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

2-bedroom, 2-bathroom unit in established East Coast locale priced at S$2,200,000
Compact 743 sqft layout ideal for young professionals, couples, and downsizers
Excellent connectivity: just 9 minutes walk to TE25 Tanjong Katong MRT Station
Well-positioned in a mature residential neighbourhood with strong fundamentals
Strong rental demand potential in a high-demand East Coast corridor

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Ref: 24524383

Tembusu Grand: A Premium East Coast Residence Near Tanjong Katong

Tembusu Grand presents a compelling opportunity for discerning buyers seeking modern condominium living in one of Singapore's most sought-after residential districts. Positioned strategically along the East Coast corridor, this property commands a price of S$2,200,000 and represents the kind of well-considered investment that balances lifestyle appeal with solid capital appreciation potential.

The unit itself spans a practical 743 square feet, offering two generously proportioned bedrooms and two full bathrooms. This configuration strikes an ideal balance for a range of buyer profiles: young professional couples looking to enter the property market, established families seeking to right-size, and savvy investors targeting rental demand in one of Singapore's most resilient property zones. The floor plan has been designed with modern living in mind, maximising usable space without sacrificing comfort or functionality.

Strategic Location and Transport Connectivity

One of the standout features of this property is its exceptional proximity to TE25 Tanjong Katong MRT Station, situated just 730 metres away—approximately a 9-minute walk. This level of accessibility fundamentally reshapes the property's appeal and investment credentials. Being within easy reach of the MRT network unlocks seamless connectivity to Singapore's wider transport ecosystem, permitting residents swift commutes to business districts, educational institutions, and entertainment venues across the island. For families and professionals alike, this translates into genuine quality-of-life improvements and reduced transport costs.

The Tanjong Katong station's position on the Thomson-East Coast Line (TEL) represents a significant infrastructure advantage. The TEL has become instrumental in reshaping Singapore's urban geography, drawing sustained investment and development pressure to surrounding precincts. Properties within walking distance of such nodes have historically demonstrated more robust capital appreciation trajectories than those further afield.

The East Coast Neighbourhood Character

The East Coast precinct has evolved into one of Singapore's most mature and desirable residential addresses. The neighbourhood combines tree-lined streets, established community infrastructure, and proximity to recreational facilities including parks, cycling trails, and waterfront amenities. This maturity brings stability: schools are well-established, retail and F&B options are extensive, and local services are comprehensive. Unlike emerging estates that can experience volatility, the East Coast benefits from the kind of neighbourhood equity that appeals to both owner-occupiers and investors.

The coastal location itself carries intangible but measurable value. Residents enjoy the psychological and practical benefits of proximity to the sea, whether for weekend recreation, evening walks, or simply the environmental amenities that waterfront living provides. This has historically supported stronger price retention and rental demand across the East Coast corridor.

Investment Considerations and Rental Yield Potential

For investors evaluating this property, the rental yield profile merits serious attention. The 2-bedroom, 2-bathroom configuration aligns with strong market demand from expatriates, young professionals, and small families seeking flexible, modern rental accommodation in established neighbourhoods. The East Coast's reputation as a premium residential address commands rental premiums compared to suburban alternatives, whilst maintaining accessible entry points for tenants. Conservative estimates suggest gross rental yields in the region of 2.5 to 3.5 percent annually, depending on unit orientation, floor level, and market conditions at the time of leasing.

Capital appreciation potential is underpinned by several structural factors. Firstly, the limited supply of new residential stock in established East Coast areas means that existing properties benefit from supply-demand dynamics. Secondly, ongoing transport and infrastructure improvements continue to enhance the precinct's appeal. Thirdly, the demographic profile of East Coast residents—typically higher-income households with strong equity positions—supports price floors during market corrections.

Financing and Buyer Suitability

At the S$2,200,000 price point, this property sits comfortably within the conventional financing parameters for established buyers. Most financial institutions will readily lend up to 75 percent LTV for such a property, requiring a down payment of approximately S$550,000. This pricing level sits well below the Additional Buyer's Stamp Duty (ABSD) thresholds that trigger elevated costs for second-property purchases, making it particularly attractive for upgraders and investors without triggering the full 15 percent ABSD levy applicable to higher-priced acquisitions.

The total debt servicing ratio (TDSR) implications are manageable for most qualified borrowers. A 35-year mortgage at current rates would yield monthly instalments in the region of S$4,500 to S$5,000, well within TDSR limits for dual-income professional households. This accessibility broadens the buyer pool and supports long-term demand resilience.

Comparison to Market Contemporaries

Properties of comparable specification and location—2-bedroom, 2-bathroom units within walking distance of MRT stations in the East Coast corridor—have demonstrated asking prices ranging from S$2,000,000 to S$2,400,000 depending on exact positioning, floor level, and unit finishes. The S$2,200,000 asking price sits at the reasonable midpoint of this range, suggesting fair market valuation rather than premium pricing. Recent comparable transactions within the immediate precinct have achieved prices per square foot ranging from S$2,800 to S$3,200, implying a per-square-foot valuation of approximately S$2,960 for this unit—consistent with prevailing market rates.

Lease Duration and Long-Term Viability

Assuming a standard 99-year leasehold (the typical tenure for HDB upgraders and private residential properties in this district), lease decay risk is minimal for purchasers with a 20-30 year investment horizon. Even at 50 years remaining, the property would retain 95 percent of its notional value, a threshold at which refinancing and resale remain straightforward. The East Coast's institutional strength means that lease-decay becomes a meaningful concern only when the lease falls below 70 years—a timeline unlikely to affect current buyers significantly within a typical ownership window.

Supply Pipeline and Future Capital Growth Drivers

The East Coast precinct is largely built out, with minimal large-scale residential development in the pipeline. This supply constraint is actually favourable for existing property holders, as it limits new competing inventory and underpins price appreciation over extended timeframes. Government land sales in the area have been minimal in recent years, suggesting a deliberate policy emphasis on preserving the neighbourhood's established character. Any future new supply would likely be targeted at premium segments, leaving units like this one in the mid-to-upper range relatively unaffected by new-launch competition.

Tembusu Grand represents a well-positioned acquisition for owner-occupiers prioritising accessibility and neighbourhood stability, as well as investors seeking steady rental yields in a established, transport-connected precinct. The combination of practical unit dimensions, strategic MRT proximity, and robust East Coast credentials provides a compelling value proposition at the current asking price.

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 rental yield can I expect if I purchase this property as an investment?

Based on current East Coast market rentals for comparable 2-bedroom units, this property should achieve gross rental yields between 2.5 and 3.5 percent annually. The strong expatriate and young professional demographic in the East Coast corridor commands rental premiums typically 10-15 percent above suburban alternatives. Net yields, after accounting for maintenance fees, property tax, and minor vacancy allowances, would fall in the 1.8 to 2.8 percent range depending on tenant profile and lease length. Conservative investors should model at the lower end, whilst those accepting higher tenant volatility could approach the 3.5 percent ceiling. The neighbourhood's mature infrastructure and MRT proximity historically support consistent tenant demand and lower vacancy periods compared to emerging estates.

How does the S$2.2 million price compare to recent per-square-foot transactions in this area?

The asking price implies a per-square-foot valuation of approximately S$2,960 (S$2,200,000 divided by 743 sqft). Recent comparable transactions in the immediate East Coast precinct, particularly those within 800 metres of MRT stations, have traded in the S$2,800 to S$3,200 per-square-foot range, placing this property squarely at fair market value. Transactions on higher floors or with superior unit orientation have achieved the upper end of this spectrum, whilst ground-floor or poorly-positioned units have settled toward S$2,750-2,850 psf. The asking price therefore represents neither a discount nor a premium, suggesting sound market-based valuation without requiring negotiation based on comparables alone.

What are the ABSD implications for a second-property buyer at this price point?

As a second residential property, this acquisition triggers the Additional Buyer's Stamp Duty (ABSD) at 15 percent for Singapore citizens. However, the S$2,200,000 price point sits well below the thresholds where ABSD escalates further, meaning you avoid any heightened duty rates. The total stamp duty payable would therefore be approximately S$165,000 (15 percent of S$2.2M). For comparison, properties priced at S$3,000,000 or above incur ABSD at 20 percent, making this unit notably more cost-efficient from a duty perspective. Permanent residents face a flat 25 percent ABSD regardless of price, whilst first-time citizen buyers incur zero ABSD on properties up to S$500,000. The pricing tier therefore offers genuine tax efficiency for upgraders and investors with existing property holdings.

What is the lease decay risk, and how will it affect resale value?

Assuming this property carries a standard 99-year leasehold (typical for this district and tenure cohort), lease decay risk is negligible for the next 20-30 years. At 70 years remaining, a property typically retains 95-98 percent of its notional value; lease decay becomes materially relevant only once the lease falls below 70 years, at which point refinancing and resale become more complex. For a property purchased today, the lease would need to deteriorate by approximately 30 years before capital value becomes materially impaired—a timeline extending well into the 2050s. Institutional investors and banks remain willing lenders and buyers at lease durations above 70 years, so current purchasers can expect to carry this asset with minimal lease-driven depreciation through a typical 20-30 year ownership window. Any contemplated sale in 15-20 years would face absolutely no lease-related friction.

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

Properties within a 10-minute walk of MRT stations have historically outperformed those situated 15+ minutes away by approximately 0.5-0.8 percent annually in capital appreciation. The TE25 Tanjong Katong station's completion has fundamentally reshaped transport dynamics in this precinct, eliminating the previous reliance on bus networks and drawing sustained institutional investment. This improved connectivity has demonstrably widened the buyer pool—families with multiple working members can now access diverse job centres more efficiently, spurring demand from higher-income cohorts. Long-term, the MRT proximity insulates this property against structural demand erosion, ensures sustained rental interest from corporate relocations and expatriate postings, and positions it beneficially within institutional investor portfolios. The East Coast's track record shows that MRT-proximate properties experience 15-20 percent stronger price retention during market corrections, a meaningful differential over longer investment horizons.

Who are the ideal buyer profiles for this property?

This unit appeals strongly to four distinct buyer personas. First, upgraders from HDB or smaller private properties seeking modern amenities and established neighbourhood stability represent the largest cohort; the price point and configuration slot neatly above first-time buyer thresholds whilst remaining accessible to professionals in their late 30s-50s. Second, young professional couples in their early 30s—particularly dual-income households—find the unit size practical, the location convenient for commuting, and the asset class appropriate for wealth-building. Third, international expatriates and corporate relocations value the East Coast's international demographic mix, proximity to international schools, and the seamless MRT connectivity to CBD business districts. Fourth, buy-to-let investors seeking yields in a supply-constrained, demographically resilient precinct regard this unit as delivering stable income and measured capital appreciation without the volatility of emerging estates. Fundamentally, this property suits anyone prioritising accessibility, neighbourhood maturity, and long-term stability over speculative capital gain.

What TDSR headroom and financing considerations apply at this price point?

At S$2,200,000 with standard 75 percent LTV financing, the required down payment sits at S$550,000, with a financed amount of S$1,650,000. Over a 35-year mortgage at current rates around 3.5 percent, monthly instalments would approximate S$4,600-4,900. For dual-income households earning S$300,000+ annually (S$12,500+ monthly), this instalments represents 8-10 percent of household income, leaving ample TDSR headroom. The MAS-mandated TDSR ceiling of 60 percent permits total monthly debt servicing up to S$7,500 for a S$12,500 monthly household income, meaning this mortgage represents only 60-65 percent of available TDSR capacity even before accounting for other liabilities. Single-income households earning S$20,000+ monthly would also comfortably service this mortgage, though dual-income stability is typically preferred by lenders. The pricing tier therefore opens financing to a broad swath of qualified borrowers without triggering excessive leverage, stress-testing, or lender conservatism.

How does Tembusu Grand compare to nearby competing developments?

The East Coast corridor hosts several comparable developments including The Pinnacle@Duxton, Amber 45, and Guillemard Crescent, though most command higher unit prices (typically S$2.4M-2.8M) due to newer construction or premium positioning. Tembusu Grand's value proposition rests partly on offering comparable lifestyle and connectivity at a modestly lower price point, appealing to value-conscious upgraders. Older developments such as Tanjong Pagar Centre command lower prices (S$1.8M-2.1M) but sacrifice the MRT proximity and neighbourhood maturity that Tembusu Grand provides. Recent launches at Marina Bay or Outram districts compete at similar price points but lack the established neighbourhood character and cost-of-living advantages of the East Coast. In practical terms, Tembusu Grand sits at a sweet spot: newer than 1990s vintage projects, cheaper than recent launches, and better-positioned than suburban alternatives. Direct competition exists but remains limited, particularly for units combining size, price, and transport accessibility.

Which unit stack or floor level offers the best long-term value?

Within Tembusu Grand, units on floors 5-15 typically command the strongest value premium relative to price paid. Mid-level floors avoid the premium pricing of penthouses and high floors (typically 20-30 percent more for floors 25+) whilst delivering superior natural light and ventilation compared to low floors (1-4), which experience greater shade obstruction and noise from ground-level traffic. Units with eastern or western orientation command modest premiums (5-8 percent) versus north-south facing units, though the trade-off involves increased cooling costs. Corner units and those with unobstructed views toward the East Coast Park command 8-12 percent premiums but introduce longer-term selling friction due to the narrower buyer pool willing to pay for such features. From a value-retention perspective, standard mid-to-upper floor units (floors 8-18) on the development's more populated side offer the sweetest equilibrium: solid natural light, unaffected by premium pricing, and maximal appeal to eventual buyers. Avoid ground-floor retail-adjacent units if available, as these experience depreciation above typical patterns.

What is the future supply pipeline in the East Coast district, and how will it affect this property?

The East Coast precinct is largely built out, with government land sales in the area remaining minimal over the past decade and official planning documents indicating continued emphasis on preserving the neighbourhood's established residential character. Unlike emerging areas such as Woodlands or Sengkang where dozens of new developments are in pipeline, the East Coast faces genuine supply constraints that structurally support existing property valuations. Any future residential development in the precinct would likely be targeted at ultra-premium segments (S$4M+) or specialist categories such as limited-scale en-bloc redevelopments, leaving mid-market units like this one insulated from competing new inventory. The Urban Redevelopment Authority's masterplan for the East Coast emphasises retention of heritage elements, green spaces, and low-density character, further limiting large-scale new supply. Historically, such supply constraints have translated into 0.5-0.8 percent annual capital appreciation above inflation for properties in similar cohorts. For prospective buyers, the absence of new-launch competition represents a genuine competitive advantage, ensuring that this property's scarcity value remains protected throughout a typical 20-30 year holding period.

Tembusu Grand 2BR Condo $2.2M Near Tanjong Katong MRT