Grand Dunman review

Personal Connection:

They initially held skepticism towards mega developments (>1,000 units) such as Avenue South Residence, Jadescape, Parc Esta, Florence Residences, Parc Clematis, Normanton Park, and Treasure at Tampines, which emerged from 2018 onwards. Doubts included concerns about the demand for such developments, the competition for facilities, and resale challenges.

Transformation Decision:

The initial skepticism was proven wrong as these mega developments not only sold out but also saw healthy price increases. The large number of units turned out to be an advantage, allowing developers to gradually increase prices with each unit sale.

Decade of Drastic Changes:

There hasn’t been a mega development since Normanton Park in 2021 and none in District 15 since Mandarin Gardens in 1986, adding anticipation to the review of Grand Dunman.

Core Developments:

Grand Dunman Residences Launch (2011): Mentioned as a key point, possibly indicating that Grand Dunman has been in development for some time.

Indication of Area Demand:

The  success of previous mega developments in the area suggests potential high demand for Grand Dunman, especially given its various amenities and convenient location.

This overview suggests a transformation in the author’s perception of mega developments and a keen interest in exploring whether Grand Dunman will replicate the successes of its predecessors.

Inside Tour

 Overview:

• Project Name: Grand Dunman
• Site Acquisition: SingHaiyi won the Dunman Road Government Land Sales (GLS) site for $1.28 billion ($1,350 psf) in 2022, surpassing CDL by 20%.
• Land Cost Comparison: Notably, Tembusu Grand was acquired at a lower land cost of $1,302 psf.

Development Context:

• Unit Count: Grand Dunman comprises 1,008 units.
• Mega Development in D15: It will be the first mega development in District 15 in over 40 years, expected to TOP in 2027.

Differentiation and Features:

• Blocks and Collections: Seven blocks of 18-storey apartments, with 6 blocks dedicated to the Luxury Collection and 1 block for the premium Grand Collection.
• Facade Design: Modern facade design, with Luxury blocks clad in “titanium” and the Grand block in champagne gold, standing out as a distinctive feature.
• Opinions on Color Choice: The choice of champagne gold for the Grand block is expected to divide opinions, with acknowledgement of differing tastes in design.

Design and Facilities:

• Architectural Features: Mention of the 5 Bedroom show flat showcasing the exact color of the Grand block.
• Real-world Representation: Acknowledgment that the show flat model might not perfectly represent the color in real-world conditions due to factors like varying sunlight and cloudy days.
• Subjectivity in Design: The author’s personal opinion is shared, expressing that the color choice is not overly ostentatious, but design preferences vary.

Additional Amenities:

• Gold as Design Choice: Recognition that Grand Dunman’s use of gold in its design is not unprecedented, citing other developments like Klimt Cairnhill and One Shenton in prime locations.
• Buyer Appeal: Suggestion that the unique design might appeal to buyers looking for distinctive features in the prime Core Central Region (CCR).
• Developer’s Approach: Acknowledgment that the developers have taken a bold approach, aiming for Grand Dunman to stand out in the market.

Unit mix layout

2-bedroom + Study (Type 2BR S1)

• Number of Units: 137
• Strata Area: (775 sq ft)

3-bedroom + Study (Type 3BR LS) 

• Number of Units: 103
• Strata Area: 104 sq m (1,119 sq ft)

4-bedroom (Type 4BR L)

• Number of Units: 87
• Strata Area: 133 sqm (1,432 sq ft)

5-bedroom (Type 5BR G2)

• Number of Units: 34
• Strata Area: 198 sq m (2,131 sq ft)

Location Overview: (Neighborhood and Accessibility)

• Nearest MRT Stations: Dakota MRT (Dakota MRT (230m, 3 mins walk)
• Public Transport: Close proximity to several bus stops serving various routes.
• Schools: Within 1km radius of reputable schools like Kong Hwa, Tanjong Katong Primary, and Haig Girls, among others.
• Malls / Amenities: Leisure Park, is a short 5 mins walk away, while  Paya Lebar Quarters and Parkway Parade is just 6 & 7 mins away.
• Private Transport: Convenient access to major destinations including the CBD, Orchard Road, Suntec City, and Changi Airport within reasonable drive times.

Public Transport 

Private Transport 

Developer Review:

SingHaiyi Group, formerly known as SingXpress Land, underwent delisting from the Singapore Exchange in 2022. The company’s name changed to SingHaiyi in 2013 after Gordon Tang and his wife, Celine Tang, acquired a majority stake. While not the most prolific in terms of the number of developments, SingHaiyi takes pride in successfully completing several recent residential projects, including the mega-development Parc Clematis, along with The Gazania and The Lilium. Additionally, the company has ventured into the commercial sector with projects like 9 Penang Road, now established as UBS’ Asia-Pacific flagship office.

Unit Mix at Grand Dunman

Stack Analysis

Best Stacks

• Premium Block: The Grand Collection (Block 2)
  • Visually Striking Design: The Grand Collection stands out with its champagne gold exterior, signaling the most luxurious offerings in Grand Dunman.
• Optimal Unit Facings: South and South-East
  • Unobstructed Views: Units facing South and South-East offer unblocked views of the Mountbatten landed enclave and the distant sea.
  • Aspirational Landscape: Residents may find the Mountbatten area nostalgic or aspire to live there in the future.
• North-Facing Units: Ventilation and Open Views
  • Adequate Ventilation: North-facing units may lack extensive views but benefit from unblocked perspectives, ensuring good ventilation and airflow

Price Analysis

Summary of Price Comparison with Neighboring Developments:

Analysis of Grand Dunman’s Pricing Relative to New Launches:

Comparison with Recent New Launches:

Appreciation Analysis

• Data Sources: Analysis based on URA, Realis, and 99.co data.
• Sunny Spring’s High Appreciation: Sunny Spring recorded the highest appreciation rate at 126.96%, possibly due to its proximity to Kong Hwa School.
• Consideration of Freehold Projects: Older freehold projects exhibited higher appreciation, initially starting at lower average psf prices.

• Grand Dunman’s Competitive Edge
  • Age Advantage: Grand Dunman is projected to be at least 15 years younger than nearby projects upon completion.
  • MRT Proximity: Strategic location near Dakota MRT station for convenient access throughout Singapore.
  • Future Rail Network Improvements: Anticipation of improvements in Singapore’s rail network aligns with the city’s move toward a car-lite society.
  • Investor Appeal: Potential attractiveness for investors based on rental and resale prospects.
• Proximity to Reputable Primary School
  • Importance of School Proximity: Closeness to Kong Hwa School is significant, particularly with increasing competitiveness in primary 1 balloting.
  • Appeal for Families: Attractive for families seeking quality education options.
• Nearby F&B and Lifestyle Amenities
  • Famous F&B Spots: Close proximity to renowned spots like Old Airport Road Food Centre and Kallang Wave Mall.
  • Lifestyle Convenience: Access to vibrant lifestyle options enhances the overall living experience.
• Anticipation of Thomson-East Coast Line (TEL) Impact
  • Impact of TEL: Discussion on the positive effects of the upcoming Thomson-East Coast Line.
  • Future Developments: Introduction of underground malls and increased connectivity with Katong Park and Tanjong Katong TEL stations.
• District 15’s Allure
  • District 15’s Appeal: Acknowledgment of the district’s reputation for good food, reputable schools, and rich history.
  • Potential Appreciation: Grand Dunman expected to benefit from the district’s overall growth, contributing to potential appreciation for future residents.