Type

Units

Min Area

Price Range

3 BR

1780 sqft

S$7,500/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$7,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,500 on this acquisition.
Located 10 min (790 m) from EW6 Kembangan MRT Station.

Price Trends & Rental Yield

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Grosvenor View: A Kembangan Condominium for Modern Living

Grosvenor View stands as a residential development anchored in one of Singapore's most sought-after neighbourhoods along the East Coast corridor. Situated at 3 Lengkong Empat, the project offers a compelling blend of accessibility, space, and community appeal that continues to attract both owner-occupiers and investors looking to establish themselves in this mature, well-serviced district.

The location presents a defining advantage for residents seeking balance between tranquility and convenience. The development sits just 10 minutes' walking distance from EW6 Kembangan MRT Station, placing commuters within arm's reach of the East-West Line. This proximity translates to swift journeys across the island, whether heading towards the Central Business District, Changi Airport, or Buona Vista's emerging enterprise hub. The walkability factor is increasingly valued in today's property market, as it reduces reliance on private transport and enhances the day-to-day lifestyle proposition.

Kembangan itself has matured into one of Singapore's most desirable residential enclaves, characterised by tree-lined streets, established family homes, and a strong community fabric. The neighbourhood benefits from decades of infrastructure development, with schools, healthcare facilities, and retail outlets deeply embedded into the local landscape. For families, this means proximity to educational institutions across all levels; for professionals, it offers a serene retreat from the urban hustle whilst maintaining easy access to employment centres.

Unit Composition and Space Considerations

Grosvenor View's unit mix is designed to accommodate diverse household structures and investment strategies. The development features multi-bedroom configurations spanning approximately 1,780 square feet of built-up area, providing generous space that appeals to both growing families and investors seeking to maximise rental income through flexible room usage. This size bracket sits comfortably above compact urban apartments, offering the breathing room increasingly demanded by tenants and owner-occupiers alike.

The floor plans reflect contemporary spatial design, balancing living areas with private quarters to suit modern working-from-home arrangements. Units are typically laid out to maximise natural light and ventilation, important considerations in Singapore's tropical climate. The generous proportions mean that even fully-furnished configurations leave adequate space for movement and entertaining—a critical factor for families and young professionals evaluating long-term residence.

Investment Potential and Rental Market Dynamics

From an investment perspective, Grosvenor View occupies an attractive position within Singapore's rental market. The Kembangan area continues to demonstrate robust tenant demand, particularly among expatriates and middle-income Singaporean families seeking a residential environment outside the CBD whilst maintaining excellent transport linkage. Rental yields for well-maintained units in this catchment typically reflect yields competitive with similar East Coast precincts, supported by consistent demand for family-sized units and the location's reputation for stability.

The presence of the MRT station significantly enhances rental appeal, as tenants increasingly factor commute times into their decision-making calculus. Properties within walking distance of mass rapid transit command a rental premium relative to developments requiring car or bus dependency. The East-West Line's position as one of Singapore's busiest and most extensively serviced corridors further strengthens Grosvenor View's investment case, particularly for investors targeting longer holding periods and steady income generation.

Neighbourhood Amenities and Lifestyle Integration

Residents benefit from the comprehensive amenity ecosystem that has crystallised around Kembangan and Lengkong Empat over the past decades. The vicinity hosts an array of dining establishments spanning hawker centres and casual eateries through to more upscale restaurants, catering to diverse culinary preferences and budgets. Retail precincts are within easy reach, offering everything from daily groceries to speciality shopping, whilst healthcare facilities including clinics and polyclinics serve routine medical requirements without necessitating travel to distant medical hubs.

The proximity to East Coast Parkway and coastal attractions adds a lifestyle dimension not always present in central developments. Residents can easily access parks, recreational facilities, and waterfront spaces that provide a counterbalance to urban living. This combination of convenience and access to green, recreational areas represents a key drawcard for families and individuals prioritising quality-of-life considerations alongside property investment returns.

Market Position and Capital Appreciation Prospects

Grosvenor View's location within a consolidated, mature residential district provides a foundation for steady capital appreciation. Unlike emerging areas still undergoing transformation, Kembangan's character and infrastructure are largely defined, reducing uncertainty around future neighbourhood composition. This stability appeals to conservative investors and owner-occupiers seeking properties unlikely to face disruptive change, whilst still participating in broader property market appreciation driven by Singapore's population dynamics and urban densification.

The MRT accessibility specifically acts as a value anchor, protecting and enhancing the development's appeal across property cycles. As Singapore's population continues its projected growth trajectory, established neighbourhoods with excellent transport linkage tend to appreciate at rates at least commensurate with broader market movements. For buyer-occupiers, this means the property has reasonable likelihood of holding value or appreciating over a ten-to-fifteen-year ownership horizon, contingent on broader economic and policy conditions.

Financing and Cost of Acquisition

Prospective purchasers should factor in full acquisition costs when evaluating Grosvenor View, including stamp duties, legal fees, and potential Additional Buyer's Stamp Duty for those acquiring a second residential property. Singapore Citizen purchasers buying a second residential property face a 20% ABSD on the purchase price, a material consideration that should be incorporated into financial planning. First-time buyer status, conversely, exempts purchasers from ABSD, making Grosvenor View an attractive entry point for owner-occupiers establishing their property portfolio.

Financing headroom should be assessed conservatively against the Total Debt Servicing Ratio framework applied by lending institutions. Most banks require that total monthly debt servicing not exceed 60% of gross monthly income, a metric that becomes important at higher price points. Prospective buyers should engage mortgage brokers early to establish financing capacity and conduct stress-testing against potential interest rate increases, ensuring that acquisition decisions rest on sustainable financial foundations.

The Competitive Landscape

Within the Kembangan corridor, Grosvenor View competes with other established developments and older walk-up apartment blocks. Its condominium status affords professional management, security, and amenity facilities that distinguish it from older housing stock, whilst its unit sizes and finishes appeal to buyers seeking modern construction standards without the premium pricing commanded by ultra-prime developments. For investors comparing yield potential and tenant demand across the East Coast, Grosvenor View occupies a middle ground between compact urban apartments and sprawling private housing, appealing to a broad demographic base.

Grosvenor View represents a balanced proposition for owner-occupiers prioritising accessibility and space, and for investors seeking stable rental yield underpinned by reliable tenant demand and MRT-proximate convenience. Its Kembangan positioning places it within one of Singapore's most established residential catchments, offering the combination of proven stability and forward-looking infrastructure connectivity that defines successful property investment strategy.

Frequently Asked Questions

What rental yield can investors typically expect from Grosvenor View units?

Rental yields for comparable family-sized units in the Kembangan area, particularly those within walking distance of MRT stations, typically range between 2.5% and 3.5% gross rental yield, depending on current market rents and acquisition price. The specific yield achieved depends on unit size, condition, furnishing standard, and tenant profile; larger units targeting family tenants tend to command premium rents that support yields at the higher end of this range. For investors acquiring at or below prevailing transacted prices in the Kembangan corridor, yields at the 3% mark are achievable with disciplined tenant selection and professional property management, providing income-focused returns that compare favourably with fixed-deposit or bond alternatives.

How do Grosvenor View's per-square-foot prices compare to recent Kembangan transactions?

Condominium pricing in the Kembangan area generally ranges from S$900 to S$1,100 per square foot for units of 1,600 to 2,000 square feet, with variations reflecting unit configuration, floor level, age, and specific amenity sets. Grosvenor View's positioning within this range depends on unit-specific attributes and current market cycles; prospective buyers should request recent comparable sales data from agent networks or lodgement records to verify whether asking prices align with transaction evidence. Price per square foot matters less than total acquisition cost relative to financing capacity and expected holding period, particularly given that Kembangan's transportation linkage and neighbourhood stability underpin long-term value preservation rather than short-term appreciation speculation.

What is the Additional Buyer's Stamp Duty impact for second-property purchasers at Grosvenor View?

Singapore Citizen buyers acquiring Grosvenor View as a second residential property must pay 20% Additional Buyer's Stamp Duty on the purchase price; this is calculated in addition to regular buyer's stamp duty and represents a material cost that significantly affects the effective purchase price and required capital outlay. For a S$1 million purchase, ABSD of 20% equates to S$200,000 additional cost, payable at the point of registration, which must be factored into overall financial planning and mortgage serviceability calculations. This ABSD liability makes Grosvenor View considerably more expensive for second-property purchasers than for first-time buyers; investors should model this cost explicitly and consider whether the rental yield and capital appreciation prospects justify the additional burden relative to alternative investments.

Is lease tenure a concern for Grosvenor View buyers, and how does it affect resale value?

Grosvenor View's lease tenure—whether 99 years, 999 years, or freehold—significantly impacts long-term resale value and financing availability. A 99-year lease presents material concerns for buyers with holding periods exceeding 30 years, as leasehold flats typically experience accelerated value decay once the lease falls below 60 years, a point at which many lenders restrict mortgage availability and tenants become reluctant to occupy. If Grosvenor View operates on a 99-year tenure, prospective buyers should carefully assess their intended ownership horizon and consult financial advisers regarding long-term holding viability. Conversely, 999-year or freehold tenures eliminate this concern and typically command premium valuations relative to 99-year stock, making them more attractive for intergenerational ownership and investment longevity.

How does proximity to EW6 Kembangan MRT Station affect property demand and capital appreciation?

MRT accessibility represents one of the most durable value drivers in Singapore's residential property market, as it directly influences tenant demand, tenant quality, and long-term price resilience. Grosvenor View's position within a 10-minute walk of EW6 Kembangan Station positions it favourably relative to developments requiring car or bus dependency, particularly for expatriate tenants and young professionals for whom public transport convenience is a primary decision variable. The East-West Line's status as one of Singapore's most extensively serviced corridors further strengthens Grosvenor View's appeal, as it provides direct connectivity to employment hubs, educational institutions, and recreational facilities without requiring line changes. Capital appreciation prospects are enhanced by this MRT proximity, as established residential areas with excellent transport linkage tend to appreciate at rates matching or exceeding broader market movements across property cycles, making MRT-proximate properties effective inflation hedges and wealth-building instruments.

Which buyer profile is Grosvenor View best suited for—first-timers, upgraders, HNW investors, or owner-occupiers?

Grosvenor View's unit sizes, location, and price positioning make it particularly attractive for upgrader households (young families moving from smaller apartments) and middle-income owner-occupiers prioritising space, MRT accessibility, and neighbourhood stability over cutting-edge amenities. First-time buyers benefit from exemption from Additional Buyer's Stamp Duty, making Grosvenor View an efficient entry point into homeownership without the 20% ABSD burden faced by second-property purchasers. For investors, the development appeals to those seeking rental income stability and capital preservation rather than aggressive appreciation; the Kembangan location and MRT proximity support consistent tenant demand without the upside volatility associated with emerging neighbourhoods. High-net-worth individuals typically gravitate toward ultra-prime developments in Districts 9-11 rather than the East Coast corridor, though those seeking diversified residential portfolios with stable yields may consider Grosvenor View as part of broader investment strategies.

What TDSR and financing headroom should buyers calculate when acquiring Grosvenor View units?

Mortgage lenders apply a Total Debt Servicing Ratio ceiling of 60%, meaning that all monthly debt obligations (housing loan, car loan, credit cards, personal loans) cannot exceed 60% of gross monthly income; at Grosvenor View's price points, this constraint becomes material for buyers earning below S$10,000 monthly or carrying significant existing debt. For a S$1 million purchase with 80% financing (S$800,000 loan), monthly mortgage payments at 3.5% interest over 30 years approximate S$3,600; a borrower must therefore earn at least S$6,000 monthly to comfortably satisfy TDSR requirements, before accounting for other debt obligations. Prospective buyers should stress-test their financial capacity against potential interest rate increases of 1-1.5%, as lending rates are unlikely to remain at current levels throughout a 25-to-30-year mortgage term; conservative financial planning assumes rates may rise to 4.5-5%, elevating monthly servicing costs materially and reducing debt serviceability headroom.

How does Grosvenor View compare to competing East Coast developments like Siglap and Marine Parade condominiums?

Grosvenor View operates in a competitive segment alongside developments in Siglap, Marine Parade, and nearby Katong, where it must differentiate on location specifics, unit configuration, and management quality rather than price, as the East Coast corridor commands broadly similar price levels across comparable unit sizes. Marine Parade and Katong developments may offer marginally better retail and dining density, whilst some newer developments feature more contemporary finishes; Grosvenor View's strength lies in its Kembangan positioning as a quieter, family-oriented neighbourhood whilst maintaining MRT accessibility, appealing to buyers and tenants prioritising tranquility over urban vibrancy. Comparative advantage also depends on specific development management quality and amenity sets; buyers should request detailed comparables showing recent transaction prices and rental rates across these competing properties, as these data points validate whether Grosvenor View pricing represents fair value or if alternatives offer superior returns for equivalent outlay.

Are certain floor levels or unit stacks at Grosvenor View better value than others?

Mid-range floors (typically units on levels 8 through 15) typically offer superior value to lower floors (exposure to street noise and activity) and exceptionally high floors (premium pricing that often exceeds capitalised rental income benefits). Within unit stacks, corner units command premiums of 5-8% relative to similar mid-stack configurations due to superior light and ventilation; for owner-occupiers prioritising lifestyle, this premium is often justified, whilst investors should scrutinise whether marginal rental uplift from corner positioning compensates for the higher acquisition cost. Lower floors near communal facilities sometimes attract modest discounts due to increased foot traffic and noise; risk-averse owner-occupiers may find these discounted units represent poor value, whilst investors can monetise the discount through slightly higher rental rates if marketing attracts families with children valuing ground-level proximity to play areas.

What is the forward supply pipeline for residential developments in the Kembangan district, and does it threaten Grosvenor View's value?

The Kembangan district has historically experienced slower new development compared to emerging areas such as Jurong East or Punggol, as much of the available land is already built upon with established housing stock and limited land banking for large-scale developments. This supply scarcity is a structural advantage for existing developments like Grosvenor View, as it limits competitive new supply that could depress pricing or rental rates; any future development in the immediate vicinity would likely focus on intensification of existing precincts or small-scale redevelopment, unlikely to materially alter the district's character or value dynamics. Prospective buyers should verify URA's Development Guide and tendering announcements to confirm no major competing projects are earmarked for immediate delivery; the Kembangan corridor's maturity and transport saturation make it unlikely to attract significant new supply in the next 5-10 years, supporting long-term value preservation for existing units like those at Grosvenor View.

Grosvenor View — From S$7,500