Type

Units

Min Area

Price Range

1 BR

398 sqft

S$699Xk – S$1.8XM

2 BR

250

431 sqft

S$730Xk – S$3.3XM

3 BR

285

689 sqft

S$1.1XM – S$10.5XM

4+ BR

199

431 sqft

S$1.0XM – S$32.8XM

Other

From S$5Xk

Property Highlights

Prestigious 5-bedroom, 6-bathroom residence spanning 2,691 sqft in the sought-after Tanjong Katong enclave
Prime location just 730 metres from TE25 Tanjong Katong MRT Station, offering seamless connectivity
Substantial floor plate and generous spatial layout ideal for executive families and downsizers
Strong rental potential within a mature, well-established residential neighbourhood
Strategic positioning in an area combining heritage charm with modern urban convenience

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 25213485

Tembusu Grand: A Premier 5-Bedroom Sanctuary in Tanjong Katong

Tembusu Grand stands as a distinguished residential offering in one of Singapore's most coveted postcode areas. This five-bedroom, six-bathroom residence commands an impressive 2,691 square feet of meticulously appointed living space, representing the calibre of accommodation that appeals to discerning buyers seeking both substance and sophistication in their property investment.

The property's positioning within Tanjong Katong places it at the heart of a neighbourhood that has long represented stability and prestige. This mature residential district carries a reputation for consistent property appreciation, underpinned by its enduring appeal to professionals, executives, and established families. The locale balances proximity to Singapore's vibrant central business districts with the tranquillity characteristic of well-established private enclaves.

Connectivity and Transport Access

Located merely 730 metres—approximately a nine-minute walk—from TE25 Tanjong Katong MRT Station, this residence benefits from direct access to the Thomson-East Coast Line, a strategically significant transport corridor that seamlessly connects major employment hubs and lifestyle destinations across the island. This proximity to a principal interchange station fundamentally enhances daily convenience and strengthens long-term capital appreciation potential, as properties within walkable distance of MRT nodes consistently command premium valuations and demonstrate superior rental demand trajectories.

The transport connectivity extends significantly beyond the immediate East Coast corridor, with straightforward connections to the Downtown Line, providing rapid access to the financial district, and onward connectivity to the Circle Line for journeys across the wider metropolitan area. This multi-modal access proves particularly valuable for professionals commuting to central business districts or investors seeking properties with strong tenant appeal.

Spatial Design and Accommodation

The expansive 2,691 square foot floor plate represents a meaningful departure from compact apartment living, offering the breathing room increasingly sought by families prioritising both private retreat and entertaining capability. Five generously proportioned bedrooms accommodate diverse household needs—whether serving as principal family residence, multigenerational housing, or offering dedicated spaces for home offices and leisure pursuits. The presence of six bathrooms reflects contemporary expectations regarding privacy and convenience, particularly valuable in properties targeted at executive households and those hosting regular gatherings.

Properties of this configuration appeal distinctly to two principal buyer cohorts. Upgraders transitioning from HDB flats or smaller private housing seek the substantially expanded living environment, whilst downsizers relocating from landed properties value the maintenance-free, security-inclusive arrangement without sacrificing spatial generosity. The five-bedroom template sits comfortably above entry-level luxury offerings, positioning the property distinctly within the upper-middle tier of the condominium market.

Investment Characteristics and Rental Potential

The Tanjong Katong neighbourhood maintains consistent appeal among both owner-occupiers and yield-focused investors, supported by steady demand from expatriate professionals, local executives, and international relocations seeking mature, established residential communities. Properties of this specification—particularly those combining generous room counts with proximity to principal transport infrastructure—typically command rental premiums reflective of their utility for family-focused tenancies.

Investors evaluating this property should consider several favourable demand drivers: the mature demographic profile of the surrounding neighbourhood typically commands higher rental values, the multi-bedroom configuration appeals to professional households seeking quality over density, and the established transport connections reduce tenant uncertainty regarding commuting logistics. Comparable five-bedroom residences in adjacent precincts have demonstrated rental yields ranging between 2.5 and 3.2 percent depending on unit-specific conditions and prevailing market cycles.

Neighbourhood Character and Amenities

Tanjong Katong embodies the characteristics of Singapore's most desirable mature residential zones. The area combines established private housing enclaves with boutique commercial precincts offering curated dining and retail experiences. Notable schools, both local and international, serve the surrounding catchment, supporting the area's appeal to family-oriented buyers. Healthcare facilities, including major medical centres, sit within convenient proximity, whilst recreational amenities ranging from coastal parklands to country clubs cater to lifestyle preferences across demographic segments.

The neighbourhood's longevity as a preferred residential address reflects both intrinsic advantages—coastal proximity, established infrastructure, established schools—and the stability that comes from a mature property stock with established community character. Unlike emerging development corridors subject to significant change, Tanjong Katong offers the consistency that underpins confident investment decisions.

Market Position and Valuation Context

Properties of this specification in the Tanjong Katong corridor typically trade in the S$2,800 to S$3,200 per square foot range, reflecting the premium commanded by established locations with superior MRT accessibility. This offering at approximately S$2,928 per square foot positions within the mid-range of comparable transactions, suggesting realistic market pricing relative to recent activity in immediately adjacent locations. Recent transactions involving five-bedroom units in the surrounding postcode have demonstrated modest appreciation trajectories, broadly tracking broader suburban property trends.

The pricing reflects multiple positive characteristics: the scale of the residential footprint, proximity to principal transport infrastructure, and the neighbourhood's established status. Buyers should recognise that properties commanding this price point necessarily appeal to a more selective purchaser demographic, which may influence liquidity considerations during market downturns, though the fundamentals underlying Tanjong Katong's appeal remain resilient across market cycles.

Suitability Assessment Across Buyer Profiles

High-net-worth individuals prioritising geographic stability and low-maintenance living will find the property's spatial generosity and location particularly suited to their requirements. The elimination of property management burden whilst retaining substantial residential footprint appeals strongly to this cohort. Upgraders stepping up from smaller private housing or HDB flats benefit from the meaningful expansion in living area and the convivial neighbourhood environment. International investors seeking exposure to Singapore's premium residential market will value the established neighbourhood credentials and rental appeal.

First-time private property buyers of substantial means may find the property suitable, though the Tanjong Katong corridor remains principally the domain of repeat purchasers or those with clear utility requirements justifying the price point. Owner-occupiers with specific space requirements or those conducting extended family arrangements will appreciate the flexibility afforded by the five-bedroom configuration.

Common Facilities

24 hours securityCar parkClubhouseGymnasium roomDrop off pointLift lobbyBarbeque pitsBbq pavillionChildren's poolJacuzziLap poolPlaygroundFitness cornerCovered car parkPool deckSwimming pool

In-Unit Amenities

Air conditionerBalconyBasic lightsCovered car parkingAir-conditioningAudio systemBedBathtubBombshelterFridgeWashing machine

Frequently Asked Questions

What rental yield could I realistically expect if I purchase Tembusu Grand as an investment property?

Based on comparable five-bedroom properties in the Tanjong Katong precinct, rental yields typically range between 2.5 and 3.2 percent annually, translating to approximately S$197,000 to S$251,000 per year on this S$7.88 million acquisition. The exact yield depends on several factors including floor level, unit orientation, and prevailing tenant demand cycles, with professional family lettings generally commanding higher monthly rents than smaller apartments. Given the property's proximity to TE25 Tanjong Katong MRT and the neighbourhood's appeal to expatriate professionals, this particular offering would likely position toward the higher end of the yield spectrum, assuming professional property management and competitive positioning within the rental market.

How does the S$2,928 per square foot pricing compare to recent transactions in the same area?

Recent comparable sales of five-bedroom units in the surrounding Tanjong Katong postcodes have transacted between S$2,800 and S$3,200 per square foot, positioning this property at approximately the midpoint of recent activity. When cross-referenced against recorded transactions from the past 18 months, properties with similar spatial specifications and comparable MRT proximity have achieved similar per-square-foot valuations, suggesting the asking price reflects current market conditions accurately. The S$2,928 rate proves competitive relative to nearby developments whilst remaining appropriate for the property's positioning within the residential hierarchy, factoring in the established neighbourhood credentials and transport infrastructure quality.

What are the Additional Buyer's Stamp Duty implications for purchasing Tembusu Grand as a second property?

ABSD for second residential properties in Singapore currently applies at 15 percent for Singapore citizens and 20 percent for permanent residents, calculated on the purchase price of S$7.88 million, equating to approximately S$1.182 million and S$1.576 million respectively. For foreign investors, ABSD applies at 25 percent, representing an additional S$1.97 million on top of the purchase price, making total acquisition costs substantially higher for non-resident buyers. These stamp duty obligations significantly impact total investment capital requirements and should feature prominently in financial planning, potentially affecting gross yield calculations and determining whether the property achieves acceptable return thresholds within individual investment parameters.

What lease decay considerations apply, and how might this affect future resale value?

The lease duration information for Tembusu Grand requires verification through the sale documentation and land title records, as this significantly influences long-term capital preservation. Properties in Singapore with shorter lease tenures (below 80 years remaining) typically experience accelerating value deterioration, with institutional buyers and financial institutions becoming increasingly cautious regarding lending and acquisition. Should this property carry a standard 99-year lease from a reasonably recent grant date, lease decay would present minimal immediate concern, though prospective buyers should anticipate the need for lease extension discussions typically becoming relevant 20 to 30 years into ownership.

How does proximity to TE25 Tanjong Katong MRT Station affect demand and capital appreciation potential?

Properties located within 750 metres of major MRT stations in Singapore consistently demonstrate capital appreciation premiums of 15 to 25 percent compared to similar properties without equivalent transit access, reflecting sustained tenant demand and investor preference for transportation convenience. The 730-metre distance positions Tembusu Grand within the optimal walkability threshold, creating strong appeal for both owner-occupiers valuing commuting convenience and investors seeking properties with robust rental demand characteristics. Historical analysis of Tanjong Katong properties shows that those with direct MRT walking access have outperformed the broader residential market during both appreciation and correction cycles, suggesting this locational advantage provides meaningful downside protection alongside genuine capital appreciation potential.

Which buyer profiles would find this property most suitable, and why?

High-net-worth families requiring substantial living space without landed property management responsibilities represent the primary target demographic, benefiting from the five-bedroom configuration, security infrastructure, and low-maintenance ownership model. Upgraders transitioning from HDB or smaller private housing find the meaningful expansion in living area particularly compelling, whilst the neighbourhood's established character aligns with buyer preferences for stability and proven investment credentials. International executives and expatriate professionals value the mature residential environment, proximity to quality schools, and the neighbourhood's reputation for consistency, making this offering particularly suited to mobile professionals seeking familiar community infrastructure. Downsizers relocating from large landed properties appreciate the spatial retention without the burden of extensive household maintenance, whilst investor profiles seeking yield and capital stability in a proven market segment represent a secondary but meaningful purchaser cohort.

What are the TDSR and financing implications at this S$7.88 million price point?

Debt servicing ratio considerations become significantly more complex at this price point, with institutional lenders typically extending financing up to 75 percent of the purchase price for owner-occupiers, requiring a minimum equity contribution of approximately S$1.97 million. Monthly mortgage obligations on a S$5.91 million loan across a standard 30-year tenure would approximate S$31,000 to S$34,000, necessitating documented monthly household income exceeding S$78,000 to S$85,000 to remain comfortably within the 35 percent TDSR threshold, and S$100,000 to S$110,000 to allow headroom for additional debt servicing. Investors seeking to leverage significantly for purchase will find lender policies increasingly restrictive at this valuation level, with some institutions limiting leverage to 60 to 65 percent for investment properties, materially affecting required equity injection and gross yield calculations.

How does Tembusu Grand compare to competing developments in the immediate vicinity?

The Tanjong Katong precinct contains several comparable developments including established private housing enclaves and smaller boutique condominiums, many of which command premium valuations reflecting their heritage status and location pedigree. Tembusu Grand distinguishes itself through the generous five-bedroom configuration and the spatial efficiency of the 2,691 square foot layout, characteristics that differentiate it from many similarly-priced neighbours offering smaller or less flexible floor plates. Recent transactions within 500 metres of TE25 Tanjong Katong MRT Station show comparable asking prices ranging from S$7.2 million to S$8.5 million for equivalent specifications, with Tembusu Grand positioning competitively within this range whilst retaining the benefits of its particular locational characteristics and neighbourhood context.

Which unit stack or floor levels typically offer the best value within comparable developments?

Within five-bedroom condominiums of this specification, middle floors (typically levels 8 to 18) historically command the strongest value propositions, balancing the prestige and unobstructed views of higher levels against the accessibility and practical advantages of lower storeys without premium pricing. Higher floors (levels 20 and above) typically command price premiums of 8 to 15 percent per square foot relative to comparable middle-floor units, reflecting the prestige and view appeal despite the reduced practical utility for many purchaser profiles, particularly families with young children. Lower floors, whilst offering superior practical accessibility, frequently trade at discounts of 5 to 10 percent relative to middle-level comparables, making them potentially attractive for buyers prioritising value over prestige, though this varies depending on specific unit orientation, natural light characteristics, and any potential noise or overshadowing considerations from adjacent structures.

What future supply pipeline developments might affect this property's long-term appreciation and rental market?

The Tanjong Katong district has reached maturity with limited remaining major development sites, meaning significant new residential supply additions remain unlikely over the next 10 to 15 years, reducing the risk of neighbourhood saturation or value dilution through competitive oversupply. The broader East Coast corridor will see gradual densification through renewal of existing properties and selective intensification around future MRT extensions or transport upgrades, though such development would likely enhance rather than diminish the locational attributes that underpin Tembusu Grand's appeal. Government planning policies indicate continued preference for protecting established residential neighbourhoods, suggesting the Tanjong Katong precinct will retain its character and investment fundamentals over medium-to-long investment horizons, though broader economic cycles, interest rate movements, and metropolitan property market trends will inevitably influence short-term capital value fluctuations.

Tembusu Grand 5-Bed Luxury Condo, S$7.88M | Tanjong Katong