Type

Units

Min Area

Price Range

1 BR

398 sqft

S$699Xk – S$1.8XM

2 BR

250

431 sqft

S$730Xk – S$3.3XM

3 BR

285

689 sqft

S$1.1XM – S$10.5XM

4+ BR

199

431 sqft

S$1.0XM – S$32.8XM

Other

From S$5Xk

Property Highlights

One-bedroom unit at S$1,409,000 spanning 527 sqft in a well-positioned East Coast development
Walking distance to Tanjong Katong MRT (TE25) just 730 metres or 9 minutes away
Strong connectivity to city, east coast amenities, and established residential neighbourhood
Suitable for first-time upgraders, investors seeking rental yield, and owner-occupiers
Excellent leasehold potential with balanced risk profile in a maturing estate area

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Ref: 24825848

Tembusu Grand: A Compelling One-Bedroom Opportunity in East Coast Singapore

Tembusu Grand presents a striking proposition for discerning property buyers seeking value and location in one of Singapore's most established residential corridors. This single-bedroom, single-bathroom unit spans 527 square feet and carries an asking price of S$1,409,000, positioning it squarely within reach of upgraders, young professionals, and savvy investors alike. The property's strategic placement along the East Coast belt—anchored by proximity to Tanjong Katong MRT Station (TE25)—offers the kind of connectivity and neighbourhood stability that underpins long-term capital appreciation.

The immediate neighbourhood surrounding Tembusu Grand exemplifies the maturity and appeal of this corner of Singapore. Residents enjoy seamless access to shopping, dining, and recreational facilities without sacrificing the quieter, residential character that defines the precinct. The Tanjong Katong MRT station lies just 730 metres away—a comfortable nine-minute walk—making daily commutes to the city centre or surrounding business districts straightforward and time-efficient. For those who drive, major expressways and arterial roads connect effortlessly to other parts of the island, enhancing the property's utility regardless of transport preference.

Layout and Living Space

The 527-square-foot floor plate at Tembusu Grand has been designed to maximise usable living area whilst maintaining the functional separation expected in modern condo living. A single bedroom offers sufficient space for a primary residence or investment rental, whilst the bathroom is efficiently appointed. The compact footprint makes this unit particularly attractive to first-time owners entering the private residential market, as well as to investors seeking to diversify their portfolio with an entry-level condominium asset. The unit size sits comfortably within Singapore's market norm for one-bedroom secondary-market transactions, ensuring broad appeal when it comes time to transact.

Investment Potential and Rental Yield Considerations

From an investment lens, this Tembusu Grand unit merits serious consideration. The East Coast location has historically commanded consistent rental demand from young professionals, relocating executives, and students seeking independent living arrangements near the city. Assuming conservative gross rental income in the region of S$2,400 to S$2,700 monthly—a realistic range for a one-bedroom in this locale—the property could generate a gross yield of approximately 2.0 to 2.3 percent per annum. After accounting for annual property tax, maintenance fees, and sinking fund contributions, net yield typically settles between 1.2 and 1.8 percent, a figure that compares favourably to fixed-income alternatives whilst offering capital upside in a growth corridor. The walkability to an MRT station elevates tenant appeal materially, as commuting becomes cheaper and more convenient than reliance on private transport.

Pricing and Market Context

At S$1,409,000 for 527 square feet, this translates to approximately S$2,676 per square foot—a metric that sits within contemporary East Coast benchmarks for secondary-market condominiums. Recent transactions in comparable developments within the Tanjong Katong and Marine Parade vicinity have hovered in the S$2,600 to S$2,800 psf range, indicating that Tembusu Grand's pricing reflects current market realities. Buyers considering this property should cross-reference recent URA data and transaction records to establish whether the asking price offers genuine value relative to immediate neighbours and similar-vintage stock. The East Coast rental market remains robust, supporting the thesis that price-to-income ratios remain reasonable for both owner-occupiers and portfolio investors.

Financing and TDSR Implications

A purchase price of S$1,409,000 typically triggers bank mortgage approvals in the region of S$1,056,750 (75 percent of value), with buyers required to furnish a cash down payment of S$352,250 (25 percent). For applicants with a stable monthly income, the TDSR (Total Debt Service Ratio) headroom at this price point remains generous—even assuming a 30-year amortisation schedule at prevailing rates, monthly mortgage servicing would consume roughly 25 to 30 percent of gross household income for a borrower earning S$5,000 monthly. First-time buyers benefit from full stamp duty exemptions, whilst upgrade buyers and investors must contend with the prevailing Additional Buyer's Stamp Duty (ABSD) regime. For second-property acquisitions, ABSD currently stands at 15 percent on the first S$180,000 and 20 percent on the remainder—a material cost that should factor prominently into investment-focused purchase decisions. Prospective buyers are encouraged to consult their mortgage broker to model precise financing scenarios based on personal circumstances.

Lease Tenure and Resale Longevity

Tembusu Grand's lease tenure—whilst not explicitly stated in the specification—can be verified through the title documentation and should be evaluated relative to banking covenants and future resale viability. Most condominiums in this area carry either freehold or 99-year leasehold structures. Should the property be leasehold, buyers should ascertain the original commencement date and calculate remaining lease life; transactions involving leases below 80 years may attract financing scrutiny or reduced valuation multiples. The East Coast's maturity means that lease decay—whilst a concern for much older stock—is not yet a material issue for properties of Tembusu Grand's apparent vintage. Nevertheless, long-term owners should be cognisant that lease length impacts both mortgage availability and future buyer appetite, making this a prudent consideration for ten-to-fifteen-year hold strategies.

Proximity to Tanjong Katong MRT and Neighbourhood Dynamics

The proximity to Tanjong Katong MRT Station (TE25) is perhaps the property's most compelling tangible asset. The station sits on the Thomson-East Coast Line (TEL), a major arterial spine connecting north-eastern Singapore to the city centre, Marina Bay, and beyond. This connectivity has demonstrably lifted property values and rental demand in the immediate precinct over the past two to three years. The nine-minute walk to the station means that residents can access the wider island network without dependency on private vehicles, a factor that appeals strongly to environmentally conscious buyers and those seeking lifestyle simplification. The MRT alignment also supports long-term capital appreciation, as accessibility to public transport is an increasingly prized feature in Singapore's evolving property market, particularly for smaller unit formats where owner-occupant demographics skew towards younger, transit-reliant cohorts.

Suitability Across Buyer Profiles

Tembusu Grand's one-bedroom format and mid-market pricing render it suitable for several distinct buyer personas. First-time owner-occupiers entering the private residential market will appreciate the manageable price point, straightforward mortgage mechanics, and lack of ABSD constraints. Young upgraders transitioning from public housing may view this as a logical stepping stone into condominiums, particularly if they prioritise location and transport convenience over sheer square footage. Portfolio investors seeking rental-income generation will recognise the reliable tenant pool in the East Coast locale and the acceptable gross yields on offer. High-net-worth individuals may also view this as a diversifying asset or temporary holding pending larger acquisitions. The size, price, and location create a rare convergence of appeal across these buyer types—a hallmark of well-positioned secondary-market stock.

Competitive Positioning and Market Supply

The East Coast condominium landscape has seen incremental new supply over the past five years, though Tembusu Grand and its peer developments represent the bulk of secondary-market stock available to buyers. Competing developments in the Tanjong Katong, Marine Parade, and Siglap precincts include established properties that command similar or premium pricing depending on amenity quality, floor height, and renovation condition. Prospective purchasers should conduct comparative site visits to ensure they are cognisant of alternative offerings before committing. The broader East Coast supply pipeline remains measured, meaning that new competition is unlikely to materially depress values for existing stock, a factor supporting the investment case for long-term holders. The area's mature character and land constraints suggest that significant new launches remain unlikely in the immediate future, providing an element of scarcity value for incumbents.

Future Outlook and Capital Appreciation Trajectory

The East Coast precinct is characterised by stability rather than explosive growth, a dynamic that suits buy-and-hold investors seeking steady appreciation rather than speculative gains. The Tanjong Katong MRT connection has catalysed interest, and as the TEL matures and passenger numbers rise, the neighbourhood is likely to attract incremental amenity investment and demographic upgrading. Property values in the area have historically outpaced inflation, with consistent annual appreciation in the 2 to 4 percent band during non-crisis periods. For buyers with a five-to-ten-year investment horizon, Tembusu Grand offers the prospect of modest but reliable capital gains, underpinned by fundamental demand drivers including MRT proximity, rental market strength, and neighbourhood maturity. Conversely, speculators seeking rapid price appreciation may find other precincts more attractive; the East Coast's appeal lies in durability rather than fireworks.

Tembusu Grand represents a compelling intersection of location, pricing, and tenant appeal for Singapore's discerning property market. Whether your priority is personal occupation, rental income generation, or portfolio diversification, this one-bedroom unit merits serious inspection and consideration. The proximity to Tanjong Katong MRT, the established neighbourhood context, and the reasonable price-per-square-foot all align to support a considered purchase decision.

Common Facilities

24 hours securityCar parkClubhouseGymnasium roomDrop off pointLift lobbyBarbeque pitsBbq pavillionChildren's poolJacuzziLap poolPlaygroundFitness cornerCovered car parkPool deckSwimming pool

In-Unit Amenities

Air conditionerBalconyBasic lightsCovered car parkingAir-conditioningAudio systemBedBathtubBombshelterFridgeWashing machine

Frequently Asked Questions

What is the realistic gross rental yield for this Tembusu Grand unit if purchased as an investment?

Based on current East Coast market conditions, a one-bedroom unit near Tanjong Katong MRT typically commands monthly rental of S$2,400 to S$2,700, which translates to a gross yield of approximately 2.0 to 2.3 percent per annum on the S$1,409,000 purchase price. After deducting annual property taxes, maintenance fees, sinking fund contributions, and expected vacancy allowance, the net yield typically settles between 1.2 and 1.8 percent. The MRT proximity enhances tenant appeal significantly, as it reduces transport costs and commute times for working professionals, thereby supporting both rental demand and retention rates. For investors seeking capital appreciation alongside income, this yield profile remains respectable relative to fixed-income alternatives whilst offering optionality on the capital gains front.

How does the S$2,676 per square foot price compare to recent transactions in this East Coast locale?

The asking price of S$1,409,000 for 527 sqft yields a price-per-square-foot figure of approximately S$2,676, which aligns closely with recent secondary-market transactions in the Tanjong Katong, Marine Parade, and immediate East Coast corridor. Comparable one-bedroom units in established condominiums have transacted in the S$2,600 to S$2,800 psf band over the past twelve months, depending on specific unit condition, floor height, and amenity quality. Tembusu Grand's pricing sits within this range, suggesting fair market valuation relative to recent comps. Buyers should cross-reference official URA transaction data and consult with multiple agents to confirm whether this specific property offers genuine discounts relative to its immediate peer set or represents fair value in an active local market.

What are the ABSD implications for a second-property or upgrade buyer acquiring this unit at S$1.409 million?

For a second-property acquisition, the Additional Buyer's Stamp Duty (ABSD) regime applies at 15 percent on the first S$180,000 of consideration and 20 percent on the remainder, resulting in total ABSD payable of S$198,580 on this S$1,409,000 transaction. This materially increases the true cost of acquisition and should be factored prominently into purchase budgeting, particularly for investors calculating net-of-cost returns. First-time owner-occupiers are exempt from ABSD, making this unit more cost-effective for that buyer category. Upgrade buyers transitioning from HDB flats to private residential are also typically ABSD-exempt, providing a significant cost advantage over external investors. Prospective purchasers should model ABSD impacts alongside mortgage costs, legal fees, and survey charges to establish a realistic all-in acquisition cost before committing.

What is the lease tenure of Tembusu Grand, and how does remaining lease life affect future resale and financing?

Whilst specific lease tenure information should be verified through the title documentation, most established East Coast condominiums carry either freehold or 99-year leasehold tenure from original development dates. The material concern arises when remaining lease life falls below 80 years, as banks typically impose stricter financing covenants and valuers may apply discount factors to reflect lease decay risk. For a property of Tembusu Grand's apparent age, remaining lease life is unlikely to be a pressing concern in the near term, but prudent long-term buyers should ascertain this figure explicitly. Properties with leases below 70 years experience accelerating resale difficulty, as both institutional lenders and owner-occupiers typically avoid such stock. For investment horizons exceeding fifteen years, verification of lease tenure is therefore essential to ensure the asset remains financeable and readily marketable to future buyer cohorts.

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

Tanjong Katong MRT Station (TE25) sits on the Thomson-East Coast Line (TEL), a major arterial spine linking north-eastern Singapore to the city centre, Marina Bay, and broader island connectivity. The nine-minute walk from Tembusu Grand to the station significantly elevates resident convenience and cost-of-ownership, as it reduces dependency on private vehicles and enables efficient access to employment, education, and recreational nodes across Singapore. MRT proximity has demonstrably lifted property values and rental demand in this precinct over the past two to three years, and this trend is expected to persist as the TEL matures and passenger numbers increase. For long-term holders, the MRT alignment provides a structural support to capital appreciation, as accessibility to public transport is increasingly prized by owner-occupiers and investors alike—particularly for smaller unit formats where demographics skew towards younger, transit-reliant populations. Historical data suggests that properties within a ten-minute walk of an established MRT station command pricing premiums of 5 to 10 percent relative to non-MRT-proximate stock in comparable precincts.

Is this property suitable for first-time buyers, upgraders, HNW investors, and owner-occupiers alike?

Tembusu Grand's one-bedroom format, mid-market pricing of S$1,409,000, and East Coast location render it suitable across multiple buyer personas. First-time owner-occupiers benefit from ABSD exemptions, straightforward mortgage mechanics, and a manageable entry price point into the private residential market; the MRT proximity makes commuting affordable and convenient for working professionals. Upgraders transitioning from HDB flats appreciate the modest space, lower maintenance burden relative to larger units, and established neighbourhood context. Portfolio investors recognise the reliable tenant demand in the East Coast locale, acceptable gross yields of 2.0 to 2.3 percent, and the MRT's support for long-term value retention. High-net-worth individuals may view this as a diversifying asset or tactical holding pending larger acquisitions, or as an off-market rental investment. The convergence of appeal across these buyer types is relatively rare—most one-bedroom stock skews heavily towards investor or first-time-buyer demographics, rather than enjoying genuine cross-segment utility. This breadth of suitability supports liquidity and resale optionality for future owners.

What is the TDSR headroom and monthly servicing cost for a typical mortgage on this property?

A purchase price of S$1,409,000 typically triggers mortgage approvals of S$1,056,750 (75 percent LVR), with buyers required to provide a down payment of S$352,250 (25 percent). Over a standard 30-year amortisation schedule at prevailing interest rates of approximately 3.5 to 4.0 percent, monthly mortgage servicing would typically range from S$4,750 to S$5,050. For an applicant with a gross monthly household income of S$5,000, this represents a debt servicing ratio of 95 to 101 percent of income—which exceeds the MAS TDSR cap of 60 percent and would therefore trigger bank rejection absent higher income or reduced LVR. A borrower earning S$8,500 monthly would achieve a TDSR of 56 to 60 percent, sitting comfortably within acceptable parameters. First-time buyers and upgraders should model scenarios with their mortgage broker, accounting for existing liabilities, spousal income, and affordability headroom. The property's financing requirements are therefore most comfortably met by borrowers with household incomes in the S$7,500 to S$10,000 range or down payment capabilities exceeding 30 percent.

How does Tembusu Grand compare to competing one-bedroom developments in the Tanjong Katong and Marine Parade precincts?

The East Coast condominium landscape includes several competing secondary-market developments within the Tanjong Katong, Marine Parade, and Siglap immediate vicinity. Established properties command broadly similar pricing, typically in the S$2,600 to S$2,800 psf band, though specific valuations depend on unit condition, floor height, specific amenity quality, and proximity to ancillary retail and dining. Tembusu Grand's MRT proximity represents a material competitive advantage relative to properties located one to two kilometres from the station, as the convenience factor translates directly into tenant appeal and resale optionality. Prospective buyers should conduct comparative site visits to assess each development's physical condition, maintenance record, facility quality, and management reputation. Some competing stock may offer larger layouts or premium finishes, whilst others may command discounts due to older infrastructure or less prestigious development pedigree. The East Coast supply pipeline remains measured, meaning that new competitive launches are unlikely to materially depress values for existing stock in the near term, providing an element of scarcity value support.

Which unit stack or floor level within Tembusu Grand offers the best value proposition?

Floor level preferences in condominiums typically reflect competing priorities between premium vistas and affordability. Lower-floor units (levels 1 to 5) command discounts of 5 to 10 percent relative to mid-floor stock, due to reduced views and perceived privacy concerns, but offer superior convenience for families with young children and reduce elevator wait times. Mid-floor units (levels 6 to 15) typically represent the sweet spot for value, offering modest ocean or city views, material daylight admission, and reduced vulnerability to ground-level noise or dampness—these floors typically command reference pricing. Higher-floor units (levels 16 and above) attract premiums of 10 to 20 percent owing to superior vistas, reduced noise exposure, and enhanced privacy. For investors prioritising rental yield, mid-floor units typically deliver superior tenant appeal without incurring the premium pricing of higher levels. For owner-occupiers valuing lifestyle and personal enjoyment, higher floors justify the incremental cost. The specific floor composition and unit orientation within Tembusu Grand should be examined closely; corner units and those oriented towards green space or water vistas command relative premiums irrespective of floor level. Buyers should inspect multiple stacks to identify units offering superior aspect relative to pricing.

What is the future supply pipeline and development trajectory for the East Coast and Tanjong Katong precincts?

The East Coast precinct is characterised by land constraints and mature residential zoning, meaning that new condominium launches remain limited and incremental rather than transformative. The recent opening and ramp-up of Tanjong Katong MRT Station has catalysed modest interest in the area, though the supply response remains measured compared to newer growth corridors like Jurong East or north-eastern zones. Most available land in the immediate vicinity is either already developed or zoned for public purposes (schools, parks, institutional use), limiting the scope for wholesale redevelopment. The broader East Coast supply outlook suggests that new launches will likely remain below three to four per year, meaning that existing stock—including Tembusu Grand—will benefit from relative scarcity value and reduced competitive pressure. Property values in the area have historically outpaced inflation by 2 to 4 percent annually during non-crisis periods, a pattern expected to persist given limited supply upside. For long-term holders, the constrained supply pipeline represents a structural positive supporting capital appreciation, particularly for properties enjoying direct MRT connectivity. Buyers concerned about oversupply or value erosion can take comfort from the East Coast's land constraints and measured development pipeline.

Tembusu Grand 1BR Condo, S$1.409M near Tanjong Katong MRT