Type

Units

Min Area

Price Range

3 BR

990 sqft

S$2.8M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$550K on this acquisition.
Located 8 min (670 m) from TE25 Tanjong Katong MRT Station.

Price Trends & Rental Yield

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Tembusu Grand: East Coast Freehold Living with Premium Positioning

Tembusu Grand stands as a freehold residential development positioned along Jalan Tembusu in one of Singapore's most sought-after East Coast neighbourhoods. The development's strategic location places it within an eight-minute walk—approximately 670 metres—of TE25 Tanjong Katong MRT Station, anchoring residents to the TE Line and ensuring seamless connectivity across the island. This proximity to rail transit has historically been a key driver of sustained capital appreciation and rental demand in the Katong precinct, where lifestyle amenities and transport convenience converge.

The development comprises a range of residential units designed to accommodate different household sizes and configurations. Properties available within the project span multiple layouts, enabling both owner-occupiers and investors to select residences aligned with their specific needs. Pricing across the portfolio reflects the diversity of available floor plates, with units distributed across various levels and exposures. This variety ensures that purchasers can find value propositions suited to their budgets whilst maintaining exposure to the development's premium positioning and freehold tenure advantages.

Freehold Tenure and Long-Term Value Security

The freehold status of Tembusu Grand represents a fundamental distinguishing feature in the current resale market landscape. Unlike 99-year leasehold properties that experience gradual value erosion as the lease tenure diminishes over time, freehold residences retain their indefinite tenure and avoid the psychological and financial headwinds associated with lease decay. This structural advantage has made freehold developments consistently attractive to long-term owner-occupiers and institutional investors alike, particularly in established neighbourhoods where land scarcity and historical appreciation patterns support sustained demand.

The absence of lease-linked depreciation means that Tembusu Grand units avoid the downward pressure on valuations that typically accelerates below the 80-year tenure threshold. For purchasers considering a 20 to 30-year investment horizon, freehold ownership provides peace of mind regarding the asset's future marketability and residual value. This characteristic has proven especially valuable during market downturns, when leasehold properties experience disproportionate pressure relative to freehold counterparts in comparable locations.

Location Advantages and Transport Connectivity

Tanjong Katong MRT Station, situated within a short walk from the development, represents a critical infrastructure asset underpinning the neighbourhood's appeal. The TE Line connection provides direct access to key employment hubs, shopping destinations, and entertainment precincts across the East and Central regions. This transport backbone has historically supported strong owner-occupier demand from professionals working in the CBD, Marina Bay, and Jurong areas, where average commute times remain competitive relative to other private residential neighbourhoods.

Beyond rail transit, the neighbourhood benefits from extensive bus coverage, with multiple services connecting residents to regional destinations, secondary schools, and shopping centres. The maturity of transport infrastructure in the Tanjong Katong area has contributed to sustained rental yields and capital appreciation, particularly for units with efficient layouts and premium finishes that appeal to expatriate tenants and relocating professionals.

Neighbourhood Character and Amenity Landscape

The Katong precinct has undergone substantial mixed-use development over the past decade, transforming into a vibrant residential and commercial hub. Residents enjoy proximity to diverse dining, retail, and entertainment options along East Coast Road and within nearby shopping centres. This ecosystem of amenities has made the area increasingly attractive to young professionals, growing families, and empty-nesters seeking lifestyle convenience without the density of more central locations.

Educational institutions in the vicinity include several well-regarded primary and secondary schools, supporting demand from families prioritising schooling convenience. Healthcare facilities, fitness centres, and parks further enhance the neighbourhood's appeal as a holistic residential destination. The presence of these complementary amenities reinforces the development's positioning for owner-occupiers and broadens its appeal to a diverse tenant base seeking suburban comfort combined with urban accessibility.

Investment Potential and Rental Market Dynamics

Tembusu Grand's location and freehold status position it as an attractive proposition for investors evaluating rental income opportunities. The East Coast corridor has consistently demonstrated strong rental demand driven by expatriate relocations, corporate housing requirements, and the demographic appeal of the neighbourhood to mid-to-senior professionals. Properties with two and three-bedroom configurations typically achieve rental rates that reflect the area's premium positioning relative to comparable leasehold developments in adjacent districts.

The development's proximity to Tanjong Katong MRT Station and its surrounding lifestyle amenities enhance its appeal to international tenants seeking convenient, well-connected residential neighbourhoods. Rental demand tends to remain resilient across economic cycles due to the neighbourhood's established character and transport advantages, supporting consistent capital preservation and income generation objectives for investors.

Market Positioning and Buyer Suitability

Tembusu Grand appeals to a diverse buyer demographic spanning first-time purchasers seeking quality properties in established neighbourhoods, upgraders transitioning from smaller units or HDB residences, and high-net-worth individuals prioritising freehold tenure and East Coast positioning. The development's range of available units enables different buyer profiles to find value propositions suited to their specific circumstances and investment objectives.

For owner-occupiers, the freehold status and mature neighbourhood amenities support long-term residential satisfaction. For investors, the combination of freehold tenure, transport connectivity, and established rental demand creates a stable income and capital appreciation platform. The development's positioning within a neighbourhood with limited new supply constraints further supports long-term value stability compared to newer precincts experiencing increased competitive pressures from incoming developments.

Capital Appreciation Drivers and Market Outlook

The Tanjong Katong MRT Station's opening significantly influenced capital appreciation trajectories for nearby residential properties, with freehold developments benefiting most notably from improved transport connectivity. Subsequent years have seen sustained pricing growth supported by limited new supply, consistent owner-occupier demand, and the neighbourhood's established character attracting both domestic and expatriate purchasers. The TE Line's integration into Singapore's broader rail network continues to support accessibility enhancements and economic activity concentration along the corridor.

Forward-looking demand projections for the East Coast neighbourhood remain positive, underpinned by the area's mature infrastructure, demographic appeal, and limited available land for significant new residential supply. This constrained supply environment, combined with freehold tenure advantages, positions Tembusu Grand units favourably for long-term capital preservation and appreciation potential relative to leasehold alternatives in comparable locations.

Frequently Asked Questions

What rental yield can investors realistically expect from Tembusu Grand units as a buy-to-let investment?

Tembusu Grand's location in the established Katong neighbourhood, combined with proximity to TE25 Tanjong Katong MRT Station, typically supports gross rental yields in the region of 3 to 4 percent annually across two and three-bedroom unit configurations. The development's freehold tenure eliminates future lease-related valuation pressures, ensuring that yield calculations remain stable across extended holding periods without the depreciation headwinds that affect 99-year leasehold properties. Rental demand in the precinct remains resilient due to consistent expatriate tenant flows, corporate housing requirements for mid-to-senior professionals, and the neighbourhood's established lifestyle amenities. Investors should note that individual unit yields will vary based on specific floor levels, exposures, and finishes, with premium units commanding higher rents relative to more modest configurations.

How does Tembusu Grand's pricing per square foot compare to recent transactions in the Tanjong Katong and East Coast areas?

Tembusu Grand's per-square-foot pricing reflects its freehold tenure, established neighbourhood positioning, and proximity to MRT infrastructure, placing it competitively within the East Coast resale market landscape. Recent comparable transactions in the Tanjong Katong vicinity have ranged between S$3,500 to S$4,500 psf depending on unit size, floor level, and finish quality, with freehold developments commanding premiums of 8 to 12 percent relative to 99-year leasehold alternatives in similar locations. The development's per-unit pricing within this framework positions it as a mid-to-premium offering for buyers seeking freehold exposure without the pricing extremes of trophy properties in highly constrained central locations. Prospective purchasers should conduct comparative analysis across available units within the development itself, as pricing variations across floor plates and orientations can materially affect value propositions relative to competing developments in adjacent precincts.

What Additional Buyer's Stamp Duty implications should second-property buyers understand when purchasing at Tembusu Grand?

Second-property buyers who are Singapore Citizens must account for Additional Buyer's Stamp Duty (ABSD) levied at 20 percent on the purchase price of a residential property, representing a material cost consideration in acquisition economics. For a property priced at S$2.75 million, ABSD liability would amount to approximately S$550,000, increasing the total acquisition cost substantially beyond the base purchase price. This duty is payable within fourteen days of the option to purchase being granted and is non-recoverable, making it essential for investor buyers to factor ABSD into their return-on-investment calculations and financing requirements. Permanent Residents and non-citizen purchasers face ABSD rates of 25 percent for second residential property acquisitions, further emphasising the importance of citizenship status in financial planning. First-time buyer exemptions from ABSD apply only to Singapore Citizens acquiring their first residential property, so all Tembusu Grand buyers with existing property ownership must budget accordingly.

Does Tembusu Grand's freehold tenure eliminate lease decay risks that affect 99-year leasehold properties, and how does this impact resale value?

Tembusu Grand's freehold tenure completely eliminates lease decay risks that progressively undermine the valuations of 99-year leasehold properties as tenure diminishes over time. Leasehold properties typically experience accelerated depreciation below the 80-year tenure threshold, with some institutional lenders reducing lending ratios and valuation multiples as lease terms shorten, creating a cyclical pressure on owner finances and exit values. Freehold ownership means Tembusu Grand units maintain consistent long-term marketability without the psychological and financial headwinds associated with finite lease expiry dates. Resale values for freehold properties historically demonstrate greater resilience during market downturns, as they avoid the lease-linked pressure that exacerbates declines for leasehold counterparts. For purchasers with extended holding periods—whether owner-occupiers planning 25-year ownership or investors seeking long-term capital preservation—freehold status provides tangible assurance that the asset will retain its utility and marketability regardless of future market conditions.

How does proximity to TE25 Tanjong Katong MRT Station affect demand and long-term capital appreciation for Tembusu Grand?

Proximity to TE25 Tanjong Katong MRT Station has emerged as a critical demand driver for properties in the surrounding neighbourhood, with the station's opening in 2020 catalysing sustained capital appreciation and rental activity. Properties within walking distance of the station benefit from enhanced transport connectivity to key employment corridors, educational institutions, and shopping destinations, reducing commute times and increasing residential appeal to professionals and families alike. The MRT connection has attracted consistent owner-occupier demand from expatriate communities and relocating professionals seeking suburban comfort combined with urban accessibility, supporting healthy rental markets and capital preservation. Future expansion of the TE Line and regional transit integration will likely continue supporting demand strength in the Tanjong Katong vicinity, positioning Tembusu Grand favourably relative to comparable developments in less connected precincts. Historical precedent from other MRT-adjacent developments demonstrates that neighbourhoods with established transport links and mature infrastructure appreciate more steadily than newer areas experiencing supply influx, suggesting Tembusu Grand's appreciation trajectory will benefit from its locked-in transport advantages.

Which buyer profiles—first-timers, upgraders, HNW individuals, or investors—would find Tembusu Grand most suitable?

Tembusu Grand appeals to high-net-worth individuals prioritising freehold tenure, established neighbourhood character, and East Coast positioning without the density constraints of more central locations, making it an attractive alternative to trophy properties in supply-constrained central areas. Upgraders transitioning from HDB residences or smaller private properties benefit from the development's range of layouts, mature neighbourhood amenities, and freehold status that eliminates future lease-related depreciation concerns. First-time buyers entering the private residential market can access properties at price points that provide value exposure to freehold tenure and MRT-adjacent positioning whilst maintaining financial headroom relative to more expensive central developments. Investors evaluating buy-to-let opportunities find the combination of consistent expatriate tenant demand, freehold tenure advantages, and limited supply competition in the East Coast precinct particularly compelling. The development's established neighbourhood position—avoiding the speculative risks associated with emerging precincts experiencing oversupply—appeals particularly to risk-averse investor profiles seeking stable income and capital preservation over growth maximisation.

What TDSR and financing headroom considerations should buyers understand when evaluating Tembusu Grand at typical price points?

Buyers financing Tembusu Grand acquisitions at price points spanning S$2.5 million to S$3.5 million should be aware that most institutional lenders will apply Total Debt Service Ratio (TDSR) caps of 55 percent, meaning monthly servicing across all debts cannot exceed 55 percent of gross monthly income. For a S$2.75 million purchase with typical 80 percent loan-to-value financing, monthly mortgage payments would approximate S$13,000 to S$14,000 depending on prevailing interest rates, requiring gross monthly household income of approximately S$24,000 to S$25,000 to remain within TDSR constraints. Prospective buyers should also factor Additional Buyer's Stamp Duty (20 percent for Singapore Citizen second-property purchases) into acquisition costs, with total cash outlay typically reaching 25 to 30 percent of purchase price including stamp duties and conveyancing fees. Buyers with existing mortgages or consumer debt will face further TDSR pressure, potentially requiring either larger down payments or partnership financing arrangements to satisfy lender requirements. Pre-approval assessment with relevant financial institutions is essential to confirm financing feasibility before committing to property viewings or option-to-purchase agreements.

How does Tembusu Grand compare competitively to nearby leasehold developments in terms of long-term value and investment merit?

Tembusu Grand's freehold tenure provides a structural advantage relative to 99-year leasehold developments in comparable East Coast locations, typically commanding 8 to 12 percent pricing premiums that reflect the indefinite tenure benefit and elimination of future lease decay concerns. Competing leasehold developments in the Tanjong Katong vicinity may offer similar floor plates and amenities at lower initial purchase prices, but the absence of ABSD exemptions and the inexorable decline in valuations as lease tenures shorten create longer-term disadvantages for both owner-occupiers and investors. Institutional lenders typically apply more conservative valuation multiples and loan-to-value ratios to leasehold properties with tenure below 80 years, creating refinancing headwinds that Tembusu Grand's freehold status entirely avoids. For investors evaluating 15 to 25-year holding periods, Tembusu Grand's freehold positioning and established neighbourhood character typically deliver superior risk-adjusted returns relative to leasehold alternatives, despite the higher entry price point. Buyer profiles prioritising long-term capital preservation and market resilience during downturns will find Tembusu Grand's freehold positioning substantially more compelling than leasehold competitors, even at premium pricing levels.

Do certain unit stacks or floor levels at Tembusu Grand offer better value propositions for purchasers?

Lower floor units at Tembusu Grand typically command modest per-square-foot discounts relative to upper floors, offering value-conscious purchasers entry points without sacrificing the development's freehold tenure and MRT-adjacent positioning advantages. Mid-level floors (typically storeys 6 to 15) provide optimal balance between pricing and amenity value, with sufficient elevation to reduce street noise whilst maintaining competitive pricing relative to premium high-floor units commanding sky-view premiums. High-floor units with premium exposures and unobstructed views towards the East Coast corridor attract HNW purchasers willing to pay 10 to 15 percent premiums for lifestyle enhancements, making these tiers less attractive for value-focused upgraders and investors prioritising rental yield over prestige positioning. Corner units and those featuring wrap-around exposures typically command premiums of 5 to 8 percent relative to intermediate positions, representing discretionary value additions rather than essential amenities for owner-occupier or investor buyers. Prospective purchasers should evaluate available units against personal priorities—prioritising yield and value may favour mid-level, intermediate-position units, whilst lifestyle preferences may justify premium selections with superior views and orientations.

What future supply pipeline and competitive pressures might affect Tembusu Grand's long-term value trajectory in the East Coast district?

The East Coast district, including the Tanjong Katong vicinity, faces constrained land availability and established planning frameworks that limit new residential supply, positioning existing developments like Tembusu Grand favourably relative to precincts experiencing substantial incoming inventory. Recent government planning updates emphasise preserving the East Coast's existing character as a residential neighbourhood rather than intensifying density, reducing the likelihood of competing supply surges that might pressure pricing or rental rates in the near to medium term. New residential completions in the broader East Coast area are anticipated to remain relatively modest through the 2025 to 2028 period, supporting demand stability and pricing resilience for established developments with freehold tenure and MRT connectivity. Competing developments in adjacent precincts may introduce leasehold alternatives at lower entry prices, but these typically lack Tembusu Grand's indefinite tenure advantages and face greater depreciation pressures as lease terms progress. The constrained supply environment, combined with sustained demand from expatriate communities and upgraders seeking East Coast positioning, suggests Tembusu Grand's appreciation trajectory will remain positive relative to newer precincts experiencing oversupply, particularly for freehold assets benefiting from limited competitive pressure.

Tembusu Grand — From S$2.8M