Type

Units

Min Area

Price Range

2 BR

667 sqft

S$1.9M

5 BR

2131 sqft

S$5M – S$5.9M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$1.9M to S$5.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$380K on this acquisition.
Located 2 min (170 m) from CC8 Dakota MRT Station.

Price Trends & Rental Yield

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Grand Dunman: Elevated Living on Dunman Road

Grand Dunman stands as a distinguished residential address in one of Singapore's most coveted neighbourhoods. Located at 2 Dunman Road in District 15, this condominium development occupies a position of considerable prestige, anchored by its exceptional proximity to Dakota MRT Station on the Circle Line. Situated merely 170 metres from the station entrance, residents enjoy seamless connectivity to Singapore's wider urban landscape whilst maintaining the tranquility of an established residential enclave.

The development appeals to a broad spectrum of buyers seeking substantial residences with contemporary finishes and thoughtful spatial planning. The architectural offering encompasses multi-bedroom units across a range of floor plates, with cumulative areas reaching well into four figures in square feet. Current market pricing reflects the premium positioning of this locale, with entry-point units commencing from approximately S$5.67 million—a valuation that underscores both the scarcity of available land in this precinct and the enduring strength of demand for east-coast addresses.

Strategic Location and Transport Accessibility

Dunman Road's reputation as a premier residential corridor has been cemented over decades of careful urban planning and conservation. The arrival of the Circle Line and Dakota MRT Station has further amplified the area's appeal to discerning residents and investor participants. The 170-metre walking distance to the station—approximately two minutes on foot—positions Grand Dunman within what transport planners classify as highly accessible territory, significantly enhancing both daily convenience and long-term capital value retention.

Beyond immediate MRT connectivity, the development benefits from its position within the East Coast residential belt. Major commercial hubs including the central business district remain accessible within 20 minutes via public transport, whilst lifestyle destinations such as East Coast Park, Parkway Parade shopping mall, and acclaimed dining establishments lie within the immediate vicinity. This blend of residential amenity and urban convenience has historically supported sustained property appreciation in comparable addresses throughout District 15.

Market Positioning and Pricing Dynamics

The pricing architecture across Grand Dunman reflects genuine supply constraints in this micro-location. Land availability along Dunman Road remains severely limited, constraining new development pipeline activity and thereby supporting valuations for existing stock. Units within the development present a range of configuration options suited to diverse household compositions—from substantial three-bedroom residences through to expansive five-bedroom layouts. The per-square-foot pricing across the portfolio aligns with recent comparable transactions throughout the East Coast precinct, typically clustering within the S$2,400 to S$2,700 per sqft band for premium developments commanding similarly strategic locations.

Buyers evaluating Grand Dunman should contextualise these price points against competing addresses in the immediate area. Nearby developments such as those fronting Fort Road, Marine Terrace, and other Dunman Road-adjacent properties have demonstrated consistent appreciation, particularly in the five-year period following new MRT station openings. The transparent pricing at Grand Dunman, coupled with the relative rarity of new launches in this catchment, positions early-stage units as potentially advantageous entry points for capital accumulation strategies.

Investment Suitability and Rental Market Dynamics

The development's positioning makes it attractive to institutional and high-net-worth investor cohorts seeking stable, long-term residential exposure in Singapore. The East Coast precinct has consistently demonstrated rental resilience, with demand sustained by overseas assignees, upgrading families, and investors seeking diversification into Class A residential assets. Estimated gross rental yields for multi-bedroom units in this locality typically range between 2.5% and 3.2% per annum, depending on specific unit configuration and floor-level positioning.

For second-property investors, it is essential to account for Additional Buyer's Stamp Duty (ABSD) implications. Singapore Citizens purchasing a second residential property incur ABSD at 20% on the purchase price, substantially increasing the effective acquisition cost. This duty must be incorporated into investment feasibility models and cash-on-cash return calculations. Despite this fiscal headwind, the development's strong location fundamentals and limited supply have historically supported sufficient appreciation velocity to offset the ABSD outlay over medium to long holding periods.

Demographic Appeal and Buyer Profiles

Grand Dunman's diverse unit mix serves multiple buyer archetypes effectively. First-time upgraders moving from smaller urban apartments find the spacious floor plates and contemporary facilities compelling, whilst the MRT accessibility alleviates concerns about transport connectivity. Established families requiring substantial living space, dedicated home office arrangements, and premium finishes gravitate toward the development's larger residences. High-net-worth individuals and international investors appreciate the development's discretion, heritage locale, and positioning within Singapore's most stable residential precincts.

Owner-occupiers particularly value the East Coast location's lifestyle attributes—proximity to excellent schools, established shopping and dining amenities, and waterfront recreational facilities—rendering the area attractive for long-term owner-occupancy rather than speculative acquisition. This demographic stability typically supports steady demand and reliable capital preservation over extended ownership horizons.

Financing Considerations and Debt Service Capacity

Prospective purchasers should evaluate financing headroom carefully, particularly given the development's price point. Total Debt Service Ratio (TDSR) constraints stipulate that aggregate monthly debt servicing across all obligations cannot exceed 55% of gross monthly income. At a purchase price of S$5.67 million with a 20% downpayment, buyers require liquid capital reserves of approximately S$1.134 million, with loan amounts of circa S$4.536 million requiring monthly servicing around S$22,000 to S$24,000 depending on prevailing mortgage rates and tenure selection.

Buyers in the S$5+ million acquisition bracket should verify that personal income adequately supports this debt profile, as lenders increasingly scrutinise TDSR compliance rigorously. Availability of flexible loan structures—including the option to lock-in rates or extend tenure to 35 years—provides latitude for customising repayment schedules to individual cash-flow situations. Professional financial advisory prior to offer submission is strongly recommended.

Lease Tenure and Resale Longevity

The tenure structure of units within Grand Dunman directly influences long-term ownership economics and resale velocity. Developments within this price band and location typically feature either 99-year or freehold tenure. The tenure selected significantly impacts residual value trajectories: freehold units command price premiums ranging from 15% to 25% relative to leasehold equivalents, and this differential widens materially as leasehold properties approach the 80-year threshold.

Prospective buyers should verify the tenure of specific units under consideration and model long-term value trajectories accordingly. A 99-year lease commencing at year zero remains fully marketable for decades, but purchasers should be cognisant that lease decay—the predictable depreciation experienced by leasehold properties as remaining tenure shortens—will eventually impact resale values. For this reason, freehold units at Grand Dunman, where available, typically command strong demand among sophisticated buyers prioritising intergenerational wealth preservation.

District Supply Pipeline and Future Appreciative Drivers

District 15 remains one of Singapore's most tightly constrained residential zones, with limited remaining land suitable for substantial new development. Government land sales within this precinct have become increasingly infrequent, and majority of available stock comprises established developments rather than new launches. This structural supply scarcity has historically supported sustained appreciation, particularly for developments commanding premium locations and transport connectivity such as Grand Dunman.

Future appreciative drivers include planned transport infrastructure enhancements, potential extension of the Circle Line further eastward (though no confirmed timeline exists), and continued upgrading of the East Coast precinct as a lifestyle destination. The development's positioning directly benefits from such infrastructure maturation, as each public transport enhancement increases valuation multiples throughout the surrounding catchment area. Prudent investors should monitor Government Land Sales (GLS) announcements and urban planning publications for any future infrastructure developments that might influence the district's competitive positioning.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Grand Dunman as an investment property?

Gross rental yields for multi-bedroom residences across the East Coast precinct, inclusive of Grand Dunman, typically range between 2.5% and 3.2% per annum. These yield figures assume market-rate monthly rentals appropriate to unit size and floor positioning, typically ranging from S$8,500 for three-bedroom layouts to S$14,000 for premium five-bedroom residences. Whilst these yields may appear modest relative to earlier-decade benchmarks, they reflect the risk-adjusted return profile of Class A residential assets in Singapore's most stable precincts—the appreciation component substantially outweighs rental income in long-term wealth accumulation models. Investors should factor in ongoing maintenance levies, property tax, and rental void periods when calculating net investment returns.

How does Grand Dunman's per-square-foot pricing compare to recent comparable transactions in the East Coast area?

Recent market transactions throughout District 15 for premium developments with comparable location attributes and built quality typically cluster within the S$2,400 to S$2,700 per square foot range. Grand Dunman's positioning at the upper band of this range reflects its strategically superior MRT accessibility, heritage location status, and the scarcity of new-launch inventory in this micro-location. Comparable older developments on Fort Road, Marine Terrace, and adjacent Dunman Road addresses have achieved similar or marginally higher per-sqft valuations at point of resale, particularly for units occupying prime floors with unobstructed outlooks. This pricing alignment suggests that Grand Dunman units are neither trading at a substantial premium nor discount relative to established market benchmarks, rendering them competitively positioned within the East Coast investment landscape.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen purchasing this as a second property?

Singapore Citizens acquiring a second residential property are liable for ABSD at the rate of 20% calculated on the purchase price. At an illustrative purchase price of S$5.67 million, this equates to ABSD liability of approximately S$1.134 million, substantially increasing the effective acquisition cost above the headline purchase price. This duty is payable within 14 days of the Option to Purchase being exercised and is non-recoverable. The ABSD does not apply to first residential property acquisitions or to permanent residents, though the latter face different ABSD schedules. Buyers should factor this significant cash outflow into their financing models and liquidity planning, ensuring that downpayment capability extends beyond the standard 20% property purchase downpayment to accommodate the ABSD obligation.

Does lease decay risk significantly impact resale prospects for 99-year leasehold units at Grand Dunman?

Lease decay—the predictable depreciation of leasehold properties as remaining tenure declines—represents a long-term ownership consideration that becomes material primarily as remaining lease approaches 80 years or below. For a newly-launched 99-year leasehold property, the decay risk remains minimal for the first 20 to 30 years of ownership, during which anticipated tenure of 70 to 79 years still commands robust investor demand. However, prudent purchasers acquiring 99-year leasehold units should model end-game ownership scenarios and potential future lease renewal requirements, as renewal processes can entail substantial costs and extended administrative timelines. Freehold units at Grand Dunman, where available, entirely eliminate this consideration and typically command price premiums of 15% to 25% relative to leasehold equivalents, reflecting investor preference for perpetual ownership structures that simplify intergenerational wealth transfer.

How significantly does proximity to Dakota MRT Station influence capital appreciation and ongoing demand for units?

MRT proximity represents one of the most consistently reliable appreciative drivers across Singapore's residential market, with demonstrated historical evidence that properties within 400 metres of major transport nodes outperform city-wide averages by 20% to 40% over 10-year periods. Grand Dunman's 170-metre positioning to Dakota MRT Station places it comfortably within the ultra-high accessibility bracket, substantially widening the buyer universe beyond car-dependent demographics. This accessibility translates into sustained rental demand from expatriate assignees, working professionals, and upgrading families requiring efficient commute patterns to employment centres. Planned future enhancements to the Circle Line, including potential service frequency improvements and network extensions, further enhance the long-term appreciative narrative. Properties at this MRT proximity command measurable valuation premiums relative to less accessible addresses, and historical precedent suggests these premiums strengthen over extended ownership periods as transport network maturation progresses.

Which buyer profiles are most suited to Grand Dunman—first-time buyers, upgraders, investors, or high-net-worth individuals?

Grand Dunman caters effectively to multiple buyer archetypes, though the development is primarily targeted toward established upgraders and high-net-worth owner-occupiers rather than first-time buyers constrained by capital availability. Upgrading families moving from 3-bedroom housing blocks or smaller private residential properties find the spacious layouts, premium finishes, and established neighbourhood amenities particularly compelling. High-net-worth individuals appreciate the development's discretion, heritage locale, and positioning within Singapore's most stable residential precincts, viewing ownership as stability-focused rather than speculative. International investors and permanent residents value the East Coast location's lifestyle credentials and consistent rental demand, particularly for larger units. First-time buyers with substantial capital (typically S$2+ million+) may find smaller unit configurations viable, though the development's pricing generally positions it outside the first-time buyer mainstream. Owner-occupancy appears to dominate the buyer profile, suggesting the development attracts stability-focused demographics rather than transaction-oriented investor cohorts.

What TDSR (Total Debt Service Ratio) headroom should I verify before purchasing at Grand Dunman's price points?

At illustrative purchase prices commencing from S$5.67 million with conventional 20% downpayments, monthly loan servicing obligations typically range from S$22,000 to S$24,000 depending on prevailing mortgage rates, tenure selection, and whether buyers opt for fixed or floating rate structures. Singapore's Monetary Authority mandates that aggregate monthly debt servicing across all consumer obligations cannot exceed 55% of gross monthly income, necessitating individual monthly incomes exceeding S$44,000 to S$45,000 to comfortably accommodate property debt at this level. Buyers should instruct their mortgage advisors to conduct formal TDSR assessments, factoring in existing car loans, personal loans, credit card liabilities, and any other debt obligations when calculating available borrowing capacity. Those approaching the TDSR ceiling should consider either reducing the purchase price point, increasing downpayment percentages beyond the standard 20%, or extending loan tenure to 35 years (where lenders permit) to reduce monthly servicing obligations and create additional TDSR headroom for unforeseen financial contingencies.

How does Grand Dunman compare to competing developments on Fort Road, Marine Terrace, and other nearby addresses?

Grand Dunman occupies a distinctive position within the immediate competitive set, benefiting from its direct Dunman Road frontage and exceptionally close MRT proximity. Competing addresses along Fort Road, Marine Terrace, and secondary Dunman Road locations typically command similar per-square-foot valuations (S$2,400–S$2,700 range) but often feature older construction methodologies, less efficient floor plates, or marginally weaker transport connectivity. Established developments such as those on Marine Terrace have demonstrated consistent appreciation but command greater tenure variation—some units remain leasehold with materially shorter remaining terms, which depresses current market values compared to newer freehold or longer-leasehold alternatives. Grand Dunman's advantage extends to contemporary finishes, modern life-safety systems, and presumed superior energy efficiency relative to aging comparable stock. For buyers prioritising new-construction quality alongside premier location fundamentals, Grand Dunman offers competitive value relative to alternatives, though prospective purchasers should physically compare unit layouts, finishes, and facilities across multiple addresses to confirm positioning against personal preferences and investment priorities.

Which unit stack levels or floor positions offer the best value proposition at Grand Dunman?

Middle-stack units—typically positioned across levels 8 to 20 in developments of this scale—historically command superior value-to-amenity ratios compared to lower levels (which may encounter road noise from Dunman Road traffic or limited natural light in older street configurations) or ultra-premium high floors commanding materially elevated price premiums for marginal outlook enhancements. Units positioned to capture prevailing summer winds and unobstructed sightlines toward East Coast Park or the sea command sustained rental demand and owner-occupancy appeal, justifying mid-level positioning across the development. Prospective purchasers should specifically inspect units with eastern or southern orientations, as these floor aspects historically outperform western exposures (which generate afternoon heat gain) when modelling long-term buyer satisfaction and rental velocity. Higher floors do command appreciable premiums—typically 8% to 15% above mid-stack equivalents—but purchasers should evaluate whether these premium increments align with personal use-case priorities; for pure investment positioning focused on rental yield rather than owner-occupancy enjoyment, lower-premium mid-stack units frequently deliver superior return-on-investment metrics over extended holding periods.

What is the future residential supply pipeline in District 15, and could new developments affect Grand Dunman's appreciation trajectory?

District 15 remains one of Singapore's most tightly constrained residential zones, with extremely limited remaining land suitable for substantial new residential development—the vast majority of existing land is occupied by established residential stock, heritage conservation areas, or government institutions. Government Land Sales (GLS) announcements within District 15 have become progressively infrequent, with no confirmed pipeline of new launches anticipated within the next 3 to 5 years. This structural scarcity represents a powerful appreciative tailwind for existing stock, as limited new supply creation reinforces valuation strength and supports sustained price appreciation independent of negative macroeconomic shocks. Future district-level appreciative drivers include potential Circle Line extension enhancements (though no formal timeline exists), continued upgrading of East Coast Park and recreational facilities, and potential conservation area designation extensions that would further constrain development density. Rather than facing supply-side headwinds, Grand Dunman benefits from the increasingly rare status of being genuinely new inventory within a supply-constrained precinct, a positioning that historically proves advantageous for long-term capital accumulation strategies.

Condominium At 2 Dunman Road — From S$1.9M