Peck Hay Road GLS vs Dunearn House – Which Bukit Timah Corridor Launch Should You Choose?

On 9 April 2026, the tender for the Peck Hay Road GLS site was officially launched by URA, confirming it as the Newton area residential development that property watchers have been tracking since the 1H2026 Government Land Sales Programme was announced in December 2025. Located at 50 Scotts Road in District 9, the site is expected to yield approximately 315 homes near Newton MRT Interchange — and it sits squarely in the same Bukit Timah corridor that Dunearn House occupies.

For buyers comparing upcoming Bukit Timah corridor launches, this creates a genuine decision point. Two significant CCR sites. Two very different timelines. Two distinct buyer profiles. This article breaks down what the Peck Hay Road GLS tender means for buyers — and how it compares directly to Dunearn House, the only confirmed 2026 new launch in this corridor.

What Is the Peck Hay Road GLS Site?

The Peck Hay Road GLS site is a 99-year leasehold residential plot in District 9, announced under the 1H2026 GLS Confirmed List and launched for developer tender in April 2026.

The map also shows the previously awarded Bukit Timah Road GLS site (blue shaded, north of Newton MRT) — won by HH Investment at S$1,820 psf ppr in November 2025. The proximity of the two sites means unsuccessful bidders from that tender are expected to redirect their attention to Peck Hay Road, supporting strong competitive bidding interest. The 0.55 hectare plot sits along Scotts Road in District 9, approximately 210 metres from Newton MRT Interchange (NS21/DT11) which serves both the North-South Line and the Downtown Line. Source: URA Space.

Here are the confirmed details:

Note: Source: URA 1H2026 GLS Confirmed List. All timelines are estimates — developer award and sales launch dates will be confirmed once the tender closes and URA awards the site.

The Newton Urban Village — What URA Is Building Here

The Peck Hay Road GLS is not just another CCR plot. It sits at the centre of Newton’s planned transformation from a business-oriented precinct into a mixed-use Urban Village under the URA Draft Master Plan 2025. This transformation envisions Newton MRT interchange as a new neighbourhood hub — with white sites for mixed-use development, green spaces, lifestyle amenities and approximately 5,000 new private homes planned for the broader Newton area over the coming decade.

For buyers who remember how the Bukit Timah Turf City Rejuvenation story has built momentum around Dunearn House, the Newton Urban Village is the equivalent masterplan story for the Peck Hay Road site. Both are first-mover plays in government-backed precinct transformations. Both benefit from the same structural tailwind — early entry into a neighbourhood that will improve progressively as infrastructure and amenities are delivered.

The key difference is timing. The Turf City Rejuvenation masterplan is already underway — Dunearn House is its first private residential launch, available for purchase in Q3 2026. The Newton Urban Village transformation is still in its early planning stages — the Peck Hay Road tender has only just launched, with no developer confirmed and public sales not expected until 2H 2028 at the earliest.

Peck Hay Road GLS vs Dunearn House — Direct Comparison

Note: All pricing and timelines are indicative based on publicly available GLS tender data and analyst commentary. Official launch prices for Peck Hay Road GLS will only be released after the developer award and approximately 18 to 24 months of development planning. Dunearn House official pricing will be released at the Q3 2026 preview.

Five Key Differences Buyers Should Understand

1. Timeline — Dunearn House Is Available Now. Peck Hay Road Is Not.

This is the most practical difference for buyers making decisions in 2026. Dunearn House launches in Q3 2026 — floor plans, pricing and showflat will be available within months. Buyers can register today, view the showflat, select a unit and sign a Sale and Purchase Agreement this year.

Peck Hay Road GLS is at the very start of its journey. The tender has just launched. A developer has not yet been selected. No architect has been appointed. No floor plans exist. No pricing is available. Public sales are estimated at 2H 2028 — more than two years away. Buyers who want to act in 2026 have one credible Bukit Timah corridor option: Dunearn House.

2. Pricing — Significant PSF Difference

Analyst estimates suggest Peck Hay Road GLS will launch at approximately S$3,200 to S$3,500 psf when it eventually comes to market in 2H 2028 — reflecting its District 9 address, Newton MRT adjacency and high plot ratio of 4.9. Dunearn House is broadly expected to launch at S$2,400 to S$2,800 psf.

On a 3-bedroom unit of approximately 1,000 sqft, this represents an absolute price difference of approximately S$400,000 to S$700,000 between the two developments. For buyers with a fixed budget, this is a material consideration. Dunearn House offers CCR entry at a meaningfully lower quantum than the Newton area site — while still being in a fully established school belt and connected neighbourhood.

3. MRT Distance — Different Profiles

Peck Hay Road GLS has a clear advantage on raw MRT proximity — 210 metres from Newton Interchange is exceptional by any measure, and the interchange serves both the North-South Line and the Downtown Line simultaneously. This dual line access at doorstep level is a genuine differentiator for urban professionals who commute daily to the CBD or Orchard.

Dunearn House is approximately 800 metres from Sixth Avenue MRT on the Downtown Line — a comfortable 10-minute walk. Importantly, Dunearn House will also benefit from the future Turf City MRT station on the Cross Island Line, expected around 2032, which will add a second rail connection linking residents westward to Jurong Lake District and eastward to Pasir Ris. By the time Peck Hay Road GLS reaches TOP around 2031 to 2032, Dunearn House residents will already have the Cross Island Line as a second option.

For families rather than urban professionals, the MRT distance difference matters less — school run logistics, enrichment centre routes and weekend activities are typically car or bus dependent regardless of the exact MRT walking distance.

4. Neighbourhood Character — Urban vs Residential

Newton and the Sixth Avenue corridor of Bukit Timah feel very different as places to live.

Newton is central, urban and commercially active. The Newton MRT interchange area is surrounded by commercial buildings, food centres, hotels and office developments. It is well connected and convenient, but it does not have the low-density, tree-lined residential character that many long-term own-stay families seek. The Newton Urban Village masterplan is designed to improve this over time — but that improvement is a decade away.

The Sixth Avenue stretch of Bukit Timah where Dunearn House sits is already what many families want. Quiet, low-rise, tree-lined residential streets surrounded by Good Class Bungalows, established amenities and a calm community character. The Turf City Rejuvenation adds future upside to an already established neighbourhood — rather than creating a new neighbourhood from scratch as Newton Urban Village aims to do.

Dunearn House is explicitly designed for own-stay — confirmed 2, 3 and 4-bedroom layouts, non-PPVC construction, north/south orientation and a tennis court among its facilities. The development is architecturally designed by Ong and Ong with landscape by Ecoplan Asia — a quality pairing that signals a development built for long-term liveability rather than investor-optimised unit counts.

5. Certainty — Known vs Unknown

Dunearn House has a confirmed developer, confirmed architect, confirmed unit mix, confirmed block configuration and an expected launch date of Q3 2026. Buyers researching the project today have a detailed factual basis for their decision.

Peck Hay Road GLS has none of these elements confirmed. The developer has not been selected. The architect is unknown. The unit mix is speculative. The floor plans do not exist. The psf pricing is analyst estimation. The sales launch is two years away. For buyers who prefer to make decisions based on facts rather than projections, Dunearn House is the only Bukit Timah corridor launch where a fully informed decision is possible in 2026.

Who Should Consider Each Development

Consider Peck Hay Road GLS if:

• You want the absolute closest MRT distance to a CCR development — 210 metres from Newton Interchange is genuinely exceptional
• Your priority school is ACS Junior and the 1km priority radius is central to your purchase decision
• You are an investor targeting the premium D9 rental market — expat professionals in the Orchard and CBD corridor
• You have a budget above S$3,000 psf and are comfortable committing to a 2H 2028 sales launch with no confirmed details yet
• You want to track this site but are in no rush to commit in 2026

Consider Dunearn House if:

• You want to act in 2026 — preview, select a unit and sign before the market moves
• Your priority schools are in the Methodist Girls, Raffles Girls, Henry Park or Nanyang Primary cluster
• You value a quiet, established residential neighbourhood over urban convenience
• Your budget is S$2,400 to S$2,800 psf — meaningful savings versus the expected Peck Hay Road quantum
• You want a confirmed developer with a known track record — Frasers Property, Sekisui House and CSC Land Group — rather than waiting for a tender outcome
• You want first-mover advantage in the Turf City Rejuvenation precinct before later launches price higher

The Bukit Timah Corridor Pipeline in 2026 — Full Picture

The Peck Hay Road GLS tender launch today means the full Bukit Timah corridor pipeline for 2026 to 2028 is now clearer than it has ever been. Here is where every confirmed site stands:

Of the four confirmed launches in this corridor, Dunearn House and Holland Link are the only two where buyers can act in 2026. Peck Hay Road GLS and the future Bukit Timah GLS site are both 2028 and beyond propositions for buyers who are patient and have no immediate timeline pressure.

For a full three-way comparison of Dunearn House, Holland Link and the Newton area, read the complete Bukit Timah new launch condo 2026 comparison guide.

What to Do Right Now

If the Peck Hay Road GLS interests you, the practical action today is to monitor the tender result — expected mid to late 2026 — and track which developer wins the site. Once awarded, the developer will begin planning, appointing architects and preparing for launch approximately 18 to 24 months later. There is no showflat to visit, no floor plan to review and no price to evaluate today.

If Dunearn House interests you, the action today is to register your interest — floor plans, pricing and showflat appointment details will be released when the developer opens the preview in Q3 2026. Early registrants receive priority showflat scheduling before the public opening and direct developer pricing with no commission payable by buyers.

Register below for verified updates when released by the developer.

Disclaimer: Sources: URA 1H2026 GLS Confirmed List (December 2025). EdgeProp Singapore, ERA Singapore, CBRE Singapore — analyst commentary on Peck Hay Road GLS site. All pricing references are indicative based on analyst estimates and publicly available GLS tender data. Official launch prices for Peck Hay Road GLS and Dunearn House will be released by respective developers at preview. Information is accurate as at 9 April 2026 and subject to change.