Type

Units

Min Area

Price Range

3 BR

990 sqft

From S$2.8XM

4+ BR

2691 sqft

From S$7.8XM

Property Highlights

Rare 5-bedroom, 4-bathroom residence spanning 2,691 sqft in prestigious Jalan Tembusu location
Premium positioning just 8 minutes' walk from TE25 Tanjong Katong MRT Station for seamless connectivity
Substantial luxury offering at S$7,888,000 targeting discerning high-net-worth buyers in prime East Coast district
Spacious floor plate allows for versatile living arrangements, home office setup, or entertaining on grand scale
Strategic East Coast locale combines mature residential character with strong capital appreciation prospects

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Ref: 25475433

Tembusu Grand: A Sophisticated 5-Bedroom Sanctuary in East Coast Singapore

Tembusu Grand stands as a distinguished residential offering positioned along Jalan Tembusu, one of Singapore's most sought-after enclaves. This five-bedroom, four-bathroom residence commands a floor area of 2,691 square feet, presenting a commanding proposition for families seeking substantial space and refined living in an established neighbourhood. The listed price of S$7,888,000 reflects the calibre of property and location commanding attention from Singapore's affluent residential market.

Location and Connectivity

The property's positioning on Jalan Tembusu places it within an 8-minute walking distance from TE25 Tanjong Katong MRT Station, translating to approximately 670 metres. This proximity to the East-West Line—one of Singapore's most utilised transit corridors—provides residents with direct access to the city's commercial and lifestyle hubs. The Tanjong Katong station serves as a critical interchange point, offering seamless connections towards Raffles Place, Marina Bay, and Clementi, whilst also feeding into the broader island-wide rail network. For commuters, this accessibility dramatically reduces travel time to business districts, making the location particularly attractive for working professionals and high-earning families.

Beyond public transport, the Jalan Tembusu precinct benefits from excellent road connectivity. The East Coast Parkway runs in close proximity, facilitating rapid access towards the airport, the city centre, and southern regions. Residents enjoy the convenience of modern infrastructure coupled with the tranquillity of an established residential neighbourhood—a balance increasingly difficult to secure in central Singapore.

The Neighbourhood Character

Tanjong Katong has long been synonymous with mature, leafy residential living. The district attracts families, successful entrepreneurs, and investors alike, drawn by its blend of convenience and serenity. The area features low-rise apartment blocks, landed housing, and contemporary residential complexes, creating a mixed but harmonious streetscape. Local amenities abound: shopping facilities at Katong Plaza and within a 10-minute radius, dining establishments spanning traditional and contemporary cuisines, healthcare facilities including Mount Elizabeth Hospital's proximity, and recreational spaces such as the East Coast Park waterfront precinct for weekend leisure.

The district's maturity means strong social infrastructure. Schools including top-ranked institutions serve the area, making it particularly appealing for families with children. The presence of well-established neighbourhoods nearby—such as areas around Joo Chiat and Marine Parade—provides additional context for understanding this location's prestige within Singapore's residential landscape.

Space and Accommodation

At 2,691 square feet, this residence offers genuine spaciousness rarely encountered in modern Singapore condominiums. The five-bedroom configuration accommodates extended families, provides dedicated home office space, or permits guest suites for visitors. The four bathrooms ensure practical convenience for larger households, whilst the generous overall floor plate suggests the possibility of flowing entertaining zones, separate living and dining spaces, and master suites with ensuite facilities.

This quantum of space commands premium pricing in Singapore's residential market, particularly in locations as desirable as Tanjong Katong. The floor area permits interior design flexibility—high-ceiling living areas, landscaped private balconies, and bespoke home automation installations—all contributing to residential quality that justifies the S$7.88 million investment threshold.

Investment Perspective

Acquisition at S$7,888,000 positions this property within Singapore's luxury residential segment, where capital appreciation potential correlates strongly with location permanence and district trajectory. Jalan Tembusu's established character, combined with MRT proximity and amenity density, has historically supported stable property values. The East Coast district benefits from consistent demand from both upgraders seeking larger space and foreign talent relocating to Singapore's financial services and technology sectors.

For owner-occupiers, this represents a permanent upgrade decision rather than a transitional purchase—the scale and cost suggest buyers intending to remain for the medium to long term. The five-bedroom configuration particularly suits families anticipating 10+ year residency, where the property's utility value justifies the capital outlay independent of speculative appreciation scenarios.

Target Buyer Profile

This property appeals primarily to affluent families seeking substantial East Coast accommodation without compromise on location or amenity. High-net-worth individuals requiring generous entertaining spaces, successful business owners desiring established neighbourhood credentials, and senior executives transferring to Singapore comprise the likely buyer cohort. The property's scale and pricing exclude first-time buyers and investors pursuing yield-focused strategies, instead targeting owner-occupiers for whom location prestige and space quality rank above financial return calculations.

Conclusion

Tembusu Grand represents a considered acquisition for Singapore's most discerning residential buyers. The combination of a five-bedroom layout, substantial 2,691 square foot floor plate, and a location merely 8 minutes from Tanjong Katong MRT Station in one of Singapore's most established neighbourhoods creates a compelling offering. At S$7,888,000, the property positions itself within the premium segment where location, space, and neighbourhood character command premium pricing. For families and executives seeking a refined East Coast residence without compromise, this offering merits serious investigation.

Frequently Asked Questions

What is the estimated rental yield if this property is purchased as an investment?

At S$7,888,000, a realistic gross rental projection for a five-bedroom residence in Tanjong Katong ranges between S$12,000–S$15,000 monthly, translating to approximately 1.8–2.3% gross annual yield. This relatively modest yield reflects Singapore's luxury residential market dynamics, where capital appreciation and lifestyle value often supersede rental income for high-net-worth owner-occupiers. However, factoring in potential capital appreciation of 3–4% annually over a 10-year hold period, combined with rental growth in an area experiencing sustained demand from expatriate families and successful locals, total returns become more attractive. Investment-focused buyers should recognise this property's profile leans toward owner-occupation; pure income yield-chasers typically target younger developments or HDB resale stock where gross yields exceed 3–4%.

How does the asking price compare to recent price per square foot (psf) transactions in Tanjong Katong?

The S$7,888,000 price translates to approximately S$2,929 psf, positioning this property at the premium end of Tanjong Katong's residential market for modern condominiums. Recent comparable transactions in the immediate area have ranged between S$2,700–S$3,100 psf depending on unit configuration, building age, and amenity intensity. Five-bedroom units command premium multiples due to their rarity and suitability for upgraders, thus the asking price sits logically within the upper quartile of recent activity. Buyers should benchmark against specific comparables within the past 6–12 months: older, smaller units in the same neighbourhood have achieved S$2,600–S$2,800 psf, whilst newly launched or particularly amenity-rich developments command S$3,200+ psf, placing this property fairly positioned.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property purchaser at this price?

For a second-property purchase at S$7,888,000, ABSD liability comprises 15% on the first S$180,000 (S$27,000) plus 20% on the remaining S$7,708,000 (S$1,541,600), resulting in total ABSD of approximately S$1,568,600. This represents roughly 20% of the purchase price when combined with the standard 3% buyer's stamp duty (S$236,640), bringing total acquisition costs to approximately S$1,805,240 or 22.9% of the property value. For Singapore permanent residents purchasing a second residential property, these are mandatory liabilities that substantially increase the effective entry cost. Buyers should factor ABSD into financing assessments: many banks will not lend against ABSD amounts, meaning the effective down payment requirement increases significantly. First-time buyers benefit from ABSD exemptions, making this property comparatively more expensive for investors or upgraders than for owner-occupiers acquiring their first home.

What is the lease decay risk and potential resale impact for this property?

The absence of lease information in the listing requires clarification before purchase completion, as lease length critically impacts resale value and financing availability. In Singapore's residential context, properties with 99-year leases (most common for private condominiums) experience minimal decay concerns over 20–30 years of ownership, with resale impact becoming material only when unexpired lease falls below 60 years. Should this property be a 99-year lease granted around 2010–2015, resale prospects remain robust for at least 10–15 years. However, properties with shorter leases (30–60 years remaining) face increasingly constrained buyer pools and lower valuations—approximately 10–15% per decade of lease erosion once leases fall below 60 years. Buyers should obtain comprehensive lease details and conduct independent legal review; this price point justifies meticulous due diligence on lease terms, as any deficiency would substantially impact future salability and justifiable asking prices at disposal.

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

Proximity to MRT stations represents one of Singapore's most reliable demand drivers and capital appreciation catalysts, particularly within 10-minute walking distance. Tanjong Katong station's location on the East-West Line—one of Singapore's busiest transit corridors—ensures consistent commuter demand from professionals targeting CBD and nearby business districts. This accessibility particularly appeals to upgraders with working-age families and executives transferring to Singapore's financial services sector, sustaining residential demand even during property cycles. Historical data indicates properties within 10-minute MRT radius appreciate 0.5–1.5% faster annually than those without equivalent transit accessibility, a compound effect generating meaningful wealth creation over 10+ year ownership horizons. The Jalan Tembusu location thus benefits from dual appreciation drivers: the intrinsic neighbourhood maturity and amenity density, combined with non-discretionary transport accessibility that persists regardless of property cycle dynamics.

Is this property suitable for high-net-worth (HNW) owner-occupiers versus upgraders versus investors?

This property aligns optimally with established HNW owner-occupiers (net worth S$20 million+) seeking a refined, spacious East Coast residence as a permanent family home. The five-bedroom, four-bathroom configuration perfectly suits families with children requiring dedicated space, multiple ensuite bathrooms reducing morning logistics friction, and entertaining potential for business dinners or extended family gatherings—compelling lifestyle justifications independent of financial returns. Upgraders (typically moving from 3-bed to 5-bed, household income S$300,000+) also represent a suitable cohort, though the S$7.88M price point exceeds many upgraders' capacity, necessitating strong household incomes or property sale proceeds. Conversely, income-focused investors would likely find the 1.8–2.3% gross yield unattractive compared with alternative investment vehicles or younger developments offering superior yields. The optimal buyer profile combines established wealth, immediate family space requirements, permanence intentions (10+ year hold), and asset diversification objectives—characteristics most commonly found among established locals and senior expatriate executives, rather than transient investors.

What are TDSR implications and available financing headroom at this S$7.88M price point?

Total Debt Service Ratio (TDSR) limits of 60% mean buyers require gross household income of approximately S$525,000+ annually to finance S$7,888,000 with conventional bank lending. At 70% loan-to-value (LTV, the maximum standard banks permit for residential property), financing availability reaches S$5,521,600, necessitating a S$2,366,400 down payment. For many HNW buyers, this price point presents minimal financing constraint—cash or near-cash purchase structures are commonplace in this segment, negating TDSR concerns entirely. However, younger upgraders or business owners with variable income may encounter TDSR limitations, particularly if existing residential mortgage debt exists. Wealth structuring becomes relevant: some buyers utilise spouse income, corporate structures, or multi-year average income calculations to enhance borrowing capacity. Banks increasingly scrutinise large residential loans, potentially requesting business references or wealth source documentation. Buyers with gross household income below S$400,000 should engage mortgage brokers early to understand realistic financing options, as some institutions may decline loans exceeding S$5 million regardless of TDSR compliance.

How does this property compare to competing developments in Tanjong Katong and nearby East Coast areas?

Comparable five-bedroom offerings in immediate vicinity include developments along East Coast Road, Marine Parade, and Katong; most modern properties in this catchment achieve S$2,700–S$3,100 psf pricing, placing Tembusu Grand competitively within expected market parameters. Newer launches in the broader East Coast precinct (within 2–3 MRT stops) such as developments near Bedok or Kembangan stations may offer slightly lower psf pricing (S$2,400–S$2,800), though with commensurately longer MRT distances and younger neighbourhood characteristics. Established condominium complexes within the Tanjong Katong district specifically compete directly on location and maturity, though many lack the five-bedroom configurations or commanding floor plates of this offering. The strategic advantage remains Jalan Tembusu's prestige positioning, the neighbourhood's established character attracting older, successful demographics, and direct 8-minute MRT accessibility without the compromises of peripheral locations. Buyers evaluating alternatives should inspect recent five-bedroom completions island-wide to benchmark value; this property's asking price reflects fair market positioning for its location, space combination, and neighbourhood tenure.

Which unit stack or floor level typically offers the best value in a development like Tembusu Grand?

In premium residential markets, floor level preferences diverge markedly by buyer psychology. Lower floors (5–10) typically command 5–10% discounts versus mid-stack equivalents due to perceived privacy, noise, and pedestrian visibility concerns—presenting genuine value opportunities for buyers prioritising financial returns over psychological preferences. Mid-stack units (floors 12–20 range) command premium pricing, as these offer optimal views, privacy from street-level activity, and aesthetic appeal without the maintenance or wind exposure occasionally affecting higher floors. Upper floors (25+) similarly attract premiums for unobstructed vistas and aspirational positioning, though maintenance costs occasionally increase. Without specific building layout information, bidding competitively on lower or mid-stack units substantially below asking prices represents a rational negotiation strategy, as actual value differential rarely justifies premium multiples. Corner units typically command 8–15% premiums versus internal equivalents, though bidders should assess personal entertaining requirements before accepting premium pricing for marginal view improvements.

What is the future supply pipeline in the Tanjong Katong district, and how might it affect resale prospects?

Tanjong Katong district faces constrained new supply due to mature residential zoning and limited redevelopment opportunities—most sites already accommodate low-rise residential clusters with limited en-bloc potential. Recent years have witnessed minimal new launches in the immediate catchment, with most activity centred on nearby emerging precincts such as Bedok and Kembangan where land availability and zoning permit larger-scale developments. This supply scarcity fundamentally supports long-term value retention, as competing new product cannot substantially flood the market and depress prices. However, neighbouring districts' emerging developments—such as multiple launches near Bedok MRT and along the Paya Lebar corridor—do provide alternative options for buyers seeking modern specifications, potentially moderating Tanjong Katong demand marginal pricing. The district's future trajectory increasingly skews towards consolidation and quality maintenance rather than expansion, benefiting existing property owners through natural scarcity value appreciation. Buyers should view Tanjong Katong's limited supply as a structural advantage supporting 10+ year hold periods, whilst recognising that younger developments in adjacent regions may absorb incremental demand growth, creating modest competitive headwinds for resale appreciation rates.

Tembusu Grand 5-bed Condo, S$7.88M | Tanjong Katong