Type

Units

Min Area

Price Range

2 BR

667 sqft

S$1.8M

5 BR

2691 sqft

S$7.9M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.8M to S$7.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$365K on this acquisition.
Located 8 min (670 m) from TE25 Tanjong Katong MRT Station.

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Tembusu Grand: East Coast Living with MRT Convenience

Tembusu Grand stands as a substantial residential addition to the Jalan Tembusu precinct, a neighbourhood recognised for its blend of established character and contemporary urban amenities. The development is strategically positioned to serve both owner-occupiers upgrading within the East Coast market and investors diversifying their portfolios with leasehold residential assets. Situated at 96 Jalan Tembusu, the project occupies a location that balances accessibility with the quieter residential setting that appeals to families and professionals alike.

The primary draw for prospective buyers remains the proximity to TE25 Tanjong Katong MRT Station, reachable on foot in approximately 8 minutes or roughly 670 metres. This transit connectivity ensures that residents enjoy seamless access to the North-East Line corridor, with direct links to central business districts, major employment hubs, and key lifestyle destinations across Singapore. For those commuting to the city centre or working in areas served by the MRT network, this walking distance to the station materially reduces travel time and associated transport costs. The presence of a nearby MRT anchor typically translates into sustained demand for residential units and a positive long-term trajectory for capital values in the immediate catchment.

Layout and Space Configuration

Units within Tembusu Grand are available in configurations that prioritise functional living spaces, with typical two-bedroom, two-bathroom layouts spanning approximately 667 square feet. This format addresses a mainstream market segment—neither the ultra-compact studio category nor the sprawling family penthouses—making the units attractive to young professionals, couples, and small family units. The floor plate efficiency allows for distinct sleeping quarters, a primary living and dining area, and dedicated facilities, creating the spatial separation that contemporary urban dwellers increasingly expect from their residential purchases.

Investment and Ownership Considerations

For investors evaluating Tembusu Grand as a purchase-to-let asset, the East Coast location presents considerable appeal. The neighbourhood draws a consistent flow of expatriate professionals, university students, and working adults who prefer rental tenure over outright purchase, particularly in the two-bedroom segment where flexibility and shorter lease commitments are valued. Rental yields in comparable East Coast developments have historically ranged between 3% and 4% gross per annum, though actual returns depend on unit configuration, floor level, and the investor's ability to manage tenant relations or engage a managing agent. The MRT proximity amplifies rental desirability, as tenants increasingly prioritise transit connectivity when selecting accommodation. Prospective investor-buyers should factor in ABSD obligations: a Singapore Citizen purchasing a second residential property incurs Additional Buyer's Stamp Duty at the rate of 20%, materially impacting the acquisition cost and the investment's overall cash-on-cash return calculation.

Neighbourhood Context and Amenities

The Jalan Tembusu area benefits from mature neighbourhood infrastructure that has developed over decades. Nearby schools at both primary and secondary levels serve families with school-age children, whilst supermarkets, wet markets, and dining establishments cater to daily needs. The East Coast district is renowned for its recreational facilities, including parks, sports clubs, and community centres that support active lifestyles. Shopping options range from neighbourhood convenience stores to larger retail complexes accessible by a short drive or bus journey, and the seafront promenade at East Coast Park lies within reasonable reach for weekend leisure. This combination of school quality, retail variety, and recreational assets makes the development suitable for family buyers seeking a rounded living environment rather than a purely transactional investment.

Tenure, Lease Decay, and Resale Implications

Like the vast majority of residential developments in Singapore, Tembusu Grand is offered on a leasehold tenure. Purchasers should be aware that the lease profile—typically 99 years from the date of issue—will gradually diminish over time, with implications for both rental value and resale marketability. Properties with leases below 80 years have historically experienced steeper capital value discounts, as financing options tighten and buyer pools shrink. For units purchased today, lease decay is not an immediate concern, but buyers intending to hold for 20 years or more should model the residual lease length at their eventual sale date and factor this into long-term appreciation assumptions. The MRT proximity and established neighbourhood status typically provide some cushion against lease-driven value erosion compared to distant or transitional areas, but this risk remains material and warrants careful consideration in financial planning.

Financing and Buyer Profiles

First-time home buyers entering the market at Tembusu Grand's price points will typically secure financing of 75% to 80% of the purchase price through bank mortgage facilities, provided their Total Debt Servicing Ratio (TDSR) remains within the regulatory ceiling of 60%. At current indicative price levels, monthly mortgage servicing on a 25-year tenor will be modest enough for dual-income households earning above S$6,000 per month to maintain comfortable headroom. Upgraders—those moving from HDB flats or smaller condominium units—will often benefit from sale proceeds of their prior property, reducing the new mortgage quantum and improving their leverage position. High-net-worth buyers may approach Tembusu Grand as part of a broader portfolio strategy, either for owner-occupation or as a rental-yielding alternative to other asset classes. Each buyer profile will have distinct requirements: first-timers prioritise affordability and transit access; upgraders seek improved space and amenities; investors focus on yield, tenant demand, and capital growth potential.

Comparative Market Position

The East Coast residential market encompasses several established developments, each competing for similar buyer demographics. Properties within 15 minutes' walk of major MRT stations generally command a pricing premium of 5% to 10% compared to those further afield. Tembusu Grand's positioning within this geographic sweet spot—close to Tanjong Katong MRT—means that per-square-foot transactional values are likely to track in line with or slightly above comparable non-MRT-proximate stock in the immediate vicinity. Prospective purchasers benefit from comparing recent arm's-length transactions in the area, focusing on units of similar size, floor level, and facing, to establish a realistic price discovery baseline. The MRT advantage should be reflected in any valuation, though the extent varies with market sentiment and broader interest rate conditions.

Future Supply and Market Dynamics

The East Coast planning area has limited remaining land zoned for new residential development, meaning fresh supply is constrained relative to other parts of Singapore. This supply inelasticity supports long-term demand stability and capital appreciation potential, particularly for established developments near transport nodes. Whilst new residential launches in other districts may occasionally dampen prices across the broader market during periods of oversupply, the relative scarcity of new stock in East Coast is likely to underpin sustained interest in existing developments like Tembusu Grand. Buyers should consider this structural advantage when evaluating the investment case, particularly those with a 10-year or longer holding horizon.

Tembusu Grand presents a compelling proposition for owner-occupiers valuing location, connectivity, and established neighbourhood amenities, whilst simultaneously offering investors a stable rental income opportunity backed by strong underlying demand. The development's proximity to TE25 Tanjong Katong MRT, combined with mature local infrastructure and limited new supply in the East Coast area, positions it as a credible vehicle for both residential lifestyle purchases and portfolio diversification. Prospective buyers across all profiles are encouraged to conduct thorough financial planning, including ABSD assessments for additional property buyers and lease-decay modelling for long-term holdings, to ensure alignment between their investment objectives and the property's characteristics.

Frequently Asked Questions

What is the estimated rental yield for investment buyers at Tembusu Grand?

Properties within the East Coast locality, particularly those proximate to MRT stations, have historically delivered gross rental yields in the region of 3% to 4% per annum, depending on unit configuration, floor level, and facing. Two-bedroom units such as those prevalent at Tembusu Grand attract consistent demand from rental tenants seeking convenient MRT access and family-sized accommodation without the commitment of purchase. Net yields (after deducting property tax, maintenance fees, insurance, and agent commissions) typically range from 2% to 3%, making the investment suitable for buyers with a medium-to-long-term horizon and a tolerance for tenant management complexity. The MRT proximity enhances rental competitiveness compared to similar stock in non-transit-served locations, potentially supporting slightly higher achievable rents and lower vacancy risk.

How does Tembusu Grand's per-square-foot pricing compare to recent transactions nearby?

Recent arm's-length transactions for two-bedroom units in the East Coast locality have transacted at per-square-foot prices ranging from S$2,400 to S$2,800, with units closer to MRT stations commanding the upper band of this range due to transit accessibility and tenant desirability. Tembusu Grand's positioning 8 minutes' walk from TE25 Tanjong Katong MRT Station positions it squarely within this competitive zone, suggesting per-square-foot values broadly in line with or marginally above non-proximate comparable stock. Buyers should request recent comparable transactions from their agent or valuation professional to ground their negotiating position in current market data, paying particular attention to floor level, unit orientation, and amenity specifications. The MRT proximity typically justifies a 5% to 10% premium relative to otherwise identical units further from a major station, though market conditions and interest rate cycles can modulate this differential materially.

What is the Additional Buyer's Stamp Duty impact for a second residential property purchase?

A Singapore Citizen purchasing Tembusu Grand as a second residential property incurs Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price, calculated on top of all other stamp duties payable. For a property transacting at S$1.8 million, this equates to approximately S$360,000 in ABSD liability alone, materially affecting the total acquisition cost and the investment's cash-on-cash return profile. ABSD is payable in full at the point of execution and is non-refundable, even if the property is subsequently sold within a short timeframe. Investors evaluating Tembusu Grand must factor this cost into their cash requirement and financing headroom calculations; many opt to seek financing of 65% to 70% (rather than the maximum 80%) to retain sufficient equity to cover both ABSD and associated transaction costs. Understanding the ABSD obligation is critical to accurate financial planning and return modelling for investor-buyers.

What is the lease decay risk, and how might it affect resale value over time?

Tembusu Grand is offered on a 99-year leasehold, meaning that every year the lease shortens by one year unless extended under the provisions of the Land Titles Act. At the point of purchase, the lease will be approximately 99 years; in 20 years it will be approximately 79 years, at which point market demand and financing availability begin to compress materially. Properties with remaining leases below 80 years typically see per-square-foot values discount by 15% to 25% relative to comparable longer-lease stock, a phenomenon that accelerates as the lease falls further. Buyers planning a 10-year hold period face limited lease decay impact, whilst those projecting 25-year or longer ownership should model the residual lease length at eventual sale and discount their appreciation assumptions accordingly. The MRT proximity and established neighbourhood status provide some resilience against lease-driven value erosion compared to peripheral locations, but this risk remains substantive and warrants conservative modelling in financial projections.

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

MRT proximity is amongst the strongest drivers of residential property demand and capital appreciation in Singapore's leasehold market, as transit connectivity directly reduces commute time, transport costs, and lifestyle friction for working residents. Properties within walking distance of a major MRT station (typically defined as 10 minutes or 800 metres) command a structural premium of 5% to 15% over comparable stock 15 to 20 minutes' walk distant, and this premium tends to persist or widen as transport networks mature and alternative land becomes scarcer. Tembusu Grand's location 8 minutes' walk (670 metres) from TE25 places it squarely within the prime catchment zone, attracting both owner-occupiers commuting to the city centre and investors seeking high-turnover rental demand. The North-East Line's maturity as a corridor—established for over two decades—means that demand patterns are well-established and unlikely to be disrupted by new competitive transit infrastructure. This structural advantage supports long-term capital appreciation expectations and rental demand resilience, making the MRT factor a material positive in any buy-hold analysis.

Is Tembusu Grand suitable for first-time home buyers, upgraders, and investors differently?

First-time home buyers at Tembusu Grand benefit from the property's MRT accessibility, established amenity base, and entry-level entry-point pricing relative to branded or ultra-prime developments; they typically prioritise owner-occupation, lock in a stable housing cost, and accumulate equity over a 10+ year horizon without the complexity of tenant management. Upgraders transitioning from HDB flats or smaller condominium units will appreciate the increased personal space (approximately 667 sqft), the mature neighbourhood infrastructure, and the financing leverage afforded by sale proceeds from their prior property, enabling a faster transition to premium housing. Investors view Tembusu Grand through a yield and capital-growth lens, seeking consistent rental tenant flows (which the MRT proximity attracts), manageable maintenance and vacancy dynamics, and long-term capital appreciation underpinned by the supply constraints in the East Coast locality. Each buyer profile thus derives distinct value from the development: first-timers gain stability and lifestyle quality; upgraders unlock space and neighbourhood character; investors capture rental yield and appreciation potential. The diversity of appeal makes Tembusu Grand suitable for multiple buyer archetypes.

What TDSR headroom and financing options apply to typical purchase prices at Tembusu Grand?

At indicative Tembusu Grand price points around S$1.8 million, a buyer financing 80% of the purchase price (S$1.44 million) over a 25-year tenure will service approximately S$7,200 to S$7,800 per month in principal and interest, depending on prevailing interest rates. The regulatory TDSR ceiling is 60% of gross monthly income, meaning a household requires gross income of approximately S$12,000 to S$13,000 per month (or S$144,000 to S$156,000 per annum) to comfortably finance at this leverage level whilst remaining compliant and retaining headroom for other liabilities. Dual-income households earning above S$150,000 per annum will find the TDSR calculation manageable, particularly if they carry minimal existing debts; those with significant credit card balances, car loans, or student debt will face tighter constraints. First-time buyers without prior property sale proceeds should budget for 25% down payment (S$450,000) plus ABSD (if a second property) and transaction costs, totalling approximately S$520,000 to S$580,000 in cash outlay. Financing advisors can model tailored scenarios based on individual income, existing liabilities, and risk tolerance, but the underlying principle remains that Tembusu Grand's price point demands household incomes in the upper-middle-income band for comfortable affordability.

How does Tembusu Grand compare to other nearby developments in the East Coast locality?

The East Coast residential market encompasses several established developments of varying ages, sizes, and amenity profiles, including properties within the 10-minute MRT walk from TE25 and those positioned further afield. Developments directly proximate to the MRT station command per-square-foot pricing at the upper end of the East Coast range (S$2,600 to S$2,800 psf), whilst those 12 to 15 minutes' walk distant trade slightly lower (S$2,400 to S$2,600 psf), reflecting the transport accessibility differential. Tembusu Grand's competitive positioning depends on its exact floor plate, unit mix, and amenity specification relative to these comparables; buyers should request recent transaction data from their valuation professional to establish precise benchmarks. Older developments may offer lower entry prices but carry greater lease decay exposure; newer developments may command a newness premium but face higher maintenance fee structures. The East Coast locality's supply constraints mean that all established, MRT-proximate stock tends to hold value well over the medium-to-long term, making development-to-development comparisons less critical than ensuring the chosen property aligns with the buyer's specific lifestyle and financial objectives.

Which unit stacks or floor levels offer the best value proposition at Tembusu Grand?

Generally, mid-level floors (between 10th and 25th storeys in a typical development) offer superior value relative to ground-floor or lower units, which may experience higher noise and humidity from street-level activity, or very high floors, which command premium pricing for views whilst attracting concentrated buyer demand. Units with east or north-facing exposures typically command modest premiums over west or south-facing counterparts, as they benefit from cooler afternoon conditions and reduced air-conditioning load in Singapore's tropical climate; however, the premium is often 3% to 5%, meaning a south-facing unit offering superior value for price-conscious buyers is not unreasonable. Corner units and those with larger balconies attract premium pricing but deliver limited incremental lifestyle benefit for the cost uplift. Investors should prioritise centrally-located units within a mid-level stack, which attract broad rental tenant appeal, minimise void periods, and avoid the extremes of premium pricing. Owner-occupiers with specific preferences—a preference for higher floors for views, corner positioning, or particular facing—may justify premium pricing if the lifestyle utility justifies the capital outlay, but bulk of value seekers will find optimal balance in practical mid-level, conventionally-facing units that attract strong resale demand.

What is the future supply pipeline in the East Coast district, and how might this affect Tembusu Grand?

The East Coast planning area has limited remaining land zoned for new residential development, with most available sites earmarked for HDB public housing, estate renewal, or park expansion rather than private leasehold condominium construction. This structural supply constraint means that new launches in the East Coast locality are infrequent compared to growth corridors like Clementi, Yung Ho, or the Eastern Regions; consequently, competition from new apartment supply is muted and demand for existing, well-positioned stock like Tembusu Grand remains resilient. The absence of a new-supply pipeline also supports capital appreciation expectations, as demand is forced to recycle through the existing stock of resale properties, creating a stable, slightly supply-constrained market dynamic favourable to current owners. Neighbouring districts may see new launches that attract some buyer attention away from the East Coast; however, the established neighbourhood character, school quality, and MRT connectivity of the East Coast locality provide sufficient differentiation to sustain continued demand. Buyers evaluating Tembusu Grand can be reasonably confident that the scarcity of new competing supply in the immediate locality will provide a tailwind to their long-term capital appreciation and rental demand outlook, particularly if their holding horizon extends beyond 10 years.

[For Sale] Tembusu Grand — From S$1.8M