A new condominium does not need to be the largest project in an area to influence how buyers value it. Sometimes, its importance comes from timing, land cost and the expectations surrounding the neighborhood. That is what makes the Vanda Green price worth watching.

The approximately 330-unit development sits on one of the early residential sites within the emerging Bukit Timah Turf City precinct, giving its eventual launch pricing significance beyond the project itself.

For buyers, the question is not simply whether the homes will be expensive. It is whether the price establishes a level that future developments in the precinct can realistically build upon.

Land Cost Has Already Moved Higher

The starting point is the land.

The Dunearn Road Government Land Sale site was awarded in 2026 to a Wing Tai Holdings and Metro Holdings joint venture for S$1,625 per square foot per plot ratio. That is a meaningful figure when compared with the S$1,410 psf per plot ratio paid for the neighbouring Turf City residential parcel that became Dunearn House in 2025.

The difference does not mean Vanda Green will automatically sell at a particular price. Developers still have to account for construction, financing, marketing and other costs. It does, however, help explain why buyers should expect the project to be positioned above older resale stock in the surrounding area.

It also says something about how the market is viewing Turf City. The second residential site attracted multiple bids, with the winning offer coming in above the next-highest bid. That suggests developers were willing to place a substantial value on securing a position in the emerging precinct.

Bukit Timah Has More Than a Prestige Address

Bukit Timah has long carried a premium because of its combination of established schools, greenery, landed housing and proximity to central Singapore. Vanda Green adds another layer to that proposition.

The project is planned on a site of about 19,046 square metres, with a plot ratio of 1.6 and approximately 330 residences. The planning envelope allows buildings of up to 10 storeys along Dunearn Road, stepping down toward a five-storey western portion. A commercial component is also permitted at the first storey.

That relatively low-density profile matters because it gives the project a different proposition from a large condominium development where the selling point may be the sheer number of facilities or units.

Here, the appeal is more closely tied to the character of the location.

The project is also positioned within a precinct that is expected to change over time. Sixth Avenue MRT on the Downtown Line already serves the broader area, while a future Turf City MRT station on the Cross Island Line has been announced for 2032.

The Wider Property Market Provides Some Context

The broader Singapore market is not moving in a straight line, which makes the eventual launch particularly interesting.

According to the Urban Redevelopment Authority, private residential prices increased 0.5% in the second quarter of 2026 after rising 0.9% in the first quarter. Within the Core Central Region, non-landed private residential prices increased 1.8% in the second quarter.

At the same time, the government is maintaining a substantial pipeline of private housing. URA said approximately 60,600 private residential units, including executive condominiums, are expected to be completed over the coming years.

That combination creates a more complicated environment for developers. There is evidence of continued demand for prime property, but buyers also have more supply to consider.

Vanda Green will therefore need to justify its pricing through the overall package rather than relying on the District 10 address alone.

Why Its Pricing Could Become a Benchmark

A benchmark is created when other properties start being compared against a particular transaction or launch.

Vanda Green has several characteristics that could make that happen.

It is one of the early residential projects in the Turf City transformation. Its land was acquired at a relatively high cost. It has a limited unit count compared with some large-scale developments, and its location places it within an established prime residential district.

If buyers respond positively to its launch pricing, subsequent projects may have more room to position themselves at higher levels. The same principle works in reverse. If buyers resist a significant premium over nearby resale properties, developers of later projects may have to reconsider how much of their land and construction costs the market is prepared to absorb.

That makes the first sales particularly informative.

An external market analysis currently estimates an indicative Vanda Green range of around S$2,750 to S$3,050 psf. However, this is not an official price list, and the developer has yet to release confirmed launch pricing. The project’s target preview is currently Q3 2027.

Buyers Still Have to Weigh the Premium

A higher price does not automatically make a development a better investment.

A buyer comparing Vanda Green with an older Bukit Timah condominium may be paying more for newer construction, contemporary layouts and the opportunity to enter an evolving precinct. An older resale property, meanwhile, may offer more floor area for the same budget, an established track record of transactions and, in some cases, freehold tenure.

That difference is important. The investment case ultimately depends on what the buyer values and how much of the new-project premium the market is likely to preserve at resale.

This is also how corporate relocations drive demand for prime residences in Singapore becomes relevant.

Singapore’s ability to attract businesses and internationally mobile professionals can support demand for well-located housing, particularly in established districts where accessibility, schools and lifestyle amenities remain important considerations.

For Vanda Green, however, that potential demand is only one part of the story. The more immediate question is whether the project’s location and positioning can persuade buyers to accept a premium over existing homes nearby.

A Price to Watch, Not a Number to Assume

Vanda Green could become an important reference point for Bukit Timah property because it arrives at a pivotal stage in the development of Turf City.

The land has already commanded a higher price than the neighbouring parcel sold the year before. The wider prime residential market has continued to grow, although at a more measured pace, while a substantial pipeline of new housing gives buyers more alternatives.

That makes the eventual launch less about whether Vanda Green is simply “expensive” and more about whether the market accepts its positioning.

Until the developer releases its official price list, buyers should treat published forecasts as estimates rather than confirmed values.

Once actual units begin transacting, those prices will provide a much clearer indication of whether Vanda Green has established a new benchmark for Bukit Timah or simply joined an increasingly competitive prime-property market.