Type

Units

Min Area

Price Range

2 BR

743 sqft

S$2.1M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$2.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$424K on this acquisition.
Located 8 min (670 m) from TE25 Tanjong Katong MRT Station.

Price Trends & Rental Yield

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Tembusu Grand: A Premier Residential Destination in Katong

Tembusu Grand stands as a well-regarded condominium development situated at 96 Jalan Tembusu, positioned within one of Singapore's most sought-after residential neighbourhoods. The development benefits from its location in the Katong district, an area renowned for its cultural heritage, eclectic dining scene, and vibrant community character. Residents enjoy seamless access to modern urban conveniences whilst remaining anchored within a locality that has steadily appreciated in property value over recent years.

The project offers a carefully curated collection of residential units designed to accommodate varied lifestyle preferences and investment objectives. Properties within Tembusu Grand span multiple configurations, enabling both first-time buyers and seasoned investors to identify options aligned with their specific requirements. The development's position within the East Coast planning area places it within a region that has demonstrated consistent capital growth and sustained rental demand, making it particularly appealing for those seeking both residential comfort and long-term financial appreciation.

Proximity to Transport and Neighbourhood Character

Located approximately eight minutes' walk from Tanjong Katong MRT Station on the East Coast Line, Tembusu Grand offers occupants excellent connectivity to Singapore's broader transport network. This proximity to public transport represents a significant advantage for commuters working across the island, reducing travel times to major business districts and supporting both daily convenience and property desirability. The surrounding neighbourhood itself is characterised by a blend of established residential estates, independent boutiques, and acclaimed local eateries, creating an environment that appeals to residents valuing authentic community atmosphere alongside modern amenities.

The East Coast Line connection facilitates rapid transit towards the Marina Bay area, the Central Business District, and northern regions, whilst the broader transport ecosystem—including bus services and future developments—continues to enhance accessibility. Properties positioned near well-serviced MRT stations typically command stronger resale demand and more stable capital preservation, as transport accessibility remains a primary determinant of long-term property valuations in Singapore's residential market.

Unit Configurations and Space Planning

Tembusu Grand's portfolio encompasses units ranging from intimate two-bedroom configurations to larger formats, each designed with contemporary living standards in mind. The development's architectural approach emphasises functional room layouts, natural lighting, and practical storage solutions—elements that resonate strongly with the working professional demographic and young families who comprise a substantial portion of demand in the East Coast catchment. Floor plans have been conceived to optimise useable area, ensuring that even more compact units deliver excellent livability and aesthetic appeal.

Unit sizes within the development average around 743 square feet for two-bedroom options, positioning them within the mid-range spectrum for modern Singapore condominiums. This size profile strikes a practical balance between affordability and spacious living, making such units particularly attractive for upgraders transitioning from Housing and Development Board flats and first-time private property purchasers seeking manageable entry costs. Larger configurations within the development cater to families requiring expanded entertaining spaces or those treating property acquisition as a wealth-accumulation vehicle.

Investment Potential and Rental Yield Considerations

The Katong and East Coast localities maintain consistently strong rental demand, driven by the region's popularity amongst expatriate communities, young professionals, and investors seeking stable tenant profiles. Properties within Tembusu Grand positioned as investment holdings typically achieve competitive gross rental yields, supported by both the development's amenity profile and the broader district's appeal as a rentable residential location. Investor confidence in the East Coast remains robust, with rental enquiry remaining resilient across property cycles.

Prospective investors evaluating Tembusu Grand should factor rental income potential against acquisition costs, holding periods, and anticipated capital appreciation trajectories. The development's accessible price point from approximately S$2.1 million provides entry-level access for investors targeting yield-focused strategies, particularly when financed through mortgage arrangements that preserve capital for portfolio diversification. Rental management in the development benefits from established agency networks and consistent tenant demand across the Katong precinct.

Pricing Competitiveness and Market Position

Tembusu Grand's pricing aligns competitively within the East Coast condominium segment, reflecting the development's location, age profile, and amenity offerings relative to comparable properties in the immediate vicinity. Per-square-foot valuations for units within the development remain reasonable when benchmarked against newly completed projects and premium developments commanding location premiums in adjacent areas. This relative value positioning makes Tembusu Grand particularly attractive for cost-conscious buyers and value-focused investors unwilling to absorb premium pricing for marginal location advantages.

Market transactions across comparable two and three-bedroom units in the Tanjong Katong area have historically reflected pricing within the band currently observed at Tembusu Grand, suggesting the development remains competitively positioned relative to recent comparable sales. Prospective purchasers should conduct thorough due diligence regarding recent transactions across similar unit types and sizes within a 400–500 metre radius to establish accurate market context and identify any pricing outliers.

Financial Planning and Mortgage Considerations

Purchasers financing acquisition of Tembusu Grand units through mortgage arrangements should anticipate loan-to-value ratios of approximately 70–80%, depending on individual bank criteria and borrower credit profiles. Properties in this price band typically qualify readily for institutional financing, with competitive interest rate offerings from major Singapore banks supporting affordable monthly servicing. First-time buyers utilising Central Provident Fund resources should verify individual account balances and eligibility parameters, as substantial portions of residential purchases within this valuation bracket remain CPF-fundable.

Total Debt Service Ratio calculations for prospective mortgagors should be prepared conservatively, accounting for increasing interest rate environments and maintaining sufficient serviceability headroom above 60% thresholds to accommodate rate adjustments and household budget volatility. Purchasers acquiring Tembusu Grand as a second residential property should account for Additional Buyer's Stamp Duty at the current rate of 20%, which significantly impacts acquisition costs and requires careful financial modelling prior to commitment.

Buyer Suitability and Household Profiles

Tembusu Grand appeals broadly across multiple buyer demographics and investment objectives. First-time private property purchasers appreciate the development's accessible pricing, established infrastructure, and straightforward path to ownership within a desirable locality. Young professional households and small families value the proximity to transport, shopping facilities, and lifestyle amenities without incurring the substantial premiums demanded by prestige-branded developments. Investors recognise the combination of rental demand, reasonable acquisition costs, and moderate capital appreciation potential as advantageous for balanced portfolio construction.

Upgraders moving from Housing and Development Board properties find Tembusu Grand particularly compelling, as units deliver private ownership, dedicated parking, and communal facilities whilst remaining financially accessible relative to newer launches in comparable locations. High-net-worth individuals seeking secondary holdings or diversified property portfolios may regard Tembusu Grand as a solid foundational asset generating reliable income and preserving capital value across property cycles.

Comparative Market Context

Tembusu Grand occupies a well-defined market position within the competitive East Coast and Katong residential landscape, distinguishing itself through established reputation, accessible pricing, and practical location benefits. The development compares favourably to nearby alternatives offering similar bedroom counts and floor areas, particularly when premium pricing for newly launched projects is factored into purchasing decisions. Properties in adjacent precincts command pricing that frequently exceeds Tembusu Grand's current valuation bands, suggesting favourable relative value for discerning purchasers.

Long-Term Capital Appreciation Outlook

The East Coast locality has demonstrated consistent property price appreciation over multi-year periods, underpinned by steady demand from both owner-occupiers and investors, limited new supply expansion, and enduring appeal of the Katong district's character and accessibility. Tembusu Grand units should benefit from this broader market trajectory, although appreciation rates typically moderate once developments transition from new launch phases into established portfolios. Realistic expectations suggest annual capital growth broadly aligned with Singapore's residential market averages, typically ranging between 2–4% annually during stable economic periods.

Prospective purchasers should view Tembusu Grand acquisition as a medium to long-term commitment rather than short-term appreciation vehicles, as transaction costs including stamp duties and agent fees necessitate holding periods exceeding five years to justify acquisition economics. The development's location sustainability, continued demand for East Coast residential stock, and gradual scarcity of available units within the immediate precinct support constructive long-term valuation fundamentals.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at Tembusu Grand?

Gross rental yields for properties within Tembusu Grand typically range between 3–4% annually, reflecting the strong tenant demand characteristic of the East Coast and Katong localities. Two-bedroom units, which comprise a substantial portion of the development's portfolio, command consistent rental enquiry from both expatriate communities and young professionals seeking quality accommodation in established neighbourhoods. Investors should model net yields conservatively by accounting for property tax, maintenance fees, insurance, and potential vacancy periods, which collectively reduce gross returns to a net range of approximately 2–2.5% annually, representing reasonable yields relative to comparable residential properties in Singapore's mature estates.

How does the price per square foot at Tembusu Grand compare to recent transactions in the Tanjong Katong area?

Recent comparable sales within the immediate Tanjong Katong precinct for two-bedroom units have transacted in the region of S$2,800–S$3,200 per square foot, positioning Tembusu Grand's per-square-foot valuation competitively within this bandwidth. The development's established age profile and proven rental demand support this pricing relative to newer launches commanding premiums of S$3,500–S$4,000 per square foot in adjacent locations. Prospective purchasers conducting detailed market analysis should review transaction records from the Urban Redevelopment Authority and agency databases covering the preceding 12 months to confirm current market relativities and identify any pricing anomalies specific to particular unit stacks or floor levels.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property at Tembusu Grand?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a unit valued at S$2.1 million, ABSD liability would total S$420,000, significantly impacting overall acquisition costs and requiring careful financial planning prior to commitment. This additional duty is payable in addition to standard Buyer's Stamp Duty and legal costs, with the cumulative stamp duty burden for second-property purchasers substantially exceeding first-time buyer rates; prospective investors must incorporate ABSD calculations into return-on-investment modelling and funding requirements before proceeding with offers.

What lease tenure does Tembusu Grand carry, and how might lease decay affect future resale value?

Tembusu Grand operates under a freehold tenure structure, eliminating concerns regarding lease decay and associated resale value deterioration that characterise leasehold properties approaching critical tenure thresholds. Freehold status provides perpetual ownership rights without temporal depreciation pressure, supporting long-term capital preservation and intergenerational wealth transfer. This tenure advantage distinguishes Tembusu Grand favourably from leasehold developments, particularly for investors prioritising sustained valuation resilience across extended holding periods.

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

The eight-minute walking distance to Tanjong Katong MRT Station on the East Coast Line represents a critical demand driver, as transport accessibility remains the primary determinant of residential property valuations across Singapore's mature estate markets. Properties positioned within 400–600 metres of well-serviced MRT stations command sustained premium valuations and resilient rental demand compared to equivalent units located at greater distances. The East Coast Line's strategic connectivity linking Tembusu Grand to the Marina Bay CBD, Changi Airport, and northern employment hubs ensures enduring appeal amongst commuting professionals, supporting consistent capital appreciation trajectories aligned with Singapore's residential market averages.

Which buyer profiles is Tembusu Grand most suitable for, and what specific advantages does it offer each segment?

First-time private property purchasers value Tembusu Grand's accessible pricing from approximately S$2.1 million, established reputation, straightforward financing accessibility, and proven rental management ecosystem that reduces ownership complexity for novice investors. Upgraders transitioning from Housing and Development Board flats appreciate the private ownership, dedicated parking, and residential autonomy without incurring premium pricing for newly launched developments. Young professional households and small families benefit from proximity to transport, retail, and lifestyle amenities clustered throughout Katong, whilst experienced property investors recognise the combination of moderate acquisition costs, consistent rental demand, and reasonable capital appreciation potential as fundamentally sound for diversified portfolio construction.

What Total Debt Service Ratio headroom should purchasers maintain when financing Tembusu Grand units, and what are typical serviceability requirements?

Institutional lenders typically impose maximum TDSR thresholds of 55–60% for residential mortgage facilities, meaning monthly loan servicing plus all other outstanding debt obligations cannot exceed 55–60% of gross monthly household income. For a S$2.1 million purchase with 75% loan-to-value financing (S$1.575 million), at approximately 4% interest rates over 30-year amortisation, monthly principal and interest payments approximate S$7,500, necessitating gross household income of approximately S$150,000 monthly to comfortably maintain TDSR ratios below 60% thresholds. Prospective mortgagors should stress-test serviceability models by applying assumed interest rate increases of 2–3%, ensuring adequate financial headroom to accommodate future rate environment shifts without triggering TDSR constraint breaches.

How does Tembusu Grand's pricing and positioning compare to other established developments near Tanjong Katong MRT?

Tembusu Grand competes favourably against comparable age-similar developments within the immediate Tanjong Katong precinct, commanding pricing approximately 5–10% below newly completed projects in adjacent locations whilst maintaining equivalent or superior amenity profiles. Neighbouring developments launching at premium price points frequently charge S$3,500–S$4,000 per square foot, positioning Tembusu Grand's existing inventory as exceptional value for cost-conscious purchasers unwilling to absorb launch-phase premiums. The development's established market position, proven rental track record, and extensive agent networks supporting transaction facilitation distinguish it competitively against emerging competitors offering marginal location or amenity advantages insufficient to justify material pricing differentials.

Are particular unit stacks, floor levels, or configurations within Tembusu Grand offering better value than others?

Lower-floor and mid-stack units within Tembusu Grand typically offer superior per-square-foot value relative to premium high-floor configurations, which command aesthetic and view-related premiums of 5–10% despite delivering equivalent functional utility. Units positioned on intermediate levels (approximately floors four through ten) often represent optimal value propositions, providing attractive outlooks whilst avoiding the ultra-premium pricing demanded by the uppermost tiers; astute buyers prioritising investment returns over status preferences frequently gravitate towards these intermediate positions. South-facing orientations and units positioned above ground-level car park structures tend to experience slightly reduced thermal comfort and noise characteristics, occasionally reflecting modest pricing discounts that may represent exceptional value for tolerant occupants.

What is the future supply outlook for residential developments in the East Coast and Tanjong Katong area, and how might this affect Tembusu Grand's valuation prospects?

The East Coast and Tanjong Katong precinct is classified as a relatively mature residential estate with limited remaining undeveloped land parcels, constraining future supply expansion and supporting sustained scarcity premiums for existing quality stock. Urban Redevelopment Authority planning parameters and heritage conservation designations throughout Katong restrict large-scale new residential launches, creating structural supply constraints that favour existing developments like Tembusu Grand through reduced new-development competition. Prospective investors should view this limited supply context as fundamentally supportive of long-term capital preservation and appreciation, as demand consistently exceeds available inventory across economic cycles, positioning Tembusu Grand as increasingly scarce residential asset within a locality unlikely to experience substantial oversupply conditions.

Condominium At 96 Jalan Tembusu — From S$2.1M