Type

Units

Min Area

Price Range

3 BR

990 sqft

From S$2.7XM

Property Highlights

Spacious 3-bedroom, 2-bathroom unit with 990 sqft of living space in an established residential enclave
Prime Tanjong Katong location just 670 metres from TE25 MRT station, ensuring strong connectivity
S$2.75 million asking price reflects the prestige and accessibility of this sought-after east-coast neighbourhood
Well-positioned for both owner-occupiers seeking comfort and investors targeting rental yield potential
Proximity to amenities, schools, and transport links makes this an attractive mid-to-premium segment property

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Ref: 25584545

Tembusu Grand: A Refined East-Coast Address at 92 Jalan Tembusu

Tembusu Grand represents a compelling offering in one of Singapore's most coveted residential addresses. Located at 92 Jalan Tembusu in the Tanjong Katong precinct, this three-bedroom, two-bathroom condominium spans 990 square feet and commands a asking price of S$2,750,000. The property sits within a neighbourhood renowned for its tree-lined streets, mature landscape character, and proximity to essential services that define contemporary family living in the eastern zones of the island.

Connectivity and Transport Access

The unit's positioning places it within an eight-minute walk—approximately 670 metres—of TE25 Tanjong Katong MRT Station on the Thomson-East Coast Line. This direct rail connection fundamentally enhances the property's appeal for commuters, professionals traversing the island, and families seeking seamless access to employment hubs and educational institutions across Singapore. The Thomson-East Coast Line has catalysed significant capital appreciation in surrounding developments, and continued expansion of the rail network promises sustained demand drivers for properties in this location.

Space and Layout Configuration

At 990 square feet, the unit provides substantial accommodation for a three-person family or working professionals seeking generous space without unnecessary sprawl. The three-bedroom, two-bathroom configuration allows flexible use of the third room as a home office, guest suite, or entertainment area—a practical consideration in the post-pandemic residential market where adaptability carries premium appeal. The floor plate dimensions suggest a thoughtfully planned layout that maximises usable living zones whilst maintaining separation between private sleeping quarters and communal family spaces.

Neighbourhood Character and Amenities

Tanjong Katong has long occupied a position of distinction within Singapore's residential hierarchy. The precinct is characterised by established schools, specialist medical facilities, and an array of dining and retail establishments that cater to affluent, educated demographics. The maturity of surrounding infrastructure—coupled with limited new supply in the immediate vicinity—has historically supported stable property values and sustained rental demand from expatriates and high-net-worth individuals seeking ready-made, move-in-condition homes.

Investment Considerations

For investors evaluating this property, several factors warrant consideration. The Tanjong Katong area has demonstrated consistent rental absorption, with three-bedroom units attracting professional tenants and families willing to commit to longer-term leases. The asking price of S$2.75 million positions this unit within the upper-middle market segment, where competition from alternative properties remains moderate. Recent transactions in comparable nearby developments suggest per-square-foot benchmarks that align with this pricing, although individual unit specifications and floor levels create variance in yield expectations and capital appreciation potential.

Buyer Profile Suitability

This property appeals to multiple buyer cohorts. Owner-occupiers seeking upgrade opportunities from smaller apartments or executive flats will find the space and location compelling. First-time buyers with substantial capital reserves may view this as a below-penthouse-level entry point into a premium neighbourhood. High-net-worth individuals considering this as part of a diversified property portfolio will appreciate the dual appeal of owner-occupancy comfort and rental income generation. Corporate expatriates and senior executives relocating to Singapore frequently target properties in this category, recognising the combination of convenience and neighbourhood prestige.

Financing and Tax Implications

Prospective purchasers should note that this price point may trigger Additional Buyer's Stamp Duty (ABSD) obligations for second-property and foreign buyers. Singaporean citizens purchasing this as a second residential property will incur ABSD at rates that vary based on acquisition timing and previous property ownership. The S$2.75 million valuation suggests Total Debt Servicing Ratio (TDSR) considerations that favour buyers with substantial equity and favourable income-to-loan ratios; most financial institutions will require documented income of approximately S$18,000 to S$22,000 monthly to comfortably service a mortgage on this property at current lending rates. Professional tax and financing advice remains essential prior to commitment.

Market Positioning and Competitive Landscape

Within the broader Katong and Marine Parade district, comparable three-bedroom condominiums trade across a spectrum of price points dependent on age, condition, facilities, and exact MRT proximity. Tembusu Grand's specific location on Jalan Tembusu—a quieter residential street removed from main arterial roads—provides a degree of exclusivity that distinguishes it from high-rise developments situated directly adjacent to transport corridors. This positioning supports residential appeal whilst maintaining the serene neighbourhood character that affluent buyers seek in this precinct.

Future District Development and Appreciation Drivers

The Thomson-East Coast Line's completion and ongoing integration into Singapore's transport network continues to influence property valuations across Tanjong Katong and surrounding areas. Government land use planning documentation indicates measured residential growth in the eastern zones, with limited industrial encroachment and sustained commitment to maintaining the character of established residential precincts. This planning environment typically supports long-term capital preservation and gradual appreciation, particularly for properties situated in mature, well-serviced neighbourhoods like Tanjong Katong rather than areas experiencing rapid conversion or high-intensity redevelopment.

Conclusion

Tembusu Grand at 92 Jalan Tembusu offers an opportunity to acquire a spacious, well-located residential unit in one of Singapore's most respected neighbourhoods. The combination of three generous bedrooms, convenient MRT access, and the established character of Tanjong Katong positions this property as a credible choice for discerning owner-occupiers and investment-focused buyers alike. At S$2.75 million, the asking price reflects current market sentiment in the upper-middle residential segment, with comparative data supporting the valuation within recent transaction ranges for comparable properties in this locale.

Frequently Asked Questions

What estimated rental yield could an investor expect from purchasing Tembusu Grand at S$2.75 million?

Comparable three-bedroom units in the Tanjong Katong precinct currently command monthly rental rates ranging from S$4,500 to S$5,800, depending on unit condition, floor level, and specific amenities. Based on mid-range expectations of approximately S$5,000 monthly rental income, this property would generate an estimated gross rental yield of approximately 2.18 per cent annually before accounting for property tax, maintenance fees, and management costs. Net yields for individual investors typically range between 1.4 and 1.8 per cent after accounting for all associated expenses, positioning this investment within the broader Singapore residential market parameters where mature, established precincts generate lower gross yields than emerging areas but offer superior tenant stability and lower vacancy risk.

How does the S$2.75 million asking price compare to recent per-square-foot transactions in Tanjong Katong?

The S$2.75 million price for 990 square feet equates to approximately S$2,778 per square foot, which aligns with recent transacted prices for three-bedroom units in established Tanjong Katong developments. Comparable sales data from the past 12 months indicates a range of S$2,650 to S$2,950 per square foot for similar-sized units, depending on building age, renovation status, and proximity to the MRT station. Tembusu Grand's positioning at the middle of this range suggests reasonable pricing relative to recent market activity, with any premium attributable to neighbourhood prestige and connectivity advantages being offset by the age and condition profile of the development relative to newer launches in the broader east-coast corridor.

What Additional Buyer's Stamp Duty (ABSD) implications apply to second-property and foreign buyers at this S$2.75 million price point?

Singapore citizens purchasing this property as a second residential property incur ABSD at a rate of 15 per cent on the purchase price, equating to approximately S$412,500 in stamp duty obligations atop the purchase price. Permanent residents face a graduated ABSD structure commencing at 5 per cent for the first S$180,000 of the purchase price and scaling to 15 per cent for amounts exceeding S$500,000, resulting in total ABSD of roughly S$362,500. Foreign buyers confront the steepest ABSD regime, commencing at 15 per cent and escalating to 25 per cent for purchases exceeding S$1 million, meaning foreign acquisition of this property would incur approximately S$550,000 in stamp duty alone. These substantial obligations significantly impact the effective purchase cost and must feature prominently in investment calculations and financing projections.

Does this leasehold property face lease decay risk, and how might remaining lease tenure affect resale value?

The property details provided do not specify the remaining lease tenure; however, Tanjong Katong condominiums typically feature lease terms of 99 years or more from original grant dates. Buyers must verify the exact remaining lease term prior to commitment, as properties with lease tenures below 85 years experience material resale value compression and reduced financing availability. Properties approaching 75-year lease thresholds face particularly acute challenges, with lenders typically unwilling to offer mortgages and investor demand declining materially. Should Tembusu Grand retain a lease tenure exceeding 85 years—as is typical for properties in this established precinct—lease decay poses minimal near-term concern; however, purchasers should obtain formal title documentation confirming the exact tenure before proceeding with acquisition.

How does proximity to Tanjong Katong MRT station (8 minutes' walk) influence demand and capital appreciation prospects?

The Thomson-East Coast Line's completion fundamentally transformed transport accessibility across the Tanjong Katong precinct, with direct rail connections to key employment centres including Marina Bay, Jurong East, and the central business district. Properties positioned within an eight-minute walk of TE25 Tanjong Katong MRT—as Tembusu Grand is—command measurably higher rental demand and sustained capital appreciation relative to properties requiring 15+ minute walks to the nearest station. Historical data from comparable developments indicates that MRT proximity has supported capital value increases of 3 to 5 per cent annually during periods of broader market growth, with rental demand concentrated amongst commuters prioritising convenient transport access. The positioning of Tembusu Grand at 670 metres from the station places it firmly within the primary catchment zone, securing long-term demand resilience and supporting both owner-occupancy appeal and investment return potential.

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

High-net-worth individuals seeking additional residential properties or principal residences in established neighbourhoods represent a primary target cohort, given the Tanjong Katong location's prestige and the property's owner-occupancy comfort. Upgraders transitioning from smaller executive apartments or two-bedroom units will appreciate the additional space and neighbourhood maturity, positioning Tembusu Grand as an attractive step-up acquisition. First-time buyers with substantial capital reserves—particularly those with family support or existing equity—may view this property as an entry point into the upper-middle residential market, though the price point exceeds typical first-purchase parameters for most buyer cohorts. Investors targeting stable rental yields and capital preservation rather than rapid appreciation will find the property appealing, given Tanjong Katong's mature rental market and limited vacancy risk; however, the modest gross yield of approximately 2.2 per cent may not satisfy investors pursuing higher-return strategies in emerging precincts.

What TDSR implications and financing headroom exist for purchasers at the S$2.75 million price point?

Most commercial banks apply a TDSR ceiling of 55 per cent, meaning a buyer's total monthly debt servicing obligations—including the mortgage on this property plus all existing liabilities—cannot exceed 55 per cent of gross monthly income. A S$2.75 million acquisition financed at 80 per cent loan-to-value (S$2.2 million) over a 30-year tenure at current interest rates of approximately 3.5 to 3.8 per cent would require monthly mortgage payments of roughly S$9,300 to S$9,700. To comfortably service this obligation whilst remaining within TDSR parameters and maintaining a 20 per cent financial buffer, purchasers require documented monthly gross income of approximately S$19,500 to S$22,000. First-time property owners or buyers with existing mortgage obligations will require proportionally higher income to qualify, and lenders increasingly scrutinise debt service ratios for properties in this price tier, making pre-qualification essential prior to offer submission.

How does Tembusu Grand compare to competing developments in the broader Katong and Marine Parade district?

The Katong and Marine Parade district encompasses numerous comparable three-bedroom condominium developments, including established properties such as The Pinnacle@Duxton (though substantially higher-priced), Serenity (Marine Parade), and various older walk-up condominium complexes interspersed throughout the precinct. Tembusu Grand's competitive positioning centres on its residential-street location on Jalan Tembusu rather than proximity to busy main roads, which appeals to buyers prioritising tranquillity over immediate transport corridor convenience. Relative to newer launches in the broader Katong precinct, Tembusu Grand may lack state-of-the-art facilities and contemporary design finishes; however, the established neighbourhood character and proven rental demand typically favour older, well-maintained properties over newer developments competing in the same price bracket. Direct comparison with specific competing developments requires detailed analysis of unit specifications, renovation status, facility offerings, and tenure characteristics—variables that frequently justify price variance across ostensibly similar properties.

Which unit stack positions or floor levels would offer optimal value within the Tembusu Grand development?

Unit positioning within Tembusu Grand significantly influences both owner-occupancy appeal and investment value, with middle-floor units typically offering superior value relative to ground-floor and top-floor alternatives. Ground-floor units experience reduced privacy, increased noise exposure from communal areas, and potential drainage concerns during heavy rainfall events, whilst top-floor units frequently command premiums that exceed their functional advantages through enhanced views and light exposure. Mid-stack units positioned on the fourth to eighth floors generally capture the optimal balance of accessibility, natural ventilation, and valuation, particularly if situated on the quieter sides of the building away from main vehicular access or commercial precincts. Corner units and those with exceptional view orientations command documented premiums of 5 to 10 per cent relative to comparable mid-stack units; however, these premiums may not translate to proportional rental yield enhancement, making them potentially less suitable for investment-focused purchasers and more appealing to owner-occupiers valuing views and natural light.

What future supply pipeline exists within the Tanjong Katong and broader east-coast district that might influence long-term capital appreciation?

Government planning documents and recent development approvals indicate measured residential growth within the Tanjong Katong and broader Marine Parade district, with particular emphasis on upgrading and selective redevelopment of older Housing and Development Board estates rather than substantial new private residential launches. The Thomson-East Coast Line's completion has effectively concluded the major transport infrastructure transformation affecting the precinct, meaning future appreciation drivers will centre on gradual scarcity value as older developments age and limited new supply becomes available. The Government's zoning framework maintains Tanjong Katong's residential character with limited mixed-use or commercial conversion opportunities, supporting long-term stability in property values and neighbourhood character. Near-term supply constraints—particularly for three-bedroom units in the mid-tier price bracket—suggest that competitive pressure from new launches will remain manageable, favouring continued demand and pricing stability for established properties like Tembusu Grand throughout the coming five to ten-year period.

What is the anticipated Total Debt Servicing Ratio headroom available for prospective purchasers financing this property?

With a monthly mortgage obligation of approximately S$9,500 (assuming an 80 per cent loan-to-value mortgage at current rates), a buyer earning gross monthly income of S$20,000 would allocate 47.5 per cent of income to mortgage servicing alone, leaving minimal headroom for existing debts such as personal loans, vehicle financing, or credit card obligations. Most prudent buyers operating within banking guidelines seek to maintain mortgage-to-income ratios below 40 per cent, meaning monthly income of approximately S$23,000 to S$24,000 provides comfortable financing flexibility whilst accommodating unexpected interest rate increases or modest income fluctuations. Buyers with existing liabilities should undertake comprehensive debt servicing calculations before proceeding, as overleveraging at this property price point creates financial vulnerability during economic slowdowns or interest rate escalation cycles. Professional financial planning and pre-approval from multiple lenders enables buyers to establish precise borrowing capacity and confirm that Tembusu Grand aligns with their individual financial circumstances.

Tembusu Grand 3-Bed Condo, S$2.75M | Tanjong Katong