Type

Units

Min Area

Price Range

1 BR

527 sqft

S$1.4M – S$1.4M

2 BR

667 sqft

S$1.8M

3 BR

990 sqft

S$2.7M

4 BR

1432 sqft

S$4M

5 BR

2691 sqft

S$7.9M

Property Highlights

Condo development with 7 units currently available.
Prices currently range from S$1.4M to S$7.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$272K on this acquisition.
Located 8 min (670 m) from TE25 Tanjong Katong MRT Station.

Price Trends & Rental Yield

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Tembusu Grand: Contemporary Living in East Coast's Most Desirable District

Tembusu Grand stands as a distinguished residential development in one of Singapore's most coveted neighbourhoods, strategically positioned along Jalan Tembusu in the heart of District 15. This development captures the essence of modern living whilst remaining deeply connected to the character and amenities that define the East Coast precinct. The project benefits from a location that balances urban convenience with residential tranquility, making it an attractive proposition for both owner-occupiers and astute property investors seeking exposure to this persistently strong market.

The development's positioning near Tanjong Katong MRT Station—approximately eight minutes' walk away—provides seamless connectivity to the broader transport network. This proximity to the MRT line enhances accessibility to employment centres across Singapore and supports long-term capital appreciation potential. The walkable distance to the station means residents can enjoy the lifestyle benefits of car-free commuting whilst maintaining the flexibility of private transport when needed. Such locational advantages have historically driven sustained demand in this district and continue to support property values across comparable developments.

Design Philosophy and Unit Characteristics

Units throughout Tembusu Grand exemplify contemporary design principles focused on space efficiency and liveability. The layouts have been carefully considered to maximise usable living areas whilst maintaining the proportions necessary for comfortable family life. Each room is dimensioned to accommodate standard furniture pieces, ensuring that residents do not feel constrained by spatial limitations common in some modern developments. The residences feature enclosed kitchens with natural light, a thoughtful touch that transforms the kitchen from a purely functional space into an integrated part of the home's living environment.

The building's orientation and fenestration have been designed to capture natural breezes and provide views toward surrounding greenery, creating bright and naturally ventilated interiors. This environmental sensitivity reflects a broader commitment to healthy indoor living standards and reduces reliance on mechanical cooling systems. The finishes throughout the development align with contemporary expectations, with materials and fixtures chosen to support both aesthetic appeal and durability. For families or professionals seeking modern accommodation in a prestigious location, the unit specifications deliver genuine value without unnecessary extravagance.

Neighbourhood Amenities and Lifestyle Integration

The surrounding neighbourhood represents one of Singapore's most vibrant and well-established residential communities. Within immediate reach of Tembusu Grand, residents discover a diverse ecosystem of themed cafés, traditional local restaurants, and contemporary dining establishments that reflect the cosmopolitan character of the East Coast. Grocery stores and convenience retailers line nearby streets, whilst larger shopping centres provide comprehensive retail and entertainment offerings without requiring a lengthy commute.

East Coast Park, one of Singapore's most popular recreational destinations, sits within an easy stroll of the development. The park's extensive cycling paths, beaches, and recreational facilities offer year-round opportunities for active living and family outings. For those who value outdoor lifestyle integration, this proximity represents a significant quality-of-life advantage. The neighbourhood also hosts a variety of community facilities, cultural spaces, and sporting clubs that cater to residents across different life stages and interests.

Educational Excellence and Family Suitability

Families considering Tembusu Grand benefit from the concentration of exceptional educational institutions throughout the district. Within one kilometre of the development, Tanjong Katong Girls' School, Haig Girls' School, and Chung Cheng High School provide pathways through primary and secondary education. Additional options including Kong Hwa School, CHIJ (Katong), Dunman High School, Tao Nan, and Canadian International School expand choices for families with varying educational philosophies and requirements.

This density of quality schools—both within walking distance and a short journey by car or public transport—makes the District 15 precinct particularly attractive for families with school-age children. The presence of established educational institutions also supports long-term neighbourhood stability and desirability, factors that typically underpin steady property value appreciation. Families prioritising educational access without sacrificing modern urban living will find this location particularly well-suited to their requirements.

Investment and Capital Appreciation Considerations

From an investment perspective, Tembusu Grand's location within District 15 offers exposure to a market segment with consistent demand drivers. The district's established character, proximity to employment centres, recreational amenities, and educational facilities create a stable foundation for property valuations. Developments in this area have historically demonstrated resilience during market cycles, reflecting the fundamental strength of the neighbourhood's appeal.

Prospective purchasers should consider the development within the context of broader East Coast market trends, where supply constraints and persistent demand typically support price stability and appreciation potential. The walkability of the neighbourhood, strong MRT connectivity, and diverse amenities create multiple demand vectors that extend beyond a single buyer demographic. This diversified appeal reduces concentration risk and supports sustained market interest across different economic cycles.

For investors evaluating potential rental yields, the neighbourhood's appeal to both local and expatriate tenants, combined with the presence of quality amenities and educational institutions, typically supports rental competitiveness. Properties in established districts with strong MRT connectivity and comprehensive amenities command rental premiums relative to newer, more peripheral developments. The specific yield profile will depend on individual unit characteristics and prevailing market rental rates, but the overall environment supports income-generating potential.

Market Positioning and Competitive Context

Tembusu Grand competes within a market segment characterised by established developments in sought-after locations. The development's advantages—including the developer's track record, contemporary design standards, walkable proximity to MRT infrastructure, and access to neighbourhood amenities—position it competitively within the District 15 market. Buyers evaluating options in this district will find the development's combination of location, design, and amenities compelling.

The broader East Coast precinct continues to attract buyers seeking the balance between urban convenience and residential character that newer developments in more peripheral locations cannot replicate. This sustained positioning within the market reflects both the scarcity of available land in established, well-connected areas and the enduring appeal of the neighbourhood itself. Investors and owner-occupiers alike recognise the fundamental strength of District 15 as a long-term residential destination.

Future Considerations and Market Outlook

The East Coast district benefits from a mature planning framework and established character that suggests stability in neighbourhood composition and demand drivers. New supply within the immediate precinct remains limited, reflecting both land scarcity and planning constraints typical of established districts. This supply limitation typically supports sustained demand and price stability for quality developments such as Tembusu Grand.

Prospective residents should view this development within the context of a neighbourhood with deep community roots, excellent infrastructure, and proven appeal across multiple buyer demographics. The combination of location, amenities, and contemporary design creates a compelling proposition for those prioritising established neighbourhoods with strong connectivity and lifestyle integration. Tembusu Grand represents an opportunity to acquire a residence in one of Singapore's most desirable and enduring residential districts.

Frequently Asked Questions

What estimated gross rental yield might an investor expect from purchasing a unit at Tembusu Grand as an investment property?

Rental yields at Tembusu Grand typically reflect the premium positioning of District 15 and proximity to Tanjong Katong MRT Station, with gross yields generally ranging from 3 to 4% depending on unit configuration and prevailing market rental rates. The neighbourhood's appeal to both local professionals and expatriates seeking established residential areas supports stable rental demand across market cycles. Investors should note that actual yields depend on individual unit specifications, lease tenure, and active rental management; the development's location and amenities create a favourable environment for consistent tenant demand and competitive rental rates relative to newer or more peripheral developments.

How do current price-per-square-foot valuations at Tembusu Grand compare to recent arm's-length transactions in District 15?

Properties in the East Coast district, particularly those with strong MRT connectivity and proximity to established amenities, typically command price-per-square-foot valuations reflecting their location premium and market desirability. Recent transactions in comparable developments within District 15 suggest valuations that stabilise around established benchmarks, with variations reflecting individual unit appeal, condition, and specific finishes. The development's positioning in a well-connected, mature neighbourhood supports valuations that align with market expectations for this tier of property; prospective purchasers should examine recent comparable sales data and seek professional valuation advice to establish fair pricing within the current market context.

What Additional Buyer's Stamp Duty (ABSD) implications apply to Singapore Citizens purchasing at Tembusu Grand as a second residential property?

Singapore Citizens acquiring a second residential property at Tembusu Grand will incur Additional Buyer's Stamp Duty at 20% of the purchase price—significantly higher than the standard Buyer's Stamp Duty applicable to first-time purchasers. This 20% ABSD represents a material cost component in the total purchase outlay and should be carefully incorporated into financial planning and investment analysis. For example, on a purchase price of S$2.7 million, the ABSD liability would amount to approximately S$540,000, substantially impacting total acquisition costs and investment returns; prospective second-property buyers should engage a conveyancer or tax advisor to fully understand the financial implications before proceeding.

What is the lease tenure at Tembusu Grand, and how might lease decay affect long-term resale value?

The development's lease tenure structure—whether 999 years or Freehold—will be a material consideration for long-term value retention and resale marketability. Freehold properties naturally avoid the lease decay phenomenon entirely, whilst 999-year leasehold properties effectively experience negligible lease-related value erosion over typical ownership horizons. Properties with shorter lease tenures (such as 99-year leasehold) may experience gradual value compression as the lease approaches lower remaining terms, a factor that becomes increasingly relevant beyond the 70-80 year mark. Prospective buyers should verify the exact tenure and consider their intended holding period when evaluating long-term capital appreciation; for investors with multi-generational perspectives, Freehold or 999-year tenure provides greater certainty around residual property values.

How does proximity to Tanjong Katong MRT Station influence demand and capital appreciation potential for properties at Tembusu Grand?

Tanjong Katong MRT Station, located approximately eight minutes' walk from the development, serves as a primary demand driver and capital appreciation anchor for Tembusu Grand. Properties within walking distance of MRT stations consistently command valuation premiums relative to non-MRT-connected developments, reflecting both convenience and long-term transport infrastructure security. The station's connectivity across the broader Singapore network enhances the development's appeal to professionals, families, and investors seeking seamless commuting options without private vehicle dependency. Historically, developments within similar proximity to established MRT stations in established districts demonstrate sustained demand and resilient property values; the transport connectivity effectively future-proofs the investment against potential shifts in mobility preferences or commuting patterns.

Which buyer profiles—HNW individuals, upgraders, first-time buyers, or investors—find Tembusu Grand most suitable, and why?

Tembusu Grand appeals distinctly to multiple buyer segments: upgraders from smaller properties seeking contemporary design and established neighbourhoods, affluent families prioritising excellent schools and lifestyle amenities, and investors targeting well-located income-generating assets in stable markets. High-net-worth individuals appreciate the development's position in a prestigious district with proven long-term value retention and the neighbourhood's sophistication. First-time buyers may find entry-level units suitable if available within their financing capacity, though the overall price point typically positions the development toward established owners rather than initial property purchasers. Investors particularly value the combination of location stability, neighbourhood resilience, and rental demand generation from the district's appeal to diverse tenant profiles including young professionals, families, and expat communities.

What Total Debt Servicing Ratio (TDSR) and financing headroom considerations apply at typical Tembusu Grand price points?

At typical purchase prices in the S$2.7 million range, prospective buyers will typically require substantial primary household income to satisfy TDSR requirements, which cap individual debt servicing at 55% of gross monthly income across all obligations. A purchase at this price point typically necessitates household incomes exceeding S$15,000-20,000 monthly to support comfortable debt servicing whilst maintaining financial flexibility for other obligations and lifestyle expenses. Buyers should engage a financial advisor or mortgage broker to model precise TDSR implications based on individual circumstances, including existing debt obligations, spouse income, and preferred loan tenure; whilst TDSR frameworks are standardised, the absolute financing headroom available varies significantly based on personal financial profiles and banking relationships. Properties at this price point typically attract buyers with established financial credentials and capacity for substantial down-payment contributions.

How does Tembusu Grand compare to nearby competing developments in District 15 in terms of location, design, and value proposition?

Tembusu Grand competes within a relatively constrained supply environment, as established districts like District 15 experience limited new development opportunities. The development's specific advantages—including the developer's reputation, contemporary design standards, and direct proximity to MRT infrastructure—position it competitively relative to other established developments in the district. Neighbouring properties or alternative developments in the East Coast area may offer comparable amenities or locational benefits, but the scarcity of new supply in this district means that active projects typically attract significant buyer attention. Prospective purchasers should compare specific unit layouts, finish specifications, and building amenities across available options; however, the fundamental scarcity of well-located, modern properties in District 15 means that developments like Tembusu Grand maintain strong competitive positioning based on location and supply constraints alone.

Are there particular unit stacks, floor levels, or orientations at Tembusu Grand that offer superior value relative to other units?

Unit value at Tembusu Grand will vary based on factors including floor level, stack position, orientation toward greenery or water views, and specific layout configurations within the overall scheme. Lower to mid-level floors typically offer better value in terms of price-per-square-foot, as premium penthouse or high-level units attract substantial buyer premiums; however, middle-stack units often provide an effective balance between natural light, privacy, and cost. Units with greenery-facing orientations, as mentioned in the development's design approach, may command modest premiums due to aesthetic appeal and natural ventilation benefits. Prospective buyers should physically inspect available units or review detailed floor plans to assess which configurations best align with personal lifestyle requirements and budget parameters; professional property consultants can provide guidance on typical value dynamics across different unit types within comparable developments.

What future supply pipeline exists for residential developments in District 15, and how might this affect long-term property values at Tembusu Grand?

District 15, as a mature and well-established residential precinct, faces significant constraints on new residential supply due to limited available land and established planning frameworks that prioritise neighbourhood character preservation. This constrained supply environment typically supports sustained demand and value appreciation for quality existing developments like Tembusu Grand, as new buyer interest encounters limited alternative options. Singapore's broader development pipeline suggests that new residential supply will increasingly concentrate in emerging districts and fringe areas, further reinforcing the scarcity premium for established, well-connected neighbourhoods. This supply-demand imbalance historically supports long-term capital appreciation for developments in District 15; however, prospective owners should monitor local planning announcements and potential government initiatives that might influence future supply or demand dynamics, as policy changes occasionally reshape neighbourhood characteristics or accessibility.

Tembusu Grand — From S$1.4M