Tembusu Grand Review

Tembusu Grand
District 15
92 , 94 , 96 , 98 Jalan Tembusu ( Only block 92 is 21 - storey tall
99 Years Leasehold
No. of Units:
Site Area:
19,560.10 Sqm

Tembusugrand review

Tembusu Grand Overview:

Location Advantage:

  • Situated in historic Katong, known for its proximity to eateries, amenities, and city access.
  • Upcoming Thomson-East Coast line enhances connectivity and attractiveness.
  • Launch Expectations:
  • First major condo launch in District 15 for the year, following the success of LIV@MB.
  • Anticipation regarding its performance after LIV@MB’s 75%+ sales during the launch weekend.

Target Demographic:

  • Appeals to diverse demographics:
  • Families with children.
  • Young couples seeking urban convenience.
  • Multi-generational families.
  • Investors eyeing potential returns.

Key Highlights:

  • Unblocked views from specific units/stacks.
  • Diverse and extensive range of facilities for residents’ use.
  • Developed by reputable entities, CDL and MCL Land, known for their esteemed property portfolio.

Review Scope:

  • Comprehensive analysis of floor plans, unit layouts, pricing structures, and stack analysis to evaluate the development’s offerings.

Tembusu Grand stands poised to capitalize on its location advantages, diverse appeal, and promising developer reputation, setting the stage for a highly anticipated launch in District 15.

Tembusu Grand- Unit layout Review

Unit Size and Distribution:

  • Size: 1432 sq ft (133 sqm)
  • No. of units: 81
  • Suited for multi-generational families or those with three or four children.

Entrance Foyer:

  • Spacious entrance foyer providing privacy.
  • Built-in storage compartment concealing the distribution board.
  • Kitchen Concepts:
  • Dry and wet kitchen layout for simultaneous meal preparations.
  • Porcelain tile finish for a luxurious look in the dry kitchen.
  • Premium brands (Miele, Liebherr, Smeg) for kitchen appliances.
  • Ample space, cabinetry, and provisions for practical usage.

Living and Dining Areas:

  • Spacious communal areas with natural marble floors.
  • Generous space for gatherings and comfortable living.
  • High ceiling (4.4m for top-floor units) enhancing openness

Balcony and Additional Spaces:

  • Roomy balcony space, potential for various uses.
  • Desired extension of balcony width could improve lighting.

Master Bedroom and Wardrobe:

  • Ample space in the master bedroom and dressing areas.
  • His and hers wardrobe layout for convenience and personal space.
  • Elegant glass sliding doors and built-in lighting for functionality.

Master Bathroom Features:

  • His and her sinks and mirrors for simultaneous use.
  • Rain shower, natural light, and luxurious porcelain tiles.

Common Bedrooms and Bathrooms:

  • Common bedrooms suitable for a queen-sized bed with full-length windows.
  • One en suite common bedroom (jack-and-jill bathroom layout).
  • Additional shared bathroom for the other two common bedrooms.
  • Improved layout with three bathrooms in total, catering to various needs.

Tembusu Grand’s 4-Bedroom layout offers spaciousness, functional design elements, and practical provisions, making it suitable for larger families or those seeking generous living spaces. The separation of communal and private areas, along with multiple bathrooms, adds convenience and privacy for its residents.

3-Bedroom + Study (C2S) – 1173 sq ft (133 sqm)

Unit Size and Distribution:

  • Size: 1173 sq ft (109 sqm)
  • No. of units: 121
  • Suited for families with two or three children, featuring an additional study room.
  • Entrance Foyer:
  • Foyer space with storage cabinet, similar to the 4-Bedroom unit.

Kitchen Area:

  • Spacious kitchen area with ample room (including the yard) for a 3-bedroom unit.
  • Two windows providing natural ventilation, a rare provision in similar units.
  • Contemporary theme with lighter color tones enhancing brightness.

Dining Area Features:

  • Six-seater dining table space with a unique dry kitchen counter.
  • Built-in top-hung display cabinet in glass finish, suitable for drinks or display items.

Living Space and Balcony:

  • Adequate living area for a three-seater sofa with considerable distance from the TV.
  • Roomy balcony space offering potential for various uses.

Study Room:

  • Inclusion of a study room that can accommodate a single bed.
  • Can be converted into an additional bedroom but lacks a door (installation possible).

Master Bedroom Highlights:

  • Decent-sized master bedroom with adequate walkway space around a king-sized bed.
  • Wardrobes with satin glass sliding doors and accessory rack, no dressing table provision.
  • Accessory rack with a full-length mirror for small items storage and dressing purposes.

Master Bathroom Details:

  • Contemporary-themed bathroom with porcelain floor and wall tiles.
  • Standard provisions including a rain shower, vanity cabinet, mirror, and window for ventilation.

Common Bedrooms and Bathroom:

  • Slightly larger than average common bedrooms with full-length windows.
  • Shared bathroom for both bedrooms, including a rain shower and a window for ventilation.

The 3-Bedroom + Study layout at Tembusu Grand provides functional spaces, a spacious kitchen, and the added versatility of a study room. With its design catering to modern living needs, including working from home, this unit type offers practicality and comfort for families with children or those requiring additional workspace.

Location Overview Tembusu Grand 

Surrounding Area:

  • Tranquil setting amidst landed houses and boutique condos in Jalan Tembusu.
  • Haig Court, a 360-unit condo, is the prominent development in the vicinity.

URA Master Plan and Future Development:

  • Jalan Tembusu area designated for private condos; anticipated GLS sites in the vicinity.
  • Tembusu Grand’s showflat situated at the junction of Jalan Tembusu and Jalan Gajus offers a preview of the actual neighborhood.

Accessibility and Convenience:

  • Proximity to Tanjong Katong Road’s diverse cafes and restaurants.
  • Side gate access allows residents to stroll easily to notable eateries like Little Italy, Gravy Restaurant & Bar, and others.
  • Short drive to various amenities at Katong Shopping Centre, Katong V, i12 Katong, and Joo Chiat precinct.
  • Conveniently located near malls at Paya Lebar, including KINEX and PLQ, accessible within a 5-minute drive.

Connectivity via Thomson East Coast Line (TEL):

  • 8 to 10-minute walk to Tanjong Katong MRT (TEL); 4 stops to Gardens by the Bay, 6 stops to Marina Bay.
  • Bus ride alternatives available: 4 minutes to Dakota MRT (Circle line) or 9 minutes to Paya Lebar MRT (Circle/East West line).
  • Note: Walk to Tanjong Katong MRT not sheltered, affecting convenience during inclement weather.

School Proximity:

  • Primary schools within 1km: Kong Hwa School, Tanjong Katong Primary, Haig Girls’ School.
  • Additional primary schools within 2km radius: Tao Nan School, CHIJ (Katong) Primary, Geylang Methodist School (Primary).
  • Nearby secondary schools: Tanjong Katong Girls’ School, Tanjong Katong Secondary, Chung Cheng High School (Main), Dunman High School.
  • For expatriate families: Close proximity to EtonHouse International School (Broadrick).

Tembusu Grand offers residents the convenience of a serene yet vibrant neighborhood, surrounded by dining options, proximity to key amenities, excellent connectivity, and access to reputable educational institutions.

Price Analysis

The indicative prices for Tembusu Grand are as follows:

Comparison with Nearby Projects in District 15

Project Average PSF Price (S$) No. of Units Tenure Unit Types
Tembusu Grand 2,300 ~ 2,400+ 638 99 years 1,2,3,4,5
Royal Hallmark 2,000 32 Freehold 3,4,5
Amber Park 2,535 592 Freehold 1,2,3,4,5,6
Atlassia 2,081 31 Freehold 1,2,3,4,5
LIV @ MB 2,426 298 99 years 1,2,3,4
Meyer Mansion 2,709 200 Freehold 1,2,3
One Meyer 2,524 65 Freehold 2,3
Baywind Residences 2,069 24 Freehold 3,4


  • Tembusu Grand’s indicative prices fall within the range of average prices seen in RCR (Rest of Central Region), indicating competitive pricing.
  • Projects closer to the city center or East Coast Park tend to have higher PSF prices.
  • Freehold status appears to influence pricing, with similar-sized projects showing higher average PSF prices.
  • Tembusu Grand, though a 99-year leasehold, positions itself with reasonable PSF prices considering its location and upcoming launches in District 15.
  • Expatriate appeal for rentals in District 15 makes Tembusu Grand an attractive prospect for investors, with high potential rental returns.

Rental Prospects in the Vicinity:

Rental Prices and PSF Rates

Unit Type Average Rental Price (S$) Average PSF Rental Price (S$ psf)
1-Bedroom S$3,300 S$6.55
2-Bedroom S$4,372 S$5.19
3-Bedroom S$6,269 S$4.68
4-Bedroom S$8,675 S$4.85

Key Points:

  • Nearly 50% of Tembusu Grand’s units are 1 and 2-Bedroom, targeting investors looking for rental opportunities.
  • District 15’s appeal to expatriates due to F&B spots and proximity to the city center strengthens Tembusu Grand’s rental prospects.
  • Rental prices within 1km of Tembusu Grand indicate lucrative returns, particularly for 1 and 2-Bedroom units.

This comparison provides insights into Tembusu Grand’s competitive pricing, its market position in District 15, and its potential as an investment option in Singapore’s real estate landscape.

Appreciation Analysis:

99-Year vs Freehold Condos in Marine Parade:

  • In the last 15 years, 99-year leasehold condos in Marine Parade appreciated by 121.94%, outpacing freehold condos, which appreciated by 110.61%.
  • Specific factors like development size and location influence appreciation. Comparing medium to large-scale condos:

Price Appreciation Comparison of Nearby Condos:

Leasehold Condos:

  • The Shore Residences (103-year leasehold): Appreciated by 231.83% over 20 years.
  • Cote D’azur (99-year leasehold): Appreciation rate at 193.25%.

Freehold Condos:

  • The Sea View: Highest among freehold condos, with prices increasing by 197.44% in 20 years.
  • Haig Court: Appreciation at 179.68%.
  • One Amber: Appreciated by 165.19%.

Upcoming Developments around Kallang:

  • Kallang Sports Hub: Expansion includes the Football Hub, Singapore Tennis Centre, Youth Hub, Velodrome, and waterfront parks.
  • Old Kallang Airport and Kampong Bugis: Transformation into lifestyle hubs, likely to contribute to area appreciation.

Upcoming Developments in Marine Parade and East Coast:

  • Thomson-East Coast Line (TEL): Enhances accessibility for Tembusu Grand, linking to new developments along the line.
  • Underground Mall and Retail Options: New developments around Marine Parade and Marine Terrace MRT stations, including an underground mall, will further enhance the area’s appeal.

Overall- Tembusu Grand Summary:

Prime Location:

  • Situated in historic Katong with abundant amenities, restaurants, cafes, and conveniences within walking distance.
  • Close proximity to Tanjong Katong MRT station for enhanced connectivity and easy access to bus services connecting to other major stations.

Family-Friendly Environment:

  • Reputable primary schools within a 1km radius like Kong Hwa and Tanjong Katong Primary attract families and young couples planning for children.

Pent-Up Demand:

  • District 15’s Katong sub-zone hasn’t seen a large-scale project in almost two decades, addressing pent-up demand for a substantial condo development in the area after Haig Court in 2004.

Indicative Prices and Investment Potential:

  • Starting prices from S$2,296 PSF in the RCR, making it an attractive option for buyers seeking city-fringe living.
  • Offers promising investment potential, whether for rental opportunities or future selling, despite being a 99-year leasehold, which is not a major concern for most buyers regarding future appreciation.

Overall Attractiveness:

  • The blend of location, amenities, connectivity, and potential for appreciation positions Tembusu Grand as a compelling choice for buyers seeking a modern living space in a vibrant city-fringe environment.

© 2024 – PropertyPursuit. All rights reserved.