunearn House. Larger homes usually sell at a lower psf, so the two are not compared like for like. Royalgreen, 244 m away, sold 21 homes with 4 bedrooms from October 2019 at a median $2,791 psf. Adjusted, that becomes $3,256, which puts Dunearn House 0.8% 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 4-bedrooms on resale

A second way to judge the tenure gap is to compare freehold and 99-year 4-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 yearstoo few sales to rely on	$3,1366 sales	$2,6569 sales	18.1%
6 to 10 years	$2,69754 sales	$1,96442 sales	37.3%
11 to 15 years	$2,405229 sales	$1,97258 sales	22.0%
16 to 25 years	$2,447133 sales	$1,78943 sales	36.8%
26 years and over	$2,030107 sales	$1,36090 sales	49.3%

Few 4-bedrooms up to 5 years old resold in the prime region from 2023 to 2025, 6 freehold and 9 on 99-year leases, so that row cannot show the premium on new homes. In older buildings the premium ranged from 22.0% to 49.3%. One size down, with more sales, freehold and 99-year 3-bedrooms up to 5 years old resold at the same median psf.

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

At earlier launches nearby

For Thomson Reserve, Realila measured how much more a new 4-bedroom cost than resale around it at each earlier launch nearby. Around Dunearn House, most condominiums are freehold and the method uses 99-year resale only, so few earlier launches can be measured this way.

Launch	4-bedroom sales	Above resale nearby
The Serenade @ Holland2002 · 3 resale condos	28	67.0%
Quinterra2006 · 4 resale condos	16	45.8%
Skye at Holland2025 · 3 resale condos	110	46.7%†
Mayfair Gardens2018 · 1 resale condo	7	47.6%*
The Reserve Residences2023 · 1 resale condo	68	73.3%*
Dunearn House2026, to 19 October · 1 resale condo	43	22.5%*

This section is thin. Three launches can be measured properly, one of them from 2002, and Dunearn House's own figure rests on one resale condo, Fourth Avenue Residences, with 14 resales in 2026. A newer resale condo sells for more, which makes the gap look smaller. Read the table as background, not as a verdict on the price.

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 4-bedroom buyers paid more per square foot than buyers at the 99-year launches around it, by 10.1% to 16.3% adjusted, and about the same as Royalgreen's freehold launch buyers, adjusted. The earlier-launch history around Dunearn House is too thin to say much more.

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 firm read on 8@BT or Royalgreen. Their figures rest on 8 and 21 sales.
• A like-for-like read on Watten House. Its 4-bedrooms are much larger and its floor-area rules are not recorded.
• The freehold premium on new 4-bedrooms. Too few resold in the prime region to measure it.
• How buyers at earlier launches did. Their later gains are not measured here.

Method and data notes

How to cite this note. Realila Research, "A 4-bedroom at Dunearn House at $3,231 psf: against launches nearby and freehold", realila.com/feed/dunearn-house-4-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. 4-bedroom resales in the core central region from 1 January 2023 to 31 December 2025, by years from completion to sale.

Earlier launches. The method of Thomson Reserve's launch-history note: every 99-year launch within 2.5 km with at least 20 new sales in its launch year. Its resale comparison is 99-year condos within 1.2 km, completed in the 15 years before the launch year, each with at least 5 resales that year; a launch counts when at least two such condos qualify. Dunearn House's launch year runs to 19 October 2026.

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.