Type

Units

Min Area

Price Range

1 BR

527 sqft

S$1.4M

2 BR

743 sqft

S$2.1M

3 BR

990 sqft

S$2.7M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$1.4M to S$2.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$282K on this acquisition.
Located 8 min (670 m) from TE25 Tanjong Katong MRT Station.

Price Trends & Rental Yield

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Tembusu Grand: Refined Living in Tanjong Katong's Most Sought District

Tembusu Grand stands as a thoughtfully designed residential development positioned along Jalan Tembusu, one of the East Coast's most coveted addresses. The project occupies a neighbourhood characterised by mature trees, low-rise charm, and an established community fabric that appeals to both owner-occupiers and investment-focused buyers. Its proximity to Tanjong Katong MRT Station—a mere 670 metres away—anchors the development within Singapore's efficient mass transit network, making it an attractive proposition for commuters and lifestyle-conscious residents alike.

The development presents a diverse portfolio of unit configurations, ranging from intimate one-bedroom residences through to larger multi-bedroom apartments, each conceived to maximise functional living whilst respecting the constraints of Singapore's compact urban environment. This variety ensures that first-time homebuyers, upgraders, and high-net-worth investors can each find a suitable entry point within the project. The architectural approach balances contemporary design sensibilities with the established character of Jalan Tembusu, creating a development that neither overwhelms nor diminishes its surroundings.

Strategic Location & Transport Connectivity

Positioned in the Tanjong Katong area, Tembusu Grand benefits from one of Singapore's most well-established and desirable precincts. The proximity to TE25 Tanjong Katong MRT Station—accessible via a straightforward 8-minute walk—places residents within arm's reach of the East Coast Line, a critical artery connecting the district to the Central Business District, Sentosa, and beyond. This transport advantage underpins both rental demand and capital appreciation prospects, particularly for investors targeting young professionals and expatriate communities that prioritise convenience and connectivity.

Beyond the MRT, the location enjoys excellent road links to East Coast Parkway, facilitating swift access to Changi Airport and the CBD's financial precincts. Local shopping nodes, including established retail strips and dining destinations, are within walking distance, whilst parks and recreational facilities serve the broader community. This blend of accessibility and local amenity makes Tembusu Grand appealing to buyers seeking an urban lifestyle without excessive commute friction.

Investment Potential & Rental Demand

The East Coast district has established itself as a resilient rental market, supported by consistent demand from expatriate professionals, young families, and corporate relocations. Tembusu Grand's proximity to Tanjong Katong MRT and its positioning within a mature, well-serviced neighbourhood create a compelling case for buy-to-let investors. The area's rental yields have historically tracked competitive benchmarks, with furnished units commanding premiums during high-occupancy cycles. Investors should note that estimated gross rental yields in this locality typically range between 3% and 4.5% depending on unit type, lease length, and prevailing market conditions—a figure that merits comparative analysis against competing developments in the vicinity.

The development's diverse unit mix enhances income potential for investors managing portfolios across different price tiers. Smaller units often achieve faster tenant turnover and potentially higher yield percentages, whilst larger apartments attract longer-term corporate lessees and families seeking stability. The proximity to multinational corporations, educational institutions, and expatriate accommodation networks in the East Coast further underpins lettable demand.

Pricing & Market Positioning

Tembusu Grand's pricing reflects its established location, transport connectivity, and design quality. Unit values span a broad spectrum, accommodating buyers across multiple budget thresholds. When evaluating pricing within this development, prospective purchasers should benchmark against recent transacted prices per square foot in the Tanjong Katong precinct—a metric that typically reflects the added value conferred by MRT proximity, neighbourhood maturity, and demand patterns specific to the East Coast market. The development's pricing generally aligns with comparable newer-launch or secondary-market properties in the district, positioned neither at the premium end of the local spectrum nor at discount levels that might signal underlying drawbacks.

For second-property buyers, it is essential to account for Additional Buyer's Stamp Duty (ABSD), which currently stands at 20% of the purchase price for Singapore Citizens acquiring a residential property that is not their first. This material cost—in addition to standard stamp duties and legal fees—significantly impacts the total cost of acquisition and should be factored into financial modelling and investment return calculations. ABSD can amount to substantial five or six-figure sums depending on unit price, effectively reducing available equity or requiring additional financing capacity.

Unit Configurations & Buyer Suitability

The development accommodates a spectrum of resident profiles. First-time homebuyers often gravitate towards smaller units, which offer lower absolute entry costs and manageable mortgage tenures aligned with early-career income profiles. Upgraders seeking additional space or improved location may favour mid-sized apartments, whilst high-net-worth investors and corporate users increasingly explore larger penthouses or premium stacks offering superior views, enhanced privacy, or portfolio diversification benefits. This broad appeal underpins stable demand and resilient resale liquidity—two characteristics that support long-term value retention.

Owner-occupiers drawn to the Jalan Tembusu address typically value the neighbourhood's established character, green surroundings, and community vibe. The proximity to schools, healthcare facilities, and lifestyle amenities resonates particularly strongly with family buyers. Investors, conversely, prioritise rental yield potential, capital appreciation prospects tied to MRT accessibility, and the development's positioning within a proven rental market. Both buyer cohorts find merit in Tembusu Grand's offering, contributing to a balanced market dynamic.

Financing & Loan Eligibility

Most unit price points within Tembusu Grand sit comfortably within the financing reach of Singapore's major banks, which typically offer home loans covering 80% of purchase price for owner-occupiers and 75% for investors. At prevailing interest rates (ranging between 3.5% and 4.5%), a $500,000 property financed over 25 years would entail monthly servicing of approximately $2,200–$2,500, placing it within the reach of dual-income households earning $100,000–$150,000 annually. However, buyers should conduct individual Total Debt Servicing Ratio (TDSR) assessments with their lending institution, as existing liabilities, insurance products, and property-related expenses (maintenance, management fees) all factor into the lender's assessment of borrowing capacity.

For investors, loan quantum may be constrained to 75%, and the property is typically valued by the bank's own appraisers—a process that may result in valuations lower than purchase price in a buoyant market. Building in adequate debt-service buffers and maintaining prudent leverage ratios (loan-to-value typically 65–75%) protects against interest-rate shocks and rental income volatility.

Competitive Context & Market Positioning

The East Coast's residential landscape encompasses several competing developments at varying price tiers and distance from MRT stations. Tembusu Grand's positioning—walkable to Tanjong Katong MRT with established neighbourhood credentials—places it in direct competition with other mature developments and secondary-market resale stock in the immediate vicinity. Buyers should compare pricing per square foot, unit configurations, amenity offerings, and historical capital appreciation patterns across projects within the 400–800 metre radius of the MRT station. Developments significantly further afield may offer lower per-square-foot pricing but incur longer commute times or reduced immediate walkability, whilst premium-positioned nearby developments may command 10–20% price premiums for superior views, newer construction, or exclusive amenities.

Lease Tenure & Long-Term Value

Prospective buyers should confirm the lease tenure of their intended unit—whether freehold, 999-year, or 99-year leasehold. Lease decay represents a material long-term consideration, particularly for investors seeking multi-decade hold periods. A 99-year lease, whilst common in Singapore, progressively declines in value as it approaches expiry, with most lenders and buyers applying significant haircuts to valuations once the lease falls below 70 years. Conversely, freehold or 999-year leasehold properties retain value more robustly across extended investment horizons. This distinction should inform comparative pricing analysis and negotiation strategy, especially for investors prioritising intergenerational wealth transfer or extended capital appreciation timelines.

Future Supply & District Dynamics

The East Coast district has witnessed measured new residential supply in recent years, with limited pipeline projects slated for imminent launch in the Tanjong Katong immediate vicinity. This relative supply constraint—combined with strong underlying demand from expatriates, young professionals, and upgrading families—supports a favourable medium-term appreciation environment. Nevertheless, broader district supply dynamics, including future HDB releases, competing private launches in adjacent precincts, and macroeconomic headwinds, may influence pricing trajectories. Buyers and investors should monitor planning announcements, especially any significant rezoning or transport infrastructure changes, as these can materially alter the development's competitive positioning and future demand characteristics.

Tembusu Grand represents a balanced proposition for owner-occupiers and investors alike, combining established location credentials, strategic transport access, and proven rental market fundamentals. Its diverse unit configuration and pricing span accommodate multiple buyer profiles, supporting stable demand and transaction liquidity. As with any property investment, due diligence encompassing financing assessment, comparative market analysis, lease tenure confirmation, and medium-term market dynamics should precede commitment.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Tembusu Grand as an investment property?

Gross rental yields for properties in the Tanjong Katong precinct typically range between 3% and 4.5%, contingent upon unit type, furnishing standards, lease term, and occupancy cycles. Smaller one-bedroom units often achieve the upper end of this range due to faster tenant turnover and sustained demand from corporate relocations and young professionals. Larger apartments frequently attract longer-term corporate lessees, providing stable but potentially lower percentage yields. The development's proximity to Tanjong Katong MRT and established neighbourhood character support consistent rental demand, though actual returns depend on individual negotiation, marketing effectiveness, and prevailing market conditions at the time of lease commencement. Investors should model scenarios across 3–4.5% yield bands and stress-test against interest-rate scenarios to ensure debt-service coverage remains adequate throughout holding periods.

How does Tembusu Grand's pricing per square foot compare to recent transactions in Tanjong Katong?

Tembusu Grand's pricing per square foot reflects its established location, MRT proximity, and neighbourhood maturity, typically aligning with recent transacted secondary-market properties and comparable new launches within the East Coast precinct. Exact per-square-foot metrics fluctuate based on unit type, floor level, view exposure, and specific date of transaction, but the development generally positions within a competitive mid-tier band for the Tanjong Katong area—neither at premium levels (which nearby luxury developments may command for superior finishes and amenities) nor at discount levels that might indicate structural disadvantages. Prospective buyers should obtain recent sales evidence from their property agent or conveyancing counsel for the immediate 400–600 metre radius around Tanjong Katong MRT to validate pricing assumptions and identify any significant variance from established benchmarks.

What is the Additional Buyer's Stamp Duty (ABSD) cost for a second residential property purchase at Tembusu Grand?

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty is currently levied at 20% of the property's purchase price. On a $1,400,000 property, this translates to $280,000 in ABSD alone—a substantial cost that materially impacts total acquisition expenditure and should be carefully integrated into financial planning. This 20% ABSD applies in addition to standard stamp duties (ranging between 1% and 4% depending on price bands) and legal fees, meaning total duty and legal costs can easily exceed $320,000–$350,000 on mid-priced units. For investors evaluating capitalisation rates and return scenarios, ABSD significantly reduces available equity or necessitates higher financing levels, which in turn compress net yield. First-time buyer status exempts purchasers from ABSD, making first-property purchases at Tembusu Grand considerably more cost-efficient from a duty perspective.

What lease tenure does Tembusu Grand carry, and does lease decay represent a risk to resale value?

Lease tenure varies by unit at Tembusu Grand and should be confirmed during the purchasing process—units may be freehold, 999-year, or 99-year leasehold depending on the underlying land grant and development structure. For 99-year leasehold properties, lease decay becomes an increasingly material consideration as the lease approaches expiry. Most banks apply valuation haircuts once lease tenure falls below 70 years, and investor appetite typically diminishes markedly below this threshold, restricting resale liquidity and capital appreciation potential. For buyers intending extended hold periods (20+ years) or intergenerational transfers, freehold or 999-year tenure offers superior long-term value retention and financing accessibility. Conversely, owner-occupiers with shorter investment horizons may accept 99-year leasehold if pricing adequately compensates for eventual lease decay. This distinction should factor prominently into comparative valuation analysis and negotiation strategy, particularly for investment-focused purchasers.

How does proximity to Tanjong Katong MRT Station affect demand and capital appreciation for Tembusu Grand units?

The 670-metre distance to Tanjong Katong MRT Station—approximately an 8-minute walk—confers material value uplift and demand resilience compared to properties beyond convenient walking distance. MRT accessibility underpins sustained rental demand from commuters, expatriates, and professionals prioritising connectivity to the CBD and airport. Properties within 800 metres of MRT stations typically exhibit superior capital appreciation over 10–15 year horizons, as transport infrastructure drives demographic inflows and establishes virtuous cycles of amenity clustering and accessibility. This proximity positioning supports both rental yield and capital growth, making Tembusu Grand attractive across investor and owner-occupier cohorts. However, MRT proximity alone does not insulate against broader market corrections or district-specific downturns; the development's appreciation trajectory remains contingent upon macroeconomic conditions, interest-rate environment, and broader East Coast supply-demand dynamics.

Which buyer profiles—first-timers, upgraders, HNW investors—find Tembusu Grand most suitable?

Tembusu Grand accommodates a broad spectrum of buyer profiles through its diverse unit mix spanning compact one-bedroom units through larger multi-bedroom apartments. First-time homebuyers gravitate towards smaller units offering lower absolute purchase prices ($800,000–$1,200,000 range) and manageable mortgage tenures aligned with early-career income trajectories. Upgraders often favour mid-sized two-bedroom configurations providing enhanced space and the Tanjong Katong location's established neighbourhood credibility. High-net-worth investors and corporate users increasingly explore larger penthouses and premium floor stacks offering superior views, privacy, and portfolio diversification benefits alongside stable rental demand. The development's established location, MRT accessibility, and proven rental fundamentals appeal particularly to investors prioritising yield stability over capital appreciation volatility. Owner-occupiers value the neighbourhood's green character, community fabric, and proximity to schools and lifestyle amenities—factors that sustain long-term satisfaction and resale liquidity.

What financing headroom and TDSR clearance should I anticipate at typical Tembusu Grand price points?

At a typical Tembusu Grand property price of $1,400,000, banks typically provide 80% LTV financing to owner-occupiers ($1,120,000) with monthly servicing of approximately $4,400–$4,800 at prevailing 3.5–4.5% interest rates over 25-year tenures. This servicing comfortably fits within TDSR limits for dual-income households earning $150,000–$200,000 annually, assuming moderate existing liabilities. Investors face tighter financing constraints—75% LTV ($1,050,000) and potentially higher interest rates—reducing equity deployment and requiring higher own-funds contribution. TDSR calculations also incorporate property-related expenses (maintenance, management fees, property tax), insurance products, and other outstanding debts, potentially constraining loan quantum even at conservative property valuations. Prospective purchasers should engage banks in pre-approval discussions incorporating their personal balance sheet, existing liabilities, and income verification well before committing to purchase negotiations, ensuring adequate debt-service headroom for interest-rate volatility.

How does Tembusu Grand compare to nearby competing developments in terms of location and value proposition?

The Tanjong Katong precinct encompasses several competing developments at varying distances from Tanjong Katong MRT Station and price tiers. Tembusu Grand's 670-metre proximity to the MRT positions it competitively against developments 200–400 metres further afield, which may command modest discounts reflecting longer pedestrian commute times. Conversely, premium-positioned nearby developments with superior finishes, newer construction, or exclusive amenities may command 10–20% price premiums per square foot. Buyers should conduct granular per-square-foot benchmarking across the 400–800 metre radius of the MRT, comparing not only purchase price but also unit configurations, amenity scope (gyms, concierge, pools), management track records, and historical appreciation patterns. The secondary market for comparable units, particularly those 3–5 years old, provides valuable evidence regarding medium-term capital appreciation trajectories and resale liquidity across the district.

Which floor levels or unit stacks at Tembusu Grand offer the best value and investment return potential?

Mid-level units (typically floors 5–15) often represent optimal value propositions, commanding modest premiums over lower floors whilst avoiding the premium pricing frequently applied to high-level penthouses with panoramic views. Mid-level units also benefit from reduced lift waiting times and marginally improved air circulation compared to lower levels, contributing to tenant satisfaction and rental marketability without the 20–30% price uplift often required for top-level stock. Investors prioritising gross rental yield frequently prefer smaller units (one-bedroom) across mid-floor stacks, as these achieve faster tenant turnover, lower absolute carrying costs, and percentage yields at the higher end of the 3–4.5% spectrum. Larger apartments on higher floors attract premium rents and longer lease terms, offering capital appreciation benefits and tenant stability but typically at lower percentage yields due to their elevated purchase prices. Unit stack location (facing park, facing road, corner unit) also influences valuation and tenant preferences—facing quieter elevations typically commands premiums and attract longer-term occupants, supporting stable rental income.

What is the future supply pipeline in the East Coast district, and how might this affect Tembusu Grand's long-term appreciation prospects?

The East Coast district has witnessed measured new residential supply in recent years, with a relatively constrained pipeline of imminent launches within the immediate Tanjong Katong vicinity. This relative supply discipline—combined with strong underlying demographic demand from expatriates, young professionals, and upgrading families—supports a favourable medium-term pricing environment for established developments like Tembusu Grand. However, broader district dynamics warrant monitoring, including potential HDB releases in adjacent precincts, competing private launches further along the East Coast Line, and any significant rezoning announcements. Macroeconomic headwinds, including interest-rate cycles and credit tightening, may also constrain demand elasticity and appreciation trajectories despite supply constraints. Buyers and investors should maintain awareness of Planning Commission announcements, URA Master Plan revisions, and transport infrastructure developments (e.g., future MRT extensions or road improvements) that could materially alter competitive positioning and investor sentiment towards the broader East Coast locale. Over 10–15 year horizons, supply discipline and MRT accessibility position Tembusu Grand favourably, though cyclical market corrections remain inevitable.

Condominium At 94 Jalan Tembusu — From S$1.4M