If you are weighing Dunearn House as an investment against the already-completed Fourth Avenue Residences, here is the short answer: Dunearn House is a forward-looking play built on first-mover advantage in the new Bukit Timah Turf City precinct, while Fourth Avenue Residences is a proven asset with real transaction data, a stable ~3–3.5% rental yield and a liquid resale market. They earn differently because they sit at different stages of the property life cycle. In this guide, you will learn how each stacks up on price, yield, growth drivers and risk — so you can decide which fits your goals.
A quick note on data: Dunearn House had not officially launched at the time of writing (showflat expected 2H 2026). Its pricing, exact unit mix and yields are not yet confirmed and must be verified at launch. Fourth Avenue Residences figures below are drawn from public transaction records.
Dunearn House at a Glance
Dunearn House is a 99-year leasehold new launch on Dunearn Road, marketed as the first private residential project within the emerging Bukit Timah Turf City masterplan precinct.
| Attribute | Details |
|---|---|
| Tenure | 99-year leasehold |
| Developer | Frasers Property, Sekisui House, CSC Land Group |
| Architect | Ong & Ong |
| Site area | ~145,200 sq ft |
| Units | ~380 across 5 blocks (10–19 storeys) |
| Nearest MRT | Downtown Line (Sixth Avenue / Fourth Avenue area) |
| Expected launch | 2026 |
| Expected TOP | ~2030 |
| District | Marketed variously as D10 / D11 — verify before relying on this |
Verify at launch: District classification, exact unit mix, indicative pricing, and confirmed MRT walking distance. Different marketing sites currently list inconsistent details.
Fourth Avenue Residences at a Glance
Fourth Avenue Residences is a completed 99-year leasehold condominium in Bukit Timah (District 10), giving investors something Dunearn House cannot yet offer: a track record.
| Attribute | Details |
|---|---|
| Tenure | 99-year leasehold (lease commenced 2018) |
| Developer | Allgreen Properties (Kuok Group) |
| Completed | 2022 |
| Units | 476 |
| Nearest MRT | Sixth Avenue (DT7), Tan Kah Kee (DT8) |
| Avg transacted PSF (past 12 mths) | ~S$2,420–2,516 psf |
| Rental yield | ~3.0–3.5% gross |
| District | 10 |
Recent transaction data shows sale prices in the last 12 months ranging roughly from S$2,126 to S$2,850 psf, with a 947 sqft unit hitting S$2,850 psf in August 2025. Rentals span roughly S$3,600 to over S$10,000 per month depending on size, and rental activity has been brisk — a sign of a liquid, tenant-friendly location.
Why Dunearn House Could Be a Strong Investment
There is a genuine investment thesis here — just one built on future potential rather than past performance.
1. First-mover advantage in Turf City
Dunearn House is positioned as the pioneer launch in a large master-planned precinct. Historically, first movers in transforming precincts can benefit if the wider area matures with new amenities, transport and retail. Early entry pricing may sit below later phases — but this is a thesis, not a guarantee.
2. Strong developer pedigree
Frasers Property, Sekisui House and CSC Land are established names. Sekisui House in particular is known for Japanese sustainability and build quality, which can support long-term desirability.
3. The Bukit Timah school belt
Proximity to top schools (e.g. Nanyang Primary, Raffles Girls' Primary, Hwa Chong Institution, National Junior College) is a durable demand driver for both own-stay families and tenants.
4. Supply scarcity in the prime city fringe
New private launches in this part of Bukit Timah are limited, which can support pricing for genuinely well-located, low-density projects.
5. New product premium
Brand-new units typically command a premium over older stock, come with full developer warranties, and appeal to buyers wanting the latest layouts and facilities.
💡 2026 Key Takeaway
All of the above is projected. You are paying tomorrow's price for tomorrow's story, with construction risk, market-timing risk, and no rental income until TOP (~2030).
So Why Does Fourth Avenue Residences "Earn" Differently?
Your question assumes Fourth Avenue Residences earns less. In reality, it earns differently — and arguably more reliably today. Here is why.
It already produces income
Fourth Avenue Residences is generating rent now. With a ~3–3.5% gross yield and brisk leasing activity, an investor can collect cash flow immediately. Dunearn House cannot pay you a cent in rent until it is built.
Its returns are proven, not projected
Fourth Avenue Residences has years of real URA-recorded transactions. You can see actual entry prices, exit prices, profitable vs loss-making resales, and rental ranges. Dunearn House's "returns" are entirely forecast.
Different point in the price curve
A 2022-completed project has already absorbed its initial new-launch premium and settled into a resale price band. A 2026 launch is charging that premium upfront. So Dunearn House may show stronger headline capital appreciation later — but partly because buyers pay more at the start.
Capital growth vs cash yield trade-off
- New launch (Dunearn House): higher potential capital upside, zero near-term income, longer hold, more risk.
- Completed (Fourth Avenue): immediate income, more predictable, lower drama, but the easy early-stage capital jump may already be behind it.
Neither is objectively "better." They suit different investors.
Dunearn House vs Fourth Avenue Residences: Side-by-Side
| Factor | Dunearn House | Fourth Avenue Residences |
|---|---|---|
| Status | New launch (~2026) | Completed (2022) |
| Tenure | 99-yr leasehold | 99-yr leasehold (from 2018) |
| Rental income | None until ~TOP 2030 | Immediate (~3–3.5% yield) |
| Pricing data | Not yet released | Established (~S$2,420–2,516 psf) |
| Capital growth | Higher potential, unproven | Moderate, proven |
| Risk profile | Higher (construction, timing) | Lower (tangible asset) |
| Best for | Long-horizon investors / future precinct believers | Income-focused / lower-risk investors |
| Key uncertainty | Launch price & precinct delivery | Lease decay over time |
Pros and Cons
Dunearn House
- ✅ First-mover in a transforming precinct
- ✅ Top-tier developer trio + new product premium
- ✅ Strong school-belt and city-fringe demand
- ❌ No income until ~2030
- ❌ Launch pricing and yields still unverified
- ❌ Higher execution and market-timing risk
Fourth Avenue Residences
- ✅ Immediate, proven rental income
- ✅ Transparent, liquid resale market
- ✅ Same prestigious Bukit Timah catchment
- ❌ Early capital-growth phase likely behind it
- ❌ Ageing lease (commenced 2018)
- ❌ Less "new product" appeal than a fresh launch
Which Should You Choose?
- Choose Dunearn House if you have a long horizon (8–10+ years), believe in the Turf City transformation, can fund the purchase without needing rental income, and want a brand-new asset.
- Choose Fourth Avenue Residences if you want income now, prefer proven numbers over projections, and value a lower-risk, liquid asset in the same prime catchment.
For many investors, the smartest move is not "either/or" but matching the asset to your time horizon, cash flow needs, and risk appetite — plus your existing ABSD exposure.
2026 Considerations Every Buyer Should Check
- ABSD: Additional Buyer's Stamp Duty applies on second and subsequent properties and to foreigners — this materially changes investment maths. Confirm current rates with IRAS before committing.
- SSD: Seller's Stamp Duty applies if you sell within the holding period — relevant for shorter-horizon plays. Verify the current holding-period rules.
- Property tax (2026): Non-owner-occupied residential property is taxed on a progressive scale of Annual Value, higher than owner-occupier rates. Factor this into yield calculations.
- Loan & CPF: At 75% LTV, expect a 25% down-payment (minimum 5% in cash). Confirm your TDSR headroom.
- Lease decay: Both are leasehold. Model how remaining lease affects future resale and bank financing.
Always confirm current ABSD, SSD, LTV and property-tax figures with official sources (IRAS, MAS, URA) — these change and should be verified at the point of purchase.
Frequently Asked Questions (FAQ)
Is Dunearn House a good investment?
It has a credible thesis — first-mover status in Turf City, a strong developer trio and the Bukit Timah school belt. But with no launched price or rental track record, its returns are projected, not proven. Verify launch pricing before deciding.
Why does Fourth Avenue Residences earn less than a new launch might?
It does not necessarily earn less — it earns differently. It produces rental income now (~3–3.5% yield) and has proven, transparent transaction data, whereas a new launch front-loads its premium and offers higher potential capital growth with more risk.
What is the rental yield at Fourth Avenue Residences?
Public data indicates a gross rental yield of roughly 3.0–3.5%, with brisk rental activity. Always confirm against the latest figures for your specific unit type.
When will Dunearn House launch and complete?
The showflat is expected in the second half of 2026, with TOP projected around 2030. Confirm dates with the developer, as launch timelines can shift.
Are Dunearn House and Fourth Avenue Residences in the same area?
Yes — both are in the Bukit Timah enclave near the Downtown Line. Note that Dunearn House's district classification (D10 vs D11) is listed inconsistently across marketing sites and should be verified.
Which is lower risk?
Fourth Avenue Residences, as a completed, income-producing asset with proven data. Dunearn House carries construction and market-timing risk typical of new launches.
Do I pay ABSD on either?
ABSD depends on your residency status and how many properties you own — not on the project. Check current IRAS rates before committing.
The Bottom Line
Dunearn House and Fourth Avenue Residences are not really competitors — they are two different strategies. Dunearn House is a long-horizon, growth-oriented bet on a transforming precinct. Fourth Avenue Residences is a proven, income-generating asset in the same prestigious catchment. The "better" investment is the one that matches your time horizon, cash flow needs and risk tolerance.
💡 2026 Key Takeaway for Investors
Match the asset to your time horizon, cash flow needs and risk appetite — plus your existing ABSD exposure. For many, the smartest move is a balanced portfolio rather than all-in on one approach.
Next step: Want a personalised comparison using your budget, ABSD position and investment timeline? Speak to a PropNex agent for a no-obligation analysis — including a side-by-side projection once Dunearn House pricing is released.
Related Reads
1. Dunearn House 2026: Why It's a Smart Buy in Prime Bukit Timah
2. Dunearn House Review 2026: Is It Worth Buying? (Honest Pros & Cons)
3. Turf City Masterplan 2026: What Dunearn House Buyers Need to Know
4. Which Singapore District Should You Buy In? The 2026 Growth Map
5. Which Condo to Buy in Singapore in 2026: A Practical Buyer's Guide
Disclaimer: This article is for general information only and does not constitute financial or investment advice. Property figures and government rules (ABSD, SSD, LTV, property tax) change frequently — verify all data with official sources and a licensed professional before making any decision.