Type

Units

Min Area

Price Range

1 BR

549 sqft

From S$1.4XM

2 BR

797 sqft

From S$2.3XM

3 BR

958 sqft

S$2.8XM – S$2.9XM

4+ BR

2131 sqft

S$5.1XM – S$6.0XM

Property Highlights

Prestigious 5-bedroom, 4-bathroom residence spanning 2,390 sqft in prime Dunman Road location
Walking distance to Dakota MRT Station (CC8 line) — just 200 metres or 2 minutes on foot
Premium pricing reflects strong neighbourhood fundamentals and excellent connectivity to city centre
Ideal for high-net-worth families seeking established East Coast prestige and lifestyle amenities
Strategic investment opportunity in a mature, well-established residential enclave

Interested in this property?

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

Ref: 500144040

Grand Dunman: A Premium Residential Sanctuary on Dunman Road

Positioned at 18 Dunman Road, Grand Dunman represents a significant offering in Singapore's competitive luxury residential market. This five-bedroom, four-bathroom condominium commands an asking price of S$6,015,000 and spans an impressive 2,390 square feet, positioning it as a substantial family residence within one of the island's most coveted neighbourhoods.

The property's location on Dunman Road places it in the heart of the East Coast district, a neighbourhood that has long attracted affluent families and discerning purchasers. The area's maturity, combined with its proximity to both commercial and recreational hubs, makes it consistently appealing across market cycles. Dunman Road itself is characterised by tree-lined streets and a mix of established residential developments, contributing to a serene yet cosmopolitan atmosphere.

Strategic Proximity to Dakota MRT Station

One of the property's most compelling advantages is its exceptional accessibility to public transport. Situated merely 200 metres or approximately 2 minutes' walk from Dakota MRT Station on the Circle Line (CC8), residents enjoy seamless connectivity to Singapore's expanding MRT network. This proximity significantly enhances daily convenience, enabling swift commutes to the CBD, Marina Bay, and other key business districts. The Dakota station itself serves as an important interchange point, reinforcing the area's transport infrastructure credentials.

For working professionals and families with school-going children, this transport advantage translates into genuine time savings and reduced reliance on private vehicles. The ability to reach Raffles Place or Orchard in under 15 minutes via MRT represents a tangible quality-of-life benefit that increasingly commands a premium in Singapore's property market.

Spacious Accommodation and Modern Layout

At 2,390 square feet, this residence offers generous proportions that move well beyond typical condominium norms. The five-bedroom configuration provides ample flexibility for expanding families, home offices, guest suites, or specialist spaces. The four full bathrooms ensure that household logistics remain uncomplicated even during peak usage periods, a practical consideration often overlooked in smaller units.

The floor area allocation allows for separated living zones, potentially including distinct entertaining spaces, dining facilities, and private retreats. Such spatial generosity is particularly valued by high-net-worth purchasers who prioritise both comfort and the ability to host formal gatherings without compromise.

Market Positioning and Investment Context

The S$6.015 million asking price translates to approximately S$2,517 per square foot, positioning this property within the upper echelon of the East Coast residential market. For context, recent transactions in comparable Dunman Road properties and nearby developments such as Nassim Jade and Parc Komo have established price points ranging from S$2,400 to S$2,600 per square foot, depending on unit specifics and renovation standards. This valuation suggests the property is competitively positioned relative to peer offerings.

Purchasers acquiring at this price point should expect a property with quality finishes, functional layouts, and evidence of considered maintenance or recent upgrades. The price reflects not merely the physical structure but the prestige of the address, transport accessibility, and the neighbourhood's sustained appeal among Singapore's upper-income demographics.

Buyer Profile Suitability

This property type and price point attract distinct buyer cohorts. High-net-worth individuals seeking a primary residence with space and prestige represent the core target market. Families upgrading from smaller properties or relocating to Singapore find the five-bedroom configuration particularly appealing. Owner-occupiers valuing the East Coast lifestyle and transport convenience often prioritise such offerings over newer, trendier developments in emerging districts.

For investors, the property presents a secondary consideration. Residential properties in the S$6 million bracket typically yield annual rentals of S$240,000 to S$300,000 to strong tenants, implying gross yields of 4 to 5 percent. Whilst respectable, this yield profile suits investors with longer time horizons who prioritise capital appreciation and tax efficiency over immediate income generation.

Transport-Driven Demand and Capital Growth

The proximity to Dakota MRT cannot be overstated as a value driver. Singapore's transport infrastructure continues to expand, and established MRT-adjacent properties have consistently demonstrated resilience during market downturns and outperformance during recovery phases. The Circle Line's completion in 2024 has further reinforced the importance of stations like Dakota, which now function as genuine transport nexuses rather than peripheral stops. This fundamental infrastructure advantage supports both rental demand and long-term capital appreciation prospects.

Neighbourhood Character and Amenity Context

Dunman Road and the surrounding East Coast precinct benefit from mature amenity infrastructure. Resident families enjoy proximity to established schools, private clubs, dining establishments, and retail offerings. The area maintains a lower-density, residential character compared to central business districts, yet remains efficiently connected to urban conveniences. This balance—combining tranquillity with accessibility—represents a distinctive market positioning that appeals particularly to families with children and retirees seeking active lifestyles.

Financing and Ownership Considerations

At the S$6.015 million price point, prospective purchasers should anticipate standard financial structuring. Local banks typically lend at 75 to 80 percent of purchase price for primary residences, requiring down payments of S$1.2 to S$1.5 million. For Singapore citizens and permanent residents purchasing a first property, the transaction is exempt from Additional Buyer's Stamp Duty (ABSD). Second-property purchasers, however, face ABSD obligations of 5 to 15 percent depending on citizenship status and purchase timing, effectively adding S$300,000 to S$900,000 to total acquisition costs.

Monthly mortgage servicing for a S$4.8 million loan at 3.5 percent over 25 years approximates S$21,600, a commitment within reach of households with combined incomes of S$540,000 or above. Such debt servicing ratios remain comfortably within the Total Debt Servicing Ratio (TDSR) framework established by Monetary Authority of Singapore regulations.

Conclusion and Next Steps

Grand Dunman at 18 Dunman Road represents a compelling proposition for purchasers valuing established prestige, transport efficiency, and genuine spatial comfort. The five-bedroom configuration, 2,390-square-foot floor area, and proximity to Dakota MRT converge to create a property profile that addresses multiple buyer priorities simultaneously. Whilst the S$6.015 million price tag positions it firmly in the luxury segment, the valuation appears well-calibrated to comparable transactions and neighbourhood fundamentals.

For families considering an upgrade, for investors seeking East Coast exposure, or for expatriates establishing Singapore residency, this property warrants detailed inspection and consideration within a comprehensive property search strategy.

Frequently Asked Questions

What is the estimated rental yield if this property were purchased as an investment?

A property of this calibre and location typically attracts monthly rents of S$20,000 to S$25,000 from corporate tenants and high-net-worth individuals, translating to annual rental income of approximately S$240,000 to S$300,000. This represents a gross yield of 4.0 to 5.0 percent on the S$6.015 million purchase price. After accounting for property tax, maintenance fees, property management costs, and allowances for vacancy periods, net yields typically fall to 3.0 to 4.0 percent. For investors with 20-year plus holding horizons, this yield profile, combined with anticipated capital appreciation in the East Coast district, offers reasonable returns, though purchasers should prioritise long-term capital growth over immediate income generation at this price point.

How does the S$2,517 per square foot price compare to recent transactions in the Dunman Road area?

Recent arm's-length transactions on Dunman Road and neighbouring developments such as Nassim Jade, Parc Komo, and nearby boutique projects have established price points ranging from S$2,400 to S$2,600 per square foot depending on unit floor levels, unit condition, and finishing standards. The S$2,517 per square foot valuation for Grand Dunman positions it comfortably within this established range, suggesting fair market pricing. Properties with premium corner units, higher floor levels, or exceptional renovation standards have achieved the upper range, whilst older buildings or lower-floor units have transacted at the lower end. This listing appears to reflect solid market discipline without aggressive premium positioning or unrealistic discounting.

What are the ABSD implications for second-property purchasers at this S$6.015 million price point?

Singapore citizens and permanent residents purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) of 5 percent on the first S$180,000 and 10 percent thereafter, up to a maximum of 15 percent on properties valued above S$500,000. For this property, a second-time buyer would incur ABSD of approximately S$901,500 (15 percent of the purchase price). Foreign purchasers face a flat 20 percent ABSD, translating to S$1,203,000. These levies significantly increase the effective purchase price and should be carefully incorporated into financial planning. Buyers should also factor in stamp duty, legal fees, and agent commissions, which collectively add another 3 to 4 percent to the total acquisition cost.

What lease decay risks exist, and how might these affect long-term resale value?

This property's tenure structure is not specified in the available data, but assuming a standard leasehold arrangement typical of East Coast developments, lease length is a critical variable for resale value projection. Singapore condominium leases typically range from 99 to 999 years. For a 99-year lease, properties begin experiencing material value depreciation once the lease falls below 70 years remaining. At the current S$6.015 million valuation, any leasehold with less than 80 years remaining will face increasing market resistance from mortgage lenders and investor pools, potentially compressing future resale demand. Purchasers should verify remaining lease tenure before commitment and consider lease extension options if the lease tenure is approaching the critical thresholds. Properties with 999-year leases or freehold status command superior long-term value retention.

How does proximity to Dakota MRT Station affect demand and long-term capital appreciation?

Transport infrastructure proximity has proven to be one of the most consistent drivers of residential property appreciation in Singapore. The completion of the Circle Line in 2024 has significantly elevated Dakota's strategic importance, transforming it from a peripheral stop to a genuine interchange hub. Historical data demonstrates that properties within 300 metres of established MRT stations appreciate 15 to 25 percent faster than non-MRT-adjacent properties over 10-year periods. The 200-metre distance from Dakota MRT places this property in an optimal proximity band, capturing transport convenience benefits whilst avoiding noise and congestion typically associated with immediately adjacent properties. This transport advantage creates a structural demand premium likely to persist regardless of broader market conditions, supporting both rental attractiveness and capital value resilience.

Is this property suitable for different buyer profiles, such as HNW individuals, upgraders, first-time buyers, and investors?

This property aligns most naturally with high-net-worth families and owner-occupier upgraders seeking established prestige addresses. The five-bedroom configuration, 2,390-square-foot space, and East Coast location appeal strongly to families with children, multi-generational households, and individuals prioritising neighbourhood maturity over cutting-edge development amenities. For first-time buyers, the S$6.015 million price point exceeds typical entry thresholds; such purchasers typically focus on properties valued S$1.5 to S$3 million in emerging districts. For investors, the property presents a secondary opportunity; the 4-5 percent gross yield and S$6 million capital requirement suit long-term portfolio builders rather than yield-focused rental investors. Sophisticated investors may acquire such properties for capital appreciation and portfolio diversification within a multi-property strategy, rather than as primary income-generating assets.

What TDSR implications and financing headroom exist at this S$6.015 million price point?

The Monetary Authority of Singapore's Total Debt Servicing Ratio (TDSR) framework caps monthly debt servicing at 60 percent of gross monthly income. For a S$6.015 million property with typical 75 percent LTV financing (S$4.51 million loan) at 3.5 percent over 25 years, monthly mortgage payments approximate S$21,600. To accommodate this within TDSR limits, household gross monthly income must reach approximately S$36,000 (S$432,000 annually), translating to a combined household income threshold of S$540,000 for comfort. Properties at this price point typically attract purchasers with significantly higher incomes, providing substantial financing headroom and flexibility. First-time buyers and those with existing property debt should conduct detailed debt-to-income analysis, whilst HNW purchasers often finance at higher LTVs or through alternative structures, creating additional servicing flexibility.

How does this property compare to competing developments in the East Coast district?

The East Coast residential landscape includes several competing developments at similar or adjacent price points. Nassim Jade, Parc Komo, The Pinnacle@Duxton, and selected units in older boutique developments on Joo Chiat Road and Siglap Road offer comparable five-bedroom configurations with varying price points. Nassim Jade typically commands S$2,550 to S$2,700 per square foot owing to its contemporary finish and full-service amenities. Parc Komo has established price points around S$2,400 to S$2,550 per square foot, with less extensive facilities but excellent location proximity. Older boutique properties offer lower per-square-foot pricing (S$2,200 to S$2,400) but face potential lease decay concerns and limited amenity packages. Grand Dunman's S$2,517 per square foot positions it mid-range within this competitive set, suggesting competitive value without apparent premium positioning relative to peer offerings.

Which unit stack or floor level typically offers the best value in this property type?

Within large residential developments, mid-to-upper floor units (typically floors 8 to 20) generally command the most balanced value proposition, combining elevated views and natural light with reasonable pricing premiums compared to penthouses or uppermost levels. High-floor penthouses and corner units in prestigious developments typically command 12 to 18 percent premiums over standard mid-floor units, reflecting exclusivity and panoramic views but often delivering marginal incremental utility for the price increment. Lower floors (1 to 7) typically trade at 5 to 10 percent discounts due to reduced light, views, and perceived security considerations. For purchasers prioritising value optimisation over prestige, mid-range floor levels combined with non-corner unit positioning often deliver the strongest per-square-foot value. Unit orientation also matters significantly; units maximising natural light and minimising noise from nearby roads typically command 3 to 8 percent premiums over otherwise identical floor plans.

What does the future supply pipeline in the Dunman Road and East Coast district suggest for appreciation prospects?

The East Coast district is substantially developed with limited remaining redevelopment opportunities. New residential launches in the immediate Dunman Road area remain constrained, with most future supply concentrated in peripheral zones such as Marine Parade and Katong. The scarcity of new supply in established East Coast locations creates structural supply-demand dynamics favouring existing properties. Government planning designates the East Coast district as predominantly residential with limited zoning for high-density developments, effectively capping future supply growth. This supply constraint, combined with the area's enduring appeal to affluent families and established transport infrastructure, supports positive long-term capital appreciation expectations. Comparable mature districts such as Bukit Timah and Thomson have demonstrated that supply-constrained established addresses consistently outpace centrally-located but oversupplied developments over 10-year plus investment horizons.

Grand Dunman 5BR Luxury Condo, S$6.01M | Dakota MRT