Dunearn House vs Tulip Garden
Dunearn House is built on the former Tulip Garden enbloc site on Dunearn Road. Tulip Garden (old project, 99-yr LH, ~269 units) was sold en bloc for S$906.9M in 2022. New owners — Frasers + Sekisui + CSC — are developing Dunearn House on the same land. Dunearn House buyers get a fresh 99-year lease on a proven CCR address.
Dunearn House vs Tulip Garden: New Launch vs Resale at the Same Address
One of the more fascinating aspects of Dunearn House is its origin story. The development site was formerly Tulip Garden — a 99-year leasehold condo that sold en bloc in 2022 for S$906.9 million. The JV developers paid a significant land premium for a proven CCR address. This piece examines what buyers gain from Dunearn House vs what Tulip Garden owners had — and why the new launch is a better proposition than the old resale.
Tulip Garden: What Was There Before
| Attribute | Tulip Garden (Former) | Dunearn House (Incoming) |
|---|---|---|
| Units | ~269 | ~360–380 |
| Year Built | 1984 | 2029–2030 (est. TOP) |
| Lease Start | 1984 (99yr, ~59 yrs remaining) | 2026/2027 (fresh 99yr) |
| PSF | ~S$1,800–2,100 (pre-enbloc) | S$2,500–2,800 (est.) |
| Developer | Original developer | Frasers + Sekisui + CSC |
| Facilities | Dated | Modern — pools, gym, smart home |
The Lease Refresh Argument
This is the single strongest argument for Dunearn House over any Dunearn Road resale. Tulip Garden buyers at the 40-year mark (2024) were looking at a remaining lease of ~59 years — insufficient for bank financing in many cases (banks typically require minimum 30-year remaining lease after loan tenure). The CPF withdrawal limit also reduces as lease shortens below 60 years.
Dunearn House gives a fresh 99-year lease starting from 2026–2027. For a buyer with a 25-year investment horizon, the difference between a 59-year and a 99-year lease is not theoretical — it is the difference between a CPF-eligible, fully financeable asset and one requiring full cash payment.
Speak to Alvin Tan — New Launch Specialist
WhatsApp: wa.me/6584888648
CEA Reg. No. R072324C | ERA Realty Network Pte Ltd (L3002382K)
En Bloc Premium: What the S$906.9M Sale Tells Us
The Tulip Garden en bloc at S$906.9M in 2022 worked out to approximately S$1,897 per sqft for the redevelopment land. The developers effectively paid S$1,897 PSF for raw land — then need to add construction, professional fees, and profit margin. This explains why Dunearn House at S$2,500–2,800 PSF makes economic sense: it is not overpriced; it reflects the genuine land cost in District 11 CCR.
For buyers, this data point is reassuring: Dunearn House is built on a site where rational institutional buyers paid S$906.9M. The address has been independently price-discovered by a competitive en bloc market. You are buying into a proven premium address, not a developer’s marketing claim.
What was on the Dunearn House site before?
Tulip Garden — a 99-year leasehold condo from 1984 with ~269 units. It was sold en bloc in 2022 for S$906.9M to the Frasers + Sekisui + CSC JV.
Why is a new lease better than Tulip Garden resale?
Tulip Garden’s lease started in 1984 — approximately 59 years remaining. Banks may limit financing. CPF withdrawal limits also reduce below 60yr remaining. Dunearn House offers a fresh 99-year lease starting 2026/2027.
What was the Tulip Garden en bloc price?
S$906.9 million total, approximately S$1,897 PSF for the redevelopment land. This institutional-grade price discovery confirms Dunearn Road’s premium market positioning.
Speak to Alvin Tan — New Launch Specialist
WhatsApp: wa.me/6584888648
CEA Reg. No. R072324C | ERA Realty Network Pte Ltd (L3002382K)
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