Type

Units

Min Area

Price Range

2 BR

667 sqft

S$1.8XM – S$2.1XM

Property Highlights

Well-proportioned 2-bedroom, 2-bathroom unit spanning 743 sqft at Tembusu Grand on Jalan Tembusu
Just 8 minutes' walk (670m) from TE25 Tanjong Katong MRT Station for seamless public transport access
Priced at S$2,098,888—approximately S$2,825 per square foot in a mature residential neighbourhood
Dual-bathroom layout ideal for upgraders, young families, and investor portfolios seeking rental resilience
Established East Coast locale with strong neighbourhood amenities and long-term capital growth prospects

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Ref: 60237585

Tembusu Grand: A Modern 2-Bedroom Sanctuary in East Coast Singapore

Tembusu Grand stands as a distinguished residential address along Jalan Tembusu, offering discerning buyers a compelling blend of contemporary design and neighbourhood stability. This 743-square-foot two-bedroom, two-bathroom unit presents an opportune entry point into the East Coast property market, commanding a sale price of S$2,098,888 and positioned to appeal to a broad spectrum of purchasers—from upgraders navigating their next property milestone to astute investors seeking rental-yielding assets in a proven demographic zone.

Location and Connectivity: The Tanjong Katong Advantage

The property's proximity to TE25 Tanjong Katong MRT Station—a mere 670 metres away, or roughly eight minutes on foot—fundamentally enhances its appeal across multiple buyer profiles. This convenient transport linkage channels residents directly into the Circle Line network, facilitating straightforward commutes to the CBD, Marina Bay, and major employment corridors across the island. For working professionals, families with school-going children, and investors evaluating tenant demand, such accessibility remains a cornerstone of long-term appreciation and rental stability.

Jalan Tembusu itself occupies a cherished corner of Singapore's East Coast landscape, traditionally associated with established residential stability, mature tree-lined streets, and a neighbourhood character that has proven remarkably resilient across property cycles. This is not a speculative pocket; it is a proven, inhabited community with deep roots and sustained demand.

Space and Layout: Practical Modern Living

At 743 square feet, this unit delivers functional square meterage without excess—a significant advantage in Singapore's premium real estate climate where land scarcity drives per-square-foot valuations. The inclusion of two fully appointed bathrooms is a material distinction from comparable units in this price bracket, offering practical separation for dual-income households, co-occupancy arrangements, or guests, whilst reducing conflict in morning routines. The two-bedroom configuration itself appeals strongly to upgraders transitioning from smaller units and to investors targeting the lucrative young-professional rental segment.

Pricing and Market Positioning

The asking price of S$2,098,888 translates to approximately S$2,825 per square foot, positioning this asset in the mid-tier of East Coast condominium pricing. Recent transactions in comparable Tanjong Katong precincts—including nearby developments of similar vintage and finish—have traded in the S$2,700–S$2,950 per-square-foot range, suggesting this listing sits competitively within established benchmarks. The price-to-size ratio reflects neither speculative overheating nor distressed valuation; it mirrors market-clearing levels for stabilised stock in a neighbourhood where buyer conviction remains genuine.

Investment and Rental Yield Considerations

For investors evaluating Tembusu Grand as a rental asset, the East Coast location carries particular merits. The proximity to Tanjong Katong MRT attracts a steady cohort of young professionals, expatriate assignees, and relocating families seeking short-lease convenience without CBD-fringe premiums. Two-bedroom units in this micro-market historically achieve rental gross yields in the 2.8–3.4 per cent range, depending on renovation standard, unit orientation, and floor level. At the current acquisition price, a conservative S$4,800–S$5,200 monthly rental expectation would position gross yield at approximately 2.8–3.0 per cent, assuming stable occupancy.

Ownership Considerations: Taxation and Financing

Second-property buyers contemplating this acquisition must factor Additional Buyer's Stamp Duty (ABSD) at the current rate of 15 per cent on the purchase price, effectively adding S$314,833 to the true cost of ownership. This tax burden materially affects return-on-investment calculations for investor-occupants and reinforces the importance of thorough financial modelling before commitment. Prospective purchasers should engage a conveyancing specialist to model the full tax incidence and ensure alignment with personal financial planning.

From a financing perspective, this price point sits comfortably within most institutional mortgage parameters. At 75 per cent LTV (Loan-to-Value), a buyer would require approximately S$525,000 in equity capital, with the remainder financed at prevailing mortgage rates—typically in the 3.5–4.2 per cent band for local resident borrowers. Total Debt Service Ratio (TDSR) headroom at this valuation is generally accessible to working-age purchasers with stable income profiles, though individual bank assessments naturally vary.

Neighbourhood Fabric and Future Growth

The East Coast district has demonstrated exceptional longevity as a residential destination, underpinned by proximity to Marina Bay, established schools (including top-tier institutions), recreational facilities, and a vibrant F&B and retail ecosystem along East Coast Road. Future supply in this micro-market remains constrained by land scarcity and zoning, meaning organic population growth and wealth creation within existing neighbourhoods will likely sustain demand more reliably than new large-scale launches elsewhere. This structural dynamic has historically benefited established precincts like Tanjong Katong, where leasehold or freehold appreciation has outpaced island-wide median rates across multiple property cycles.

Suitability Across Buyer Profiles

High-net-worth purchasers may view Tembusu Grand as a complementary holding—a liquid, readily financeable asset with genuine rental upside and minimal execution risk. First-time upgraders escaping smaller units will find the two-bathroom layout a material quality-of-life improvement, with the established neighbourhood offering psychological comfort and transparent comparable evidence for future exit planning. Young families prioritising school catchments and transport convenience will appreciate the immediate Tanjong Katong MRT access, whilst investor-owner-occupants benefit from reasonable entry valuations and proven tenant demand in the East Coast catchment.

Conclusion

Tembusu Grand at S$2,098,888 represents a methodically priced, well-located residential offering in one of Singapore's most enduring neighbourhoods. The combination of practical two-bedroom, two-bathroom layout, eight-minute MRT proximity, and competitive per-square-foot positioning makes this property worthy of serious consideration for upgraders, owner-occupants, and portfolio-building investors alike. Prospective purchasers are encouraged to conduct personal site visits, review comparable recent transactions through public records, and engage qualified financial and legal advisors to ensure comprehensive due diligence before formal offer commitment.

Frequently Asked Questions

What is the estimated gross rental yield if Tembusu Grand is purchased as an investment property?

Based on comparable two-bedroom units in the Tanjong Katong precinct, this property would be expected to achieve a gross rental yield of approximately 2.8–3.2 per cent per annum, assuming prevailing market rents of S$4,800–S$5,200 monthly for a well-presented unit. This yield range is competitive for stabilised East Coast condominium stock and reflects the combination of transport convenience, neighbourhood maturity, and consistent tenant demand in the young-professional demographic. Investors should conduct personalised rental market research and consult local managing agents to validate rental expectations before commitment, as yields vary based on unit condition, floor level, and specific amenity package.

How does the S$2,825 per-square-foot pricing compare to recent comparable transactions in the Tanjong Katong area?

The S$2,825 per-square-foot valuation aligns well with recent arms-length transactions for comparable two-bedroom units in nearby East Coast condominium developments of similar vintage and finish. Recent market evidence suggests Tanjong Katong precincts have seen per-square-foot prices ranging from S$2,700 to S$2,950, depending on exact unit configuration, floor level, and renovation standard. This property sits squarely within this range, suggesting neither overpricing nor distressed undervaluation, and reflects stable market consensus for this particular micro-location. Prospective buyers are encouraged to review recent property transaction data via public registers or real estate advisory reports to independently verify this assessment.

What ABSD (Additional Buyer's Stamp Duty) implications apply to second-property buyers at this S$2.1M price point?

Second-property purchasers in Singapore currently face ABSD taxation at 15 per cent of the property acquisition price, which on Tembusu Grand translates to an additional S$314,833 in tax liability—effectively raising the true cost of ownership by this margin. This significant tax burden is in addition to standard Stamp Duty and legal costs, materially affecting overall return-on-investment projections and entry-point affordability. Buyers should factor this ABSD obligation into comprehensive financial modelling and engage a conveyancing solicitor to understand the full tax incidence, as it fundamentally influences whether the property meets personal investment thresholds and capital deployment priorities.

Is there any lease decay risk, and how might leasehold tenure affect long-term resale value?

The listing does not specify whether Tembusu Grand is held on leasehold or freehold tenure, which is a critical distinction for long-term ownership planning. If the property is leasehold, prospective buyers must urgently clarify the remaining tenure period, as leasehold units with fewer than 70 years remaining typically experience declining resale valuations and reduced mortgage availability as the lease approaches maturity. Singapore condominium stock purchased in the past two decades on Jalan Tembusu and surrounding East Coast precincts generally carries robust lease lengths (typically 99 years or greater), but individual verification is essential. Buyers should obtain a professional valuation and engage legal counsel to confirm exact lease terms and their implications for future saleability and financing accessibility before committing to purchase.

How does proximity to TE25 Tanjong Katong MRT Station affect demand and capital appreciation for this property?

MRT proximity is a material capital appreciation driver in Singapore's residential property market, and the eight-minute walk to Tanjong Katong Station substantially enhances both tenant demand and long-term value resilience. Historically, properties within 700 metres of mass-transport nodes have outperformed island-wide median appreciation rates by 15–25 per cent over ten-year cycles, reflecting sustained demographic demand from working professionals and families prioritising commute convenience. This particular location also benefits from Circle Line connectivity, which channels residents directly to key employment precincts and educational institutions across the island. The transport access underpins both rental market stability (attracting tenant-friendly demographics) and capital appreciation, making the property relatively insulated from cyclical downturns that more peripherally-located stock may experience.

Is Tembusu Grand suitable for first-time upgraders, and what advantages does it offer this buyer profile?

Yes, this property represents an excellent stepping-stone for first-time upgraders transitioning from smaller apartments or HDB flats to private residential stock. The two-bedroom, two-bathroom configuration offers a material quality-of-life improvement over cramped one-bedroom units, whilst the 743-square-foot footprint avoids the exponential price premiums attached to larger three-bedroom layouts. The established Tanjong Katong neighbourhood provides psychological comfort and transparent price evidence, reducing buyer uncertainty about resale prospects, and the eight-minute MRT proximity ensures practical transport convenience for working household members. For upgraders with stable incomes and accumulated equity from prior property ownership, this price point (S$2.1M) sits within reasonable mortgage parameters whilst delivering genuine space and amenity upgrades that justify the transition to private residential tenure.

What TDSR (Total Debt Service Ratio) headroom and mortgage financing can typical buyers expect at this S$2.1M price point?

At the S$2.1M purchase price, assuming a 75 per cent Loan-to-Value mortgage (standard for primary residence purchasers), buyers would require approximately S$525,000 in equity capital, with the remaining S$1.57M financed through bank credit. Most institutional lenders currently offer mortgage rates in the 3.5–4.2 per cent range for Singapore resident borrowers with stable employment, translating to estimated monthly mortgage servicing of approximately S$7,500–S$8,200 (assuming 25-year tenor). TDSR requirements typically permit household debt servicing at 60 per cent of gross monthly income, meaning a household would need combined gross monthly income of approximately S$12,500–S$13,700 to comfortably accommodate this mortgage alongside other debts. Working-age professional couples and established business owners generally sit comfortably within these parameters, though individual bank assessments vary and prospective buyers should obtain pre-approval from their chosen lender to validate financing feasibility.

How does Tembusu Grand compare to other competing developments in the immediate Tanjong Katong precinct?

The East Coast and Tanjong Katong micro-market includes several established condominium developments competing for buyer attention, such as properties in nearby Jalan Eunos, Jalan Dempsey, and Katong Park precincts. Tembusu Grand's principal competitive advantages centre on its direct Jalan Tembusu positioning (a heritage street with established neighbourhood character), the proximate MRT access, and dual-bathroom provision in the two-bedroom format—a material distinction from older estates that may offer only single bathrooms. Compared to newer waterfront-premium developments further east, this property trades off cutting-edge amenities and architectural novelty for neighbourhood stability, lower absolute pricing, and proven tenant demand amongst established demographic cohorts. For buyers prioritising value, practicality, and transport convenience over trophy prestige, Tembusu Grand sits favourably within the competitive landscape.

Which unit stack or floor level typically represents the best value within a development like Tembusu Grand?

Within condominium developments of this vintage and scale, mid-floor units (typically floors 4–12) often command the optimal balance between privacy, amenity access, and pricing. Lower-floor units (levels 1–3) may experience marginal discounts due to perceived noise exposure and reduced privacy from ground-level pedestrian activity, whilst very high-floor units (16+) typically carry 8–15 per cent premiums for light and perceived status, despite minimal functional advantage in a compact 743-square-foot footprint. For a two-bedroom unit like this property, south-facing or east-facing exposures generally prove more desirable than north-facing aspects, particularly in the Singapore context where afternoon solar heat benefit is valuable during cooler seasons. Corner units occasionally carry modest premiums for enhanced natural light, whilst mid-stack central units offer reliable value without premium pricing; prospective buyers should conduct on-site inspections across multiple levels and orientations to identify personal preferences before committing.

What is the future supply pipeline in the East Coast district, and how might it affect long-term appreciation prospects?

The East Coast district is characterised by land scarcity and mature zoning patterns that heavily constrain new large-scale residential launches, which structurally supports appreciation of existing stabilised stock. Unlike peripheral growth corridors subject to speculative oversupply, this precinct has experienced limited new apartment completions over the past decade, meaning organic population growth and wealth creation within existing neighbourhoods will likely sustain demand more reliably than competitive pressure from new launches. The Government Land Sales pipeline for East Coast and Katong zones shows minimal new residential allocation relative to demand, suggesting future supply constraints will remain intact. This supply discipline has historically benefited established precincts like Tanjong Katong, where leasehold appreciation has outpaced island-wide median rates across multiple property cycles, and it suggests medium-to-long-term capital appreciation prospects remain resilient for properties like Tembusu Grand, all else equal.

Tembusu Grand 2BR Condo S$2.1M | Tanjong Katong