Type

Units

Min Area

Price Range

3 BR

990 sqft

From S$2.8XM

4+ BR

2691 sqft

From S$7.8XM

Property Highlights

3-bedroom, 2-bathroom unit spanning 990 sqft at S$2,799,999 – premium positioning in the Tanjong Katong corridor
Just 8 minutes' walk (670m) to TE25 Tanjong Katong MRT Station, offering excellent connectivity to the city and East Coast
Well-appointed condominium living with modern finishes in one of Singapore's most established residential neighbourhoods
Strategic location balances proximity to amenities, schools, and leisure precincts typical of the East Coast lifestyle
Ideal for owner-occupiers seeking a mature estate with strong fundamentals and stable property values

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Ref: 500028220

Tembusu Grand: Premium Living on Jalan Tembusu

Tembusu Grand represents a compelling residential opportunity on Jalan Tembusu, one of the most sought-after addresses in Singapore's East Coast precinct. This three-bedroom, two-bathroom condominium unit spans a generous 990 square feet, offering space and comfort that appeals to both established families and discerning upgraders. The asking price of S$2,799,999 positions this property at a premium end of the Tanjong Katong market, reflecting both the quality of the development and the neighbourhood's enduring appeal.

The property's location on Jalan Tembusu places residents within walking distance of Tanjong Katong MRT Station, merely 670 metres away, translating to approximately eight minutes on foot. This transit proximity transforms the property into a highly accessible residential choice, with direct connections to the Thomson-East Coast Line providing rapid access across Singapore's key business and residential districts. The convenience factor cannot be understated for professionals commuting to the city centre or families valuing time savings on daily journeys.

Neighbourhood Character and Amenities

The East Coast has long been synonymous with established community living, tree-lined streets, and a distinct separation from the urban hustle. Jalan Tembusu sits at the heart of this character, surrounded by well-maintained residential properties, local dining establishments, and retail offerings catering to day-to-day needs. The proximity to East Coast Park provides outdoor recreation opportunities, whilst nearby schools service families across primary and secondary education levels. This maturity of infrastructure means new residents inherit an already well-developed ecosystem rather than entering a work-in-progress neighbourhood.

For those with children, the area's educational institutions have established track records and community participation. For retirees or empty-nesters, the relative quiet and familiarity of the East Coast provides an appealing contrast to higher-density central zones. The neighbourhood's stability translates into predictable demand patterns and resilient property values, characteristics that extend across multiple property cycles.

Unit Specifications and Living Space

At 990 square feet, this three-bedroom unit offers practical room configurations suitable for small to medium-sized households. The two bathrooms provide convenience for families or those wishing to maintain privacy during morning routines. The total area strikes a balance between spaciousness and efficient utility, avoiding the excessive square footage that drives up both purchase price and maintenance outlays. This sizing proves particularly attractive to upgraders transitioning from smaller two-bedroom properties, offering tangible improvement without requiring adjustment to oversized layouts.

The 3-bed configuration naturally suits owner-occupiers prioritising flexibility – a guest bedroom for extended family visits, a home office setup, or simply the breathing room that defines quality of life. Unlike micro-units marketed as investment vehicles, this property addresses genuine residential requirements.

Transportation and Urban Connectivity

Tanjong Katong MRT Station (TE25) forms the backbone of this property's transport narrative. The Thomson-East Coast Line has fundamentally reshaped East Coast accessibility, reducing travel times to the CBD and enabling seamless interchange with the Circle Line at Paya Lebar. Residents enjoy options ranging from driving to the city (typically 20–25 minutes during off-peak periods) or utilising the MRT for a reliable, traffic-independent journey. This flexibility appeals particularly to professionals with variable schedules or families managing school runs alongside workplace commitments.

The MRT station's role extends beyond mere transport; it anchors property values and supports sustained demand. Stations on completed new lines historically demonstrate superior capital appreciation compared to properties lacking direct transit access, a factor that will likely influence long-term resale prospects for Tembusu Grand.

Investment Considerations and Market Position

The S$2.8 million price point positions this property within the upper-middle segment of the private condominium market. Prospective investors evaluating this purchase must consider not only immediate rental yield prospects but also capital appreciation potential within the East Coast corridor. The neighbourhood's maturity suggests modest but stable rental demand from expatriate professionals and relocating Singaporean families seeking established areas over new estates.

For owner-occupiers, the price reflects current market rates for quality three-bedroom units in accessible, well-serviced neighbourhoods. The quantum remains substantially below comparable properties in more central locations, whilst the transport connectivity rivals many premium districts. This positioning offers value for buyers prioritising practical transport and community amenities over headline prestige or CBD proximity.

Property Market Context

The private condominium market in East Coast areas continues to demonstrate resilience, particularly for units offering genuine lifestyle benefits rather than pure investment returns. Tembusu Grand enters a competitive landscape including various established developments, each positioning differently along the spectrum of price, size, and amenity offerings. The property's success in this market will ultimately depend on buyer priorities: those valuing established neighbourhoods, good transport, and family-friendly environments will find considerable appeal, whilst investors seeking high yields may evaluate alternative strategies.

The East Coast precinct itself remains unlikely to experience dramatic gentrification or transformation, a characteristic that appeals to those seeking stability over speculation. Property values here tend to move in line with broader market cycles rather than experiencing volatility driven by localised redevelopment announcements.

Summary

Tembusu Grand on Jalan Tembusu represents a carefully positioned offering for buyers prioritising location, accessibility, and established neighbourhood character. The three-bedroom, two-bathroom layout spanning 990 square feet provides genuine residential utility, whilst the proximity to Tanjong Katong MRT Station ensures transport convenience. At S$2,799,999, the property reflects current market rates for quality East Coast residential living, appealing principally to owner-occupiers and upgraders rather than those pursuing pure investment angles. The mature neighbourhood context, accessible amenities, and reliable transport connectivity establish this as a sensible residential choice for those valuing practical lifestyle considerations over headline locations.

Frequently Asked Questions

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

Rental yields for three-bedroom units in the Tanjong Katong area typically range between 2.5% and 3.5% gross per annum, depending on finishes, exact floor level, and market conditions at the time of letting. At S$2.8 million, this would translate to approximate annual rental income of S$70,000–S$98,000, assuming successful tenant placement. However, prospective investors must account for property tax, management fees, maintenance reserves, and potential vacancy periods; net yield to the owner commonly sits 0.8–1.2 percentage points below gross figures. The mature neighbourhood appeals primarily to expatriate professionals and relocating families rather than high-churn student or transient tenants, suggesting more stable but modest rental returns compared to centrally located units targeting serviced apartment segments.

How does the S$2.8M price compare to recent per-square-foot transactions in Tanjong Katong?

Three-bedroom units in comparable East Coast developments have recently transacted in the region of S$2,700–S$3,100 per square foot, placing Tembusu Grand's effective price per square foot at approximately S$2,828–S$2,848 (based on the 990 sqft area). This positions the property slightly above the median for the precinct, reflecting quality construction and finishes balanced against the property's age relative to newly launched developments in adjacent areas. Recent transactions in the broader Tanjong Katong catchment have shown modest appreciation of 2–4% annually over three-year holding periods, suggesting the pricing reflects current equilibrium rather than representing exceptional value or overestimation. Buyers should benchmark this against comparable three-bedroom units launched within the past two years to ensure comfort with the pricing relative to alternatives.

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

For second-property buyers, the S$2.8 million purchase price triggers Additional Buyer's Stamp Duty (ABSD) at escalating rates: 5% for the first S$180,000 of consideration, 10% for the next S$180,000, and 15% on the remainder exceeding S$360,000. This results in total ABSD liability of approximately S$395,000–S$402,000, a substantial quantum that materially impacts purchase affordability and net returns if held as an investment. The ABSD burden effectively increases the true purchase cost to S$3.2 million, a factor that significantly affects feasibility of achieving positive cash flow in the early years of ownership. Second-property buyers should carefully model ABSD costs alongside financing arrangements, as the quantum often proves comparable to one to two years of estimated gross rental income, creating extended payback periods before investment returns become attractive. First-time buyers purchasing this property as their sole residence face no ABSD liability, a material advantage that may justify prioritising owner-occupation over speculative investment strategies at this price point.

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

Assuming Tembusu Grand is a leasehold property (standard for private condominiums in Singapore), lease length and decay trajectory significantly influence long-term value preservation. Properties with leases below 80 years typically experience accelerated value erosion as they approach 60-year remaining tenure, with some banks restricting financing for leases below 70 years. If Tembusu Grand carries a standard 99-year lease from inception, current lease remaining depends on the development's launch date; a 20-year-old property would have approximately 79 years remaining, positioning it at the threshold where decay becomes material. Buyers should confirm the exact lease commencement date and remaining tenure before purchase, as this directly impacts both short-term financing availability and long-term resale prospects. For investment purposes, lease decay represents a genuine risk requiring careful modelling; an investor purchasing at S$2.8 million today may face significantly diminished resale value in 20–30 years if lease degradation progresses unmanaged. Many buyers in this price range remain unaware of lease dynamics, representing a potential source of surprise and dissatisfaction during future sales.

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

Proximity to MRT stations, particularly those on newer lines like the Thomson-East Coast Line, historically correlates with above-average capital appreciation rates and sustained rental demand. Properties within 10 minutes' walk of operational MRT stations in Singapore have demonstrated approximately 3–5% average annual appreciation over 10-year holding periods, compared to 2–3% for properties lacking direct transit access. Tanjong Katong Station's role as a key interchange hub (TE25) enhances this effect, as it connects the East Coast corridor to the city centre and enables transfers across Singapore's entire rail network. The transportation premium embedded in Tembusu Grand's price of S$2.8 million reflects this demand reality; comparable properties in the same area but 1.5–2 kilometres from the station typically command 8–15% lower prices. Future supply limitations on the Thomson-East Coast Line (the corridor is essentially complete) suggest that transit proximity will remain a critical value driver, potentially supporting sustained appreciation. However, buyers should recognise that this MRT premium is already reflected in current pricing; exceptional returns require either identification of undervalued alternatives or broader market appreciation beyond the transit-proximity factor.

Who are the ideal buyer profiles for this property, and does it suit first-time buyers, upgraders, HNW individuals, or investors?

Tembusu Grand suits multiple buyer profiles, though with varying risk and return characteristics. Owner-occupying upgraders represent the most natural constituency – families outgrowing two-bedroom units and seeking additional space without extending into over-sized four-bedroom territory; the 990-sqft three-bedroom format directly addresses this demographic's needs. High-net-worth individuals seeking East Coast lifestyle and willing to prioritise neighbourhood character over headline locations find the property appropriate, though many HNW buyers gravitate towards larger formats or central areas offering greater status differentiation. First-time buyers with sufficient capital (S$2.8 million entry price) may find the property suitable if they view it as a long-term owner-occupation rather than a stepping-stone; however, first-timers typically lack the financial buffers to absorb extended holding periods if needing to sell quickly. Professional investors seeking yield optimisation should approach cautiously, as 2.5–3.5% gross yields provide modest returns relative to the quantum deployed, particularly after factoring in ABSD, agent commissions, and holding costs. The property represents a considered purchase for those prioritising lifestyle and location stability, less so for investors pursuing capital appreciation or speculative strategies.

What TDSR implications and financing headroom exist at the S$2.8M price point?

Total Debt Servicing Ratio (TDSR) limits in Singapore typically cap borrower monthly debt servicing at 60% of gross monthly income, creating meaningful constraints for S$2.8 million property purchases. Assuming a 70% loan-to-value ratio (standard for properties above S$1 million), borrowers require approximately S$840,000 in cash whilst financing S$1.96 million through mortgage. At prevailing mortgage rates around 4–4.5%, monthly servicing on this mortgage approximates S$9,200–S$9,800, implying a required gross monthly income of approximately S$15,300–S$16,300 to satisfy TDSR requirements. This translates to annual gross household income targets of S$184,000–S$196,000, placing the property firmly within the reach of established professionals and dual-income households but beyond entry-level earners. Buyers with lower income bases may access lower LTV ratios (60–65%) by contributing larger down payments, though this reduces liquidity headroom. Financing headroom becomes additionally constrained for second-property buyers who face ABSD liabilities of S$395,000–S$402,000, effectively requiring additional cash reserves and reducing financing efficiency. Prudent buyers should stress-test their financing capacity at higher interest rate scenarios (5–6%) to ensure comfortable servicing buffers during economic downturns or extended unemployment periods.

How does Tembusu Grand compare to nearby competing developments in price, size, and positioning?

The East Coast corridor includes several established competing developments such as properties in the Tanjong Katong Road corridor and newer launches in the Paya Lebar precinct, each positioning differently along the spectrum of price, finishes, and amenities. Comparable three-bedroom units in peer developments typically range from S$2.5–S$3.2 million depending on age, finishes, and specific location within the precinct; Tembusu Grand's S$2.8 million pricing places it mid-range within this cohort, neither commanding premium pricing nor presenting obvious undervaluation. Newer launches in the immediate area may offer modern finishes and contemporary facilities at price points approaching S$3+ million, whilst established developments further from the MRT station trade at discounts of 10–15% reflecting longer transit times. The key differentiator for Tembusu Grand lies in its combination of established neighbourhood character, walkable MRT proximity, and three-bedroom configuration; buyers comparing alternatives should evaluate whether premium-priced newer developments justify their additional cost through superior finishes or facilities, or whether Tembusu Grand's combination of accessibility and maturity provides superior value. Direct comparison shopping with recently transacted comparable properties (not asking prices) provides the most reliable benchmark for assessing positioning accuracy.

Are certain unit stack levels or floors more desirable for value and livability at Tembusu Grand?

Residential unit desirability within private condominiums typically correlates with specific floor level characteristics affecting light, privacy, noise exposure, and perceived prestige. Lower-floor units (ground to third levels) often attract slight discounts of 3–8% relative to mid-floor equivalents due to reduced privacy, increased pedestrian/vehicle noise, and marginally lower natural light; however, these units appeal to elderly residents preferring stair avoidance and families with young children valuing ground-level garden access if available. Mid-floor units (approximately levels 8–15) typically command premium positioning, offering superior light, privacy, and perceived prestige whilst remaining accessible by lift; these floors attract the broadest buyer appeal and demonstrate strongest price retention. High-floor units (levels 16 and above) appeal to status-conscious buyers willing to pay 5–12% premiums for panoramic views and maximum privacy, though rental demand for high-floor units sometimes disappoints relative to their purchase cost premium. Within Tembusu Grand specifically, mid-floor eastern or northern-facing units likely represent optimal value, balancing desirability against price premiums. Corner units and units with views towards East Coast Park or the sea demonstrate sustained premium demand, suggesting these configurations merit careful consideration despite potentially higher initial pricing. Buyers should inspect specific floor plans and obtain direct price comparisons across unit types within Tembusu Grand before finalising offers.

What future supply pipeline exists in the East Coast district, and could new developments affect Tembusu Grand's resale prospects?

The East Coast planning context differs substantially from growth corridors like the Greater Southern Waterfront or Bidadari, where substantial new residential supply is planned. The East Coast precinct is largely built-out with limited remaining sites for substantial new private residential developments; most future supply will likely comprise en-bloc en-bloc redevelopments of aging properties rather than greenfield projects, a process that unfolds over many years. The Government is targeting East Coast and Bedok areas for selective intensification through renewal programmes, but these initiatives typically extend development timelines to 10–15 years, creating minimal near-term competitive pressure on existing properties like Tembusu Grand. The limited future supply fundamentally supports property values, as constrained new completions prevent market saturation typical of suburbs where large new estates launch simultaneously. However, potential Government projects such as rezoning for mixed-use development or transit-oriented growth could theoretically emerge; buyers should review the long-term land use plans from the Urban Redevelopment Authority and local planning authority to identify any specific precinct changes affecting Tembusu Grand's location. For practical purposes, the East Coast's established character, limited redevelopment pipeline, and strong transit connectivity suggest that property values will remain stable to appreciative over 10+ year holding periods, protected by supply constraints and sustained demand from those prioritising neighbourhood maturity and accessibility over emerging growth areas.

Tembusu Grand 3-bed Condo S$2.8M, Tanjong Katong – PropSG