Introduction for the 2026 market
In 2026, Singapore’s private residential market is shaped by a familiar mix of constrained land supply, steady local owner-occupier demand, and investment inflows that are more selective after several rounds of cooling measures. New launches in the CCR continue to be supported by scarcity of well-located sites, while buyers also weigh lifestyle convenience and longer-term holding power, especially with higher-for-longer mortgage rates normalising affordability calculations. Against this backdrop, a comparison between Dunearn House and Pullman Residences Newton is useful because both Dunearn House sit near the prime central belt with strong transport links, yet they appeal differently: one leans towards a quieter, low-density living environment on the Bukit Timah–Newton fringe, while the other plays up immediate city-fringe vibrancy and rental liquidity near a major interchange. For investors, the decision often comes down to entry psf, tenant profile, and exit depth; for own-stayers, it is daily liveability, schools, and noise/privacy trade-offs.
Location and connectivity factors
The first project is positioned along the Bukit Timah corridor, typically associated with established landed pockets, reputable schools, and a calmer street feel despite being close to town. Based on site positioning and typical walking routes, access to Sixth Avenue MRT on the Downtown Line is likely in the 6–9 minute walk range, offering a direct connection to Botanic Gardens, Newton and the CBD. The immediate amenities set is more neighbourhood-led, anchored by Bukit Timah Plaza, Beauty World, and the wider Upper Bukit Timah stretch, while the PIE and Bukit Timah Road provide quick car access to Orchard in roughly 10–15 minutes off-peak. Pullman Residences Newton, by contrast, is expected to be 3–5 minutes on foot to Newton MRT (North-South Line and Downtown Line), which is a meaningful advantage for tenants who prioritise interchange convenience and commute resilience. It also sits nearer to Novena and Orchard employment and retail nodes, which can support stronger weekday rental demand, at the cost of a busier, more urban feel.
Developers and project scale profile
Developer strength matters in 2026 because buyers are more discerning about build quality, after-sales rectification responsiveness, and how well a project’s design stands up to the resale market eight to ten years after TOP. Where confirmed details are unavailable, the prudent approach is to assess likely project scale and positioning: a smaller development along Bukit Timah typically signals a boutique format with fewer stacks, potentially better privacy and lower crowding at facilities, but also thinner resale comparables and less marketing reach. That can be positive for own-stayers who value tranquillity, yet it may slightly reduce resale liquidity if the buyer pool is niche. Pullman Residences Newton is generally understood as a higher-profile, city-fringe condominium with a clearer investor audience; larger-scale projects often benefit from a broader transaction base, easier valuation benchmarking, and more active leasing markets because there are more units and more historical rental data points over time. The trade-off is that larger developments can feel more congested during peak hours and may face heavier competition from similar unit types when multiple landlords list concurrently.
Homes and facilities for daily liveability
Unit mix tends to define who a project ultimately suits. Along Bukit Timah, the expected profile is a stronger tilt towards larger, family-friendly layouts (likely two- to four-bedroom configurations), with more emphasis on functional kitchens, storage, and quieter bedrooms set back from main roads where possible. This aligns with demand from families targeting school proximity; likely nearby options include Nanyang Primary (roughly 1.5–2.5km depending on exact routing), Methodist Girls’ School and Hwa Chong Institution within a short drive, and a broader cluster of tuition centres around Bukit Timah and Beauty World. For Pullman Residences Newton, the typical buyer and tenant base often favours one- and two-bedroom units alongside selected three-bedders, supporting flexibility for professionals, expatriates, and small families who want proximity to Novena, Orchard, and the CBD. Amenities in both are expected to include a pool, gym, function areas, and landscaped decks, but the experience differs: boutique projects can feel more exclusive with fewer users per facility, while city-fringe projects often provide more varied social spaces to match a larger resident mix. If you prioritise peace, stack orientation and traffic noise buffers will matter more on the Bukit Timah side; if you prioritise walk-to-everything convenience, Newton’s immediate urban grid is the advantage.
Pricing and investment analysis in 2026
Pricing is where buyers should be most disciplined. If land cost is not publicly confirmed for one or both sites, a realistic way to frame value is via an “expected” breakeven range, based on prevailing construction costs, financing, and developer margin assumptions in 2026. For a CCR or near-CCR project, an anticipated breakeven could sit around the low-to-mid $2,4xx–$2,7xx psf range, depending on land rate (psf ppr), site complexity, and GFA efficiency; a higher land cost psf ppr typically pushes the required launch psf higher to sustain returns. For a Bukit Timah-fringe boutique development, an estimated launch band might plausibly fall in the high-$2,7xx to mid-$3,2xx psf range if it is positioned as a premium, school-zone product; the upside case is scarcity and owner-occupier holding power, while the risk is price resistance if buyers benchmark against nearby resale condos with larger unit sizes. For Pullman Residences Newton, given the interchange location and established prime-rental profile, the expected launch psf can also sit around the high-$2,9xx to mid-$3,5xx range depending on stack, size, and view. Rental logic tends to favour Newton because tenant demand is deep and broad (medical, finance, tech, and regional HQ roles), though yields may be compressed by higher entry psf; Bukit Timah can attract family tenants, but leasing velocity can be slower for larger units. Key risks for both include future competing supply from GLS in nearby nodes, interest-rate volatility, and resale competition from newer TOP neighbours when they complete.
Conclusion
Choose the Bukit Timah-fringe option if your priority is serenity, a more private living environment, and longer-term owner-occupation value tied to the school-and-landed neighbourhood character, and you are comfortable with potentially thinner resale comparables in the early years. Choose Pullman Residences Newton if you value MRT interchange immediacy, stronger rental liquidity, and a more vibrant city-fringe lifestyle where convenience is a daily multiplier, while accepting a busier surrounding and typically tighter unit sizes for the price. For most buyers in 2026, the better decision comes from aligning unit type with your hold period: families should stress-test school routing, noise buffers, and usable internal space; investors should focus on entry psf versus breakeven, tenant depth, and the probability of competing listings in the same project. If you are narrowing down stacks or want a realistic psf benchmark based on recent caveats and current new-launch absorption, register interest to receive the latest indicative pricing, available unit mix, and viewing arrangements before making a commitment.
