The year 2026 has brought a new level of sophistication to Singapore’s real estate market. With the Urban Redevelopment Authority’s (URA) Draft Master Plan 2025 now in full swing, the focus has shifted toward high-connectivity residential hubs that blend lifestyle with logistics. Two projects, in particular, have captured the imagination of the market: Dunearn House and Hudson Place Residences. While one sits in the prestigious Core Central Region (CCR) and the other in the dynamic Rest of Central Region (RCR), both represent the apex of 2026 urban planning.
- The Macro-Economic Landscape of 2026
By mid-2026, the Singaporean economy has stabilized, reinforcing the nation’s status as a premier global investment destination. Investors are no longer just looking for “four walls and a roof”; they are seeking assets that align with the “15-minute city” concept—where work, transit, and recreation coexist within a tight radius.
The Prestige of District 11: Dunearn House
Dunearn House is more than just a residence; it is a statement of heritage and exclusivity. Located in District 11, the project occupies a rare 99-year leasehold site in the Bukit Timah enclave, an area predominantly known for its sprawling landed estates and low-density environment. In 2026, the value of such a “boutique” project—housing only around 360 units on a massive 144,000 sq ft plot—is a rarity that commands a premium.
The architectural language of Dunearn House is one of “Luxurious Tranquility”. By utilizing a mid-rise configuration that mirrors the surrounding low-density skyline, the developers—a powerhouse consortium of Frasers Property, Sekisui House, and CSC Land Group—have ensured that residents enjoy unblocked views of the greenery characteristic of the prime Bukit Timah belt.
The Innovation Hub: Hudson Place Residences
On the other side of the central divide is Hudson Place Residences. Situated at Media Circle in District 5, this development is the crown jewel of the One-North innovation district. For the first time in 2026, we are seeing the full realization of the “Work-Live-Play” ecosystem envisioned in the 2025 Draft Master Plan. Hudson Place is not merely a home; it is an extension of the high-tech workplace.
Developed by Qingjian Realty in partnership with Forsea Holdings, Hudson Place Residences caters to the tens of thousands of knowledge workers employed in Biopolis, Fusionopolis, and Mediapolis. The project offers a vibrant contrast to the serenity of Dunearn House; it is high-energy, high-tech, and highly connected.
- Connectivity: The Pulse of 2026 Urban Living
In 2026, proximity to the Mass Rapid Transit (MRT) system remains the primary driver of property value.
- Dunearn House Connectivity: Residents enjoy seamless access to the Sixth Avenue MRT station, located just a 5–6-minute walk away. This direct link on the Downtown Line facilitates a 15-minute commute to the Central Business District (CBD) and the luxury shopping belt of Orchard Road.
- Hudson Place Residences Connectivity: Positioned as a gateway to the innovation corridor, this project is roughly a 15-minute walk from the One-North MRT station on the Circle Line. While the walk is longer than Dunearn’s, the proximity to major employment centers like Fusionopolis makes it a prime “commuter-friendly” hub for tech professionals.
III. Detailed Investment Analysis: Breakeven and Launch Projections
Investors in 2026 are performing deep quantitative analysis before committing to new launches. The “Breakeven Analysis” for these two projects reveals two distinct entry strategies.
The CCR Premium: Dunearn House
With a land acquisition cost of $1,410 per square foot per plot ratio (psf ppr), the estimated breakeven for the developers is approximately $2,558 psf. This leads to projected launch prices starting at $3,069 psf. While this represents a high-end entry, the investment is backed by historical CCR gains of 4-5% annually and the extreme scarcity of new supply in District 11.
The RCR Growth Play: Hudson Place Residences
Hudson Place Residences benefits from a lower land cost of $1,037 psf ppr, resulting in a much more accessible breakeven of $2,052 psf. This allows for projected launch prices in the range of $2,457 to $2,662 psf. This “First-Mover” pricing in the Mediapolis cluster offers significant capital appreciation potential, validated by the 4.4% to 5.0% annualized gains seen in nearby projects like Normanton Park and One-North Eden.
- Architectural Vision and Unit Configurations
The “living experience” in 2026 is defined by how well a home can adapt to the needs of its inhabitants.
- Dunearn House Layouts: Anticipated to feature spacious three- and four-bedroom configurations, these units emphasize privacy and high-end finishes. Large balconies act as outdoor rooms, leveraging the tranquil views of the Bukit Timah green belt.
- Hudson Place Residences Layouts: Drawing on Qingjian Realty’s expertise in smart-home technology, these units will likely feature efficient, modular layouts. Expect integrated tech for resource management and communal co-working spaces that cater to the “remote-first” or hybrid workforce.
- Strategic Master Plans: URA 2025 and Beyond
Both developments are strategically timed to benefit from long-term government infrastructure projects.
- The Turf City Master Plan (Dunearn House): The URA’s vision for Turf City includes the creation of new green corridors and enhanced community facilities. This ensures that the environment surrounding Dunearn House remains balanced and prestigious for decades to come.
- The Mediapolis Cluster (Hudson Place Residences): As a landmark in the Mediapolis zone, Hudson Place is at the forefront of the “knowledge-driven hub”. The expansion of housing and zoning in this RCR area is designed to support a self-sustaining ecosystem where one can live, work, and play without ever needing a car.
- Sustainability and the 2030 Vision
Targeting a Temporary Occupation Permit (TOP) in 2030, both projects are flagship examples of Singapore’s green initiatives.
- Passive Design at Dunearn House: Utilizing Sekisui House’s global expertise, the project focuses on energy-efficient building envelopes and sustainable materials that maintain a cool interior naturally, reducing the reliance on air conditioning.
- Smart Sustainability at Hudson Place: The integration of AI-driven systems for water and electricity management ensures that the project remains eco-friendly and cost-effective for residents.
VII. Risk Assessment and Market Viability
While both projects are strong contenders, they carry different risk profiles in 2026.
- Dunearn House Risks: The primary “risk” is the entry price point. At $3,000+ psf, it is a high-capital commitment. Furthermore, while the area is an elite school belt, some prestigious institutions like Methodist Girls’ School fall just outside the 1km priority radius, which may impact some family-driven demand.
- Hudson Place Residences Risks: The challenge here is supply competition. As an emerging district, there are adjacent sites that may come onto the market, potentially impacting rental yields if not managed properly. However, the project’s low land cost provides the developer with significant flexibility to remain competitive.
VIII. Final Verdict: Selecting Your Path in 2026
The choice between Dunearn House and Hudson Place Residences ultimately rests on the investor’s objective.
- Choose Dunearn House if: You prioritize long-term capital preservation, legacy planning, and the timeless prestige of a District 11 address. It is the definitive choice for the affluent buyer seeking a sanctuary of “luxurious tranquility”.
- Choose Hudson Place Residences if: You are a value-driven investor looking for high rental demand from the tech sector and the growth potential of an RCR innovation corridor. It is the ideal home for the modern professional who thrives on “modern synergy” and functional innovation.
As the launch window in mid-2026 approaches, registering interest via the official websites for Dunearn House and Hudson Place Residences is essential for those who wish to secure early-bird pricing and priority unit selection. These developments are the pillars of Singapore’s sustainable urban future, reinforcing the city’s status as the premier destination for real estate excellence.