Tembusu Grand D15 New Launch Condos: Prices, Reviews & Investment Analysis

Tembusu Grand is a 99-year leasehold condominium located in the highly popular and vibrant District 15 of Singapore. It consists of four 20 and 21-storey residential towers, housing a total of 638 units ranging from one-bedroom to five-bedroom types, including 2 penthouses. This article will provide a comprehensive review of the project.

Developed by City Developments Limited (CDL) and MCL Land, it is approximately an 8-minute walk from the upcoming Tanjong Katong MRT station (TE25) on the Thomson-East Coast Line (TEL).

The condominium is surrounded by numerous shopping malls, food centres, recreational attractions, and prestigious schools.

This article aims to provide an unbiased evaluation to help buyers make informed investment decisions, covering the following aspects:

• Location Attributes
• Design Highlights
• Investment Potential

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Tembusu Grand’s Unique Selling Points

• Developed by renowned developers CDL and MCL Land, who have launched numerous iconic projects including Canninghill Piers, Piccadilly Grand, and Irwell Hill Residences.
• Located in a private residential enclave dominated by low-rise homes, offering nearly unobstructed sea views.
• Situated in one of Singapore’s most sought-after conservation areas.
• A considerably large development with a site area of 20,572.1 sq m (221,436.2 sq ft), offering a full range of facilities and lush landscaping.
• An 8-minute walk to the upcoming Tanjong Katong MRT station on the TEL, providing residents easy access to the city center and many other parts of Singapore.
• A few minutes’ drive to the East Coast Parkway (ECP), Pan Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE), and Nicoll Highway.
• Convenient access to numerous shopping malls, food centres, and amenities.
• Close to many recreational attractions, and within walking distance to East Coast Park.
• Near many reputable schools.
• Close to Paya Lebar Sub-Regional Centre and other major employment hubs.
• Great investment potential.

Tembusu Grand Overview

Building Orientation and Inter-Block Spacing

All residential blocks are oriented in a north-south direction. Therefore, all units will avoid direct morning or afternoon sun.

Meanwhile, the distance between the front and back rows is 40 meters, which is very spacious and generous by today’s standards.

Besides providing greater privacy for residents, the cross-ventilation throughout the project is also excellent.

Most unit types will have some space facing the main facility areas and swimming pool, with the exception of the 2-bedroom B1 type and the 3-bedroom C1 type.

Tembusu Grand Unit Mix

Tembusu Grand offers two different schemes:

1. Modern Scheme – applicable to 1 to 3-bedroom types.
2. Luxury Scheme – applicable to 4 and 5-bedroom types and penthouses.

Please contact us if you need the e-brochure and floor plans for Tembusu Grand.

Tembusu Grand Virtual Tour

Click the links below to virtually view the Tembusu Grand show units and sales gallery.

• 2-Bedroom + Study (743 sq ft)
• 3-Bedroom + Study (1,173 sq ft)
• 4-Bedroom (1,432 sq ft)
• 5-Bedroom (1,711 sq ft)
• Sales Gallery

Tembusu Grand Provisions

Here is a brief summary of its interior design provisions:

• All 4-bedroom, 5-bedroom, and penthouse units come with a walk-in wardrobe in the master bedroom.
• All 3-bedroom, 4-bedroom, and 5-bedroom units provide full-height cabinets and are equipped with a dry kitchen.
• All 4-bedroom, 5-bedroom, and penthouse units feature a kitchen island in the dry kitchen.
• The kitchen is equipped with a Miele hood, hob, oven, and a Liebherr refrigerator.
• All 4-bedroom, 5-bedroom, and penthouse units include an integrated dishwasher.
• Luxury bathroom sanitary ware and fittings from renowned brands such as Hansgrohe and Geberit.
• The master bedrooms of 4-bedroom, 5-bedroom, and penthouse units feature two countertop washbasins with special brushed black chrome finish fittings.

Tembusu Grand Smart Home System

Each unit will be equipped with a smart home system, which includes the following:

• A smart hub gateway for remote control of appliances.
• Lighting and air-conditioning control.
• Electronic lock.
• Wireless video doorbell.
• A smart community app for condo, home, and lifestyle services.
• An intercom app for communication with visitors and the guardhouse.
• Vehicle access control for visitors.

Tembusu Grand Green Home Features

Passive Cooling Design Architecture (Heat Dissipation)

• Lush greenery in landscaped areas.
• Good unit design with genuine cross-ventilation in nearly 80% of units overall.
• Grille gates at all unit entrances to allow for cross-ventilation.

Energy Efficiency (Energy-saving equipment and monitoring)

• Over 60% energy efficiency achieved through the use of LED fittings.
• 5-tick energy efficiency rating for air conditioning units.
• Energy-efficient household appliances.
• Effective lighting and air-conditioning control for common area facilities.
• Efficient elevator system (Variable Voltage Variable Frequency system, sleep mode, and regenerative drive function).
• Photovoltaic panels to offset 30% of the energy consumed by the clubhouse, function rooms, swimming pool, gym, and the Management Corporation Strata Title (MCST) office.

Electric Vehicle (EV) Charging

• EV charging infrastructure (6 charging stations) to reduce carbon footprint and emissions.

Tembusu Grand Facilities

Tembusu Grand is a fairly large condominium development with 638 units and will offer a wide range of facilities (see below) for residents of all ages to enjoy.

These facilities are divided into 4 distinct zones:

1. Arrival (Arrival Experience)
2. Splash (Swimming Pool and Related Facilities)
3. Serenity (Themed Gardens)
4. Adventure and Respite (Play and Relaxation)

Tembusu Grand Residential Services

Tembusu Grand will offer a range of residential services to truly elevate the standard of living. These include:

Welcome and Assistance

• Arrival welcome and assistance
• Reception services
• Wet weather assistance
• Transportation arrangements

Residence and Lifestyle

• Residence and local information
• Facility bookings
• Courier acceptance

Service Requests

• Apartment and restaurant reservations
• Business services
• Laundry and housekeeping services
• Private chef or catering services for parties
• Pet care or grooming services
• Mail and courier services
• Handyman and pest control services

Who is the Developer of Tembusu Grand?

City Developments Limited (CDL) and MCL Land.

CDL: It is a leading global real estate company with a network spanning 104 locations in 29 countries and regions.

Listed on the Singapore Exchange, CDL is one of the largest companies by market capitalization. Its income-stable and geographically-diverse portfolio comprises residences, offices, hotels, serviced apartments, retail malls and integrated developments.

With an outstanding track record in building iconic and environmentally friendly homes, CDL has been rated as the world’s 5th most sustainable real estate management and development company. Some of its latest projects include the Executive Condominium (EC) Copen Grand, Canninghill Piers, Piccadilly Grand, and Irwell Hill Residences, among many other residential developments.

MCL Land: It is a leading developer known for its commitment to excellence and customer satisfaction. One of their primary missions is to create practical and smart home solutions designed to create long-term value for homeowners.

With over 50 years of experience, the company has a strong track record of building high-quality homes in Singapore and Malaysia. Some of their well-known projects include Leedon Green, Parc Esta, and Margaret Ville.

What is the Price of Tembusu Grand?

Tembusu Grand was launched on April 8, 2023, with an average selling price of S$2,465 per square foot (psf). Out of 638 units, 340 were sold, accounting for 53.3% of the total units.

Approximately 90% of the buyers were Singaporeans, with the remainder being Permanent Residents and foreigners.

Of the 340 units sold, 70% were 1-Bedroom + Study, 2-Bedroom, and 2-Bedroom + Study types. The rest were 3-Bedroom, 4-Bedroom, and 5-Bedroom types.

Here are the launch prices for Tembusu Grand:

• 1-Bedroom + Study: from S$1.248 million (S$2,368 psf).

• 2-Bedroom: from S$1.548 million (S$2,321 psf).

• 3-Bedroom: from S$2.278 million (S$2,531 psf).

• 4-Bedroom: from S$3.288 million (S$2,296 psf).

• 5-Bedroom: from S$4.028 million (S$2,354 psf).

When the government sold the Jalan Tembusu site in December 2022, it attracted strong interest from eight property developers. CDL emerged as the winner with the highest bid of S$768 million, which translates to a land price of S$1,302 per square foot per plot ratio (psf ppr).

In comparison, Meyer Park, located about 1.1 km away, was recently successfully sold en bloc to United Venture Development, an 80/20 joint venture between UOL Group and Singapore Land Group. With a land rate of S$1,668 psf ppr, the freehold development is estimated to sell for around S$3,100 psf, which would set a new benchmark for District 15.

With an average price of S$2,465 psf, Tembusu Grand is a very attractive option, despite its 99-year leasehold tenure.

Land Cost Comparison — Tembusu Grand vs. Other Upcoming Launches

Below is a land cost comparison for some upcoming developments in District 15. As you can see, Tembusu Grand has the lowest land cost, which will offer property investors a “first-mover” advantage.

This is because subsequent developments will be launched at higher prices, which will help to support property values in the area in the process. It is worth noting that the price for the en bloc sale of Meyer Park indicates that property developers remain confident in the market.

Where is Tembusu Grand Located?

Tembusu Grand condominium is located in the bustling and vibrant District 15 of Singapore, one of the country’s most sought-after conservation areas.

It is situated next to the Canadian International School, while Tanjong Katong Primary School and Tanjong Katong Girls’ School are less than a 5-minute walk away.

The nearest MRT station is Tanjong Katong on the Thomson-East Coast Line, which is less than an 8-minute walk from the condo. Scheduled for completion in 2024, it will provide a direct route to the Marina Bay area and Singapore’s financial district once operational.

As this area is predominantly a low-rise private residential enclave, residents will enjoy nearly unobstructed sea views and are less than 1 km from East Coast Park.

Adjacent to the condo is Tanjong Katong Road, which is bustling with popular restaurants.

A District Rich in Heritage and Culture

District 15, particularly the Mountbatten, Katong, and Joo Chiat areas, is renowned for its rich culture, colourful shophouse heritage, colonial bungalows, unique shops, and restaurants.

In fact, many buildings are well-preserved to retain the unique architectural character of the area.

These areas are also famous for their significant Peranakan and Eurasian history. Remnants of their heritage can be found in many places, such as the Katong Antique House, the Peranakan shophouse boutique Rumah Bebe, The Intan (a Peranakan museum), and the Eurasian Heritage Centre, to name just a few. There are also shops selling traditional Nyonya clothing like the Kebaya, traditional Asian garments like the Sarong, beaded slippers and accessories, Peranakan tableware, and handicrafts.

As a blend that exudes a charming mix of old-world charm and modernity, it’s no surprise that they have been attracting property investors for a long time. Furthermore, since they are one of the few conservation areas in Singapore, properties here are highly sought after.

Therefore, it is no surprise that District 15 is one of the most popular residential areas outside the Core Central Region (CCR). It offers a very interesting living experience and is just a short drive from the city.

Tembusu Grand’s Convenient Public Transport Network

Residents of Tembusu Grand will enjoy convenient public transportation when travelling to various parts of Singapore.

MRT Station — Tanjong Katong MRT station on the Thomson-East Coast Line is less than an 8-minute walk from the condominium. It offers residents a direct route to the city center, being just 6 stops away from Marina Bay station (an interchange for the Thomson-East Coast and North-South Lines).

Meanwhile, the Founders’ Memorial is just 3 stops away from Tembusu Grand. Expected to be completed in 2027, the Founders’ Memorial will be an integrated building that includes an exhibition gallery, landscaped spaces, and art installations to commemorate Singapore’s first-generation leaders.

The prime land surrounding it may be reserved for a mixed commercial and residential development complex, which will increase the value of nearby properties.

Public Buses — Adjacent to Tembusu Grand is Tanjong Katong Road. There are many public buses here, including numbers 10, 31, 32, 40, 43, 43e, 134, 135, 197, 401, and 853M. Since the bus stops are just a 1 to 2-minute walk from the condo, they provide another transportation option for residents.

Many shopping malls, such as City Plaza, KINEX, PLQ Mall, Parkway Parade, and Katong Shopping Centre, are just a short drive away. Some of these buses also provide direct routes to downtown Singapore.

Expressways — For residents with cars, several expressways are just a 2 to 12-minute drive away. These include the East Coast Parkway (ECP), Pan Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE), and Nicoll Highway.

Tembusu Grand Shopping Malls and Food Centres

Tembusu Grand boasts numerous shopping malls and food centres, many of which are just a short MRT or bus ride away. Some of the shopping malls include:

• Katong Shopping Centre
• i12 Katong
• Parkway Parade
• City Plaza
• KINEX
• Joo Chiat Complex
• Tanjong Katong Complex
• PLQ Mall
• Paya Lebar Square
• SingPost Centre
• Kallang Wave Mall
• Kallang Leisure Park

Food Centres Near Tembusu Grand

District 15 is one of Singapore’s best food hubs, with countless types of cuisine. Many trendy restaurants have sprung up alongside vintage eateries. These include well-known establishments like the famous Katong Laksa, Kim Choo Kueh Chang, the confectionery “Chin Mee Chin,” and many other Nyonya delicacies.

Besides these traditional foods, many other cuisines can be found in District 15, including Chinese, Malay, Indian, Thai, Indonesian, Vietnamese, and Western dining.

Food Centres

There are numerous affordable eateries near Tembusu Grand condominium. Several food centres are just a short bus ride away, including:

• Dunman Food Centre.
• Marine Parade Central Market and Food Centre.
• Haig Road Market and Food Centre.
• Old Airport Road Food Centre.
• Geylang Serai Market and Food Centre.

Leisure Spots Near Tembusu Grand

Tembusu Grand is close to several popular leisure spots, which will attract both families and property investors. These include the following attractions:

East Coast Park — Proximity to East Coast Park will provide an excellent respite from the hustle and bustle of city life. It is a fantastic place for families to go cycling, rollerblading, jogging, water sports, and even camping.

Children can choose from several playgrounds, such as Coastal PlayGrove, Marine Cove, and Raintree Cove. These playgrounds offer a variety of age-appropriate activities, including vertical crawling nets, long metal tube slides, rope bridges, speaking tubes, swings, and much more.

East Coast Park also has many restaurants, bars, and cafes.

Singapore Sports Hub — It offers a wide variety of activities for the whole family, including dancing (K-Pop Random Play Dance!), rope skipping (Jump Rope Fiesta), live music performances, and bazaar shopping.

Visitors can also try different sports such as football, volleyball, yoga, swimming, tai chi, and Zumba.

In the future, residents will further benefit from the “Kallang Alive” plan. Some highlights will include the Kallang Football Hub, the Singapore Tennis Centre, and the redevelopment of the Kallang Theatre. A youth hub is also being considered, with additions like a velodrome, speed climbing facilities, and a BMX track.

Kallang Riverside Park — Thanks to its calm waters, it is an ideal destination for water sports like dragon boating, canoeing, and water skiing. Anglers and bird watchers also love to visit. During the migratory season, little egrets and grey herons can often be seen.

Along the riverbanks of the park are fitness equipment, jogging and cycling tracks, and a children’s playground with various play equipment. It’s perfect for a fun day out for the whole family.

Goodman Arts Centre and The Artground — Goodman Arts Centre is home to over 40 art groups and offers a variety of arts and cultural programs. It also hosts workshops that encourage family bonding through art, including dance, drama, poetry, and fine arts.

The Artground, located within Goodman Arts Centre, focuses primarily on children’s creativity. It has separate facilities to promote creative arts such as singing, storytelling, painting, and more, providing a positive artistic experience for the whole family to enjoy together.

Additionally, it is dedicated to providing development opportunities for local artists to co-create and cultivate meaningful artistic experiences with young audiences.

Tembusu Grand is Near Many Reputable Schools

Tembusu Grand is located within a 2 km radius of several popular primary schools. Therefore, children registering for Primary 1 will have priority placement under the Ministry of Education’s distance-based allocation system.

There are also good secondary schools and junior colleges to choose from nearby.

Meanwhile, according to AnjiaSG research, properties near popular schools have a certain price advantage. Therefore, Tembusu Grand not only provides a family-friendly environment but also has good investment potential.

Primary Schools within a 1 km radius

• Haig Girls’ School.
• Tanjong Katong Primary School.

Primary Schools between 1 to 2 km radius

• CHIJ (Katong) Primary.
• Geylang Methodist School (Primary).
• Kong Hwa School.
• Tao Nan School.

Secondary Schools near Tembusu Grand

The condo is less than a 10-minute drive from the following excellent secondary schools:

• Broadrick Secondary School.
• Bartley Secondary School.
• CHIJ Katong Convent.
• Chung Cheng High School (Main).
• Geylang Methodist School (Secondary).
• Manjusri Secondary School.
• St. Patrick’s School.
• Tanjong Katong Girls’ School.
• Tanjong Katong Secondary School.
• Dunman High School.
• Victoria School.

Junior Colleges

For higher education, there are two junior colleges less than a 5 to 10-minute drive from Tembusu Grand.

• Victoria Junior College.
• Temasek Junior College.

International Schools — A Potential Source of Expat Tenants

Given its proximity to international schools, the condominium has the potential to attract housing demand from expatriates working in the surrounding employment hubs (more on this below). Thus, those seeking property investment will have a ready pool of tenants.

Besides the Canadian International School located right next to the condo, the following schools are just a 4 to 8-minute drive away:

• EtonHouse International School Broadrick.
• Olympiad International School.
• 5 Steps Academy.
• Nexus International School.

Tembusu Grand’s Proximity to Major Employment Hubs Offers Good Investment Potential

Given Tembusu Grand’s proximity to several major employment hubs, it will offer an ideal place to live, work, play, and learn. For those seeking property investment, these employment hubs will provide a ready pool of potential tenants.

Some of the nearby employment hubs include:

Paya Lebar Sub-Regional Centre — A mixed-use development of retail, commercial, and residential spaces built around Paya Lebar MRT station, it is one of Singapore’s 10 Business Improvement Districts (BIDs). A BID is business-led and aims to improve a specific area. It is run independently by the private sector to enhance the vibrancy and appeal of the area through targeted marketing, hospitality, and events.

Raffles Place and Marina Bay Financial Centre — As the world’s third-largest financial centre, it is home to many international financial institutions and multinational corporations that use Singapore as their regional headquarters.

Changi Business City, Changi Airport, and Changi Aviation Park — A thriving and vibrant economic hub in the east, with industries that maximise synergy with Changi Airport, this multi-functional area aims to enhance Singapore’s position as a leading regional aviation hub.

Paya Lebar Air Base — With an area five times the size of Toa Payoh, it will gradually be transformed into a highly liveable and sustainable new town, as well as a major employment hub. Plans are underway to establish its unique identity as a former airport and airbase.

Tembusu Grand Review Conclusion — An Investment Perspective

As the area around Tembusu Grand is predominantly comprised of private landed properties and smaller condominiums, there are not many comparable condos of a similar size to choose from. Therefore, for our investment analysis, this site has selected the following properties based on their proximity and age, which will provide sufficient data to gauge their performance:

• Haig Court: A 360-unit freehold condominium development completed in 2004.

• Cote D’Azur: A 612-unit 99-year leasehold condominium development completed in 2004.

• Dakota Residences: A 348-unit 99-year leasehold condominium development completed in 2010.

• Waterbank at Dakota: A 616-unit 99-year leasehold condominium development completed in 2013.

Except for the freehold project Haig Court, which is located next to Tembusu Grand, the other three are 99-year leasehold condominiums about 1 km away. They should provide insight into how freehold and 99-year leasehold projects perform in the area.

As shown in the graph above, here is the average appreciation for each condominium:

• Haig Court (completed in 2004): +186.04%.

• Cote D’Azur (completed in 2004): +154.53%.

• Dakota Residences (completed in 2010): +71.03%.

• Waterbank at Dakota (completed in 2013): +45.45%.

Some Interesting Observations

Overall, considering their different ages, all four residential projects have performed well since their launch. Meanwhile, here are some interesting observations:

• The smaller, 360-unit freehold project, Haig Court, outperformed the larger, 612-unit 99-year leasehold project, Cote D’Azur, although both were completed in 2004.
• The smaller, 348-unit 99-year leasehold project, Dakota Residences, outperformed the larger, 616-unit 99-year leasehold project, Waterbank at Dakota, even though the former is slightly further from Dakota MRT station. (Note: Both of these developments are in District 14 but are on the edge of the more popular District 15. They were chosen for this study due to their proximity to Tembusu Grand).

It seems to suggest that mid-sized condominium developments with over 300 units offer better capital appreciation potential than large ones with over 600 units. This could be due to supply-side factors—the larger the development, the more intense the competition when owners decide to sell.

Given that Tembusu Grand is a 638-unit condominium development, this could be a factor to consider when making a property investment decision.

Average Rental Yields of the Condominiums

• Haig Court (completed in 2004): 2.3%.

• Cote D’Azur (completed in 2004): 2.9%.

• Dakota Residences (completed in 2010): 3.0%.

• Waterbank at Dakota (completed in 2013): 3.5%.

The average rental yields are quite good overall, which can likely be attributed to their proximity to prestigious schools like Tao Nan School and Tanjong Katong Primary School.

In fact, these rental yields are more attractive than many in the Core Central Region (CCR), which hover in the low to mid-2% range. If seeking higher rental yields, one might also consider Blossoms by the Park and The Hill @ One-North, located near Buona Vista in Singapore’s District 5.

Competition from Upcoming New Condominiums

Property investors may want to take note of two other upcoming condominium projects in District 15. They are:

• The Continuum, an 816-unit freehold condominium development on Thiam Siew Avenue.
• Grand Dunman, a 1,035-unit 99-year leasehold condominium development adjacent to Dakota MRT station.

In addition to these, another plot of land opposite Tembusu Grand is expected to be launched in March 2023 through the Government Land Sales (GLS) programme, projected to yield about 840 units. Given the series of upcoming launches totaling 2,530 new units in the area, the reaction of property developers will be closely watched.

Note: Tembusu Grand (638 units) + The Continuum (816 units) + Grand Dunman (1,076 units).

In conclusion, the upcoming new supply and competition among property developers to clear units may temper a rapid rise in property prices.

Furthermore, economic headwinds and rising interest rates add a degree of caution to the property market after a significant run-up over the past two years. According to flash estimates released by the Urban Redevelopment Authority (URA), property prices rose by 10.6% in 2021 and 8.4% in 2022.

However, those expecting a significant correction in property prices may be disappointed, as the market is projected to rise by 3-4% next year. This can be attributed to the low inventory of unsold units in the market, estimated at around 15,000 to 16,000 units—the lowest in 15 years.

As shown in the graph above, private home prices have risen significantly due to the declining inventory of unsold units in the market.

Property prices are also expected to be supported by the following factors:

• Strong demand from HDB upgraders.
• Robust household balance sheets.
• The absence of property speculation after a series of property cooling measures over the years.
• High rental demand helps to offset the increase in mortgage repayments.
• High land and construction costs, as well as the GST hike, add upward pressure on prices.
• The inflow of foreign funds after Singapore and China relaxed travel entry restrictions.

Finally, with the estimated en bloc sale price of Meyer Park at around S$3,100 psf, this could set a new benchmark for District 15, supporting property prices in the process.

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