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  • Writer's pictureVivian Chong

District 15 East Coast Property Review - Tembusu Grand

Updated: Jan 12


condo review tembusu grand


District 15 East Coast has always been a highly sought after area when it comes to property. It is appealing to both locals and expatriates looking for a home to stay or a property to invest.


In today's article, we are going to Jalan Tembusu!


There is currently one condo along Jalan Tembusu that has been launched - Tembusu Grand. Another site has just been sold and will be launching next year.


Let's dive into District 15 and Tembusu Grand to review this newly launched condo!



Location Analysis - Location, Transport Accessibility, Surrounding Amenities, Schools


Tembusu Grand Overview


Siteplan Analysis - Direction & Facing of Units, Condo Facilities, Unit Distribution




 

Updates on new and upcoming launches in District 15 East Coast


There were 3 major condos that have been launched in District 15 East Coast area in 2023.


(1) Tembusu Grand (Located @ Jalan Tembusu)


GLS, La Ville, East Court, Haig Road
Tembusu Grand is a 638-units condo located at Jalan Tembusu.

Tembusu Grand is a 638-units condo jointly developed by CDL and MCL Land.


It has 4 residential blocks which are 20/21 storey high, and 1 block of 5-storey high multi-storey carpark.


Tembusu Grand is 99-years tenure condo, and the estimated TOP is in 2028.

(2) The Continuum (Located @ Thiam Siew Avenue)


La Ville, Haig Road, East Court
The Continuum is a 816-units freehold condo located at Thiam Siew Avenue.

The Continuum is a 816-units condo jointly developed by Hoi Hup Realty and Sunway Developments.


There are a total of 6 blocks which are 17/18 storey high.


The Continuum is a freehold condo, and the estimated TOP is in 2027.



(3) Grand Dunman (Located @ Dunman Road)


district 15 new launches
Grand Dunman is a mega condo with 1003 units located on Dunman Road.

Grand Dunman is a mega condo with 1008 units developed by SingHaiYi Group.


It consists of 7 blocks which are 18-storey high.


Grand Dunman sits on a 99-years leasehold site and the estimated TOP is 2028.




What about other sites that have been sold but has not been launched?


1) Former La Ville Site (Located @ Tanjong Rhu)


This former La Ville site is located at 6C - 6D Tanjong Rhu. It was sold to Hong Kong listed property group ZACD Group.


There will be 2 blocks of 20-storeys apartments, with estimated 107 units.


This is a freehold site.


enbloc, tg rhu, tanjong rhu
The former La Ville site will consist of 2 residential blocks, with an estimated 107 units.

2) Former East Court (Located @ Koon Seng Road)


The former East Court is located at 89 Koon Seng Road. It has been sold to award-winning property developer Macly Group.


This freehold land can be redeveloped into a 5-storey building with 19 residential units.


enbloc, district 15, east coast
The former East Court can be redeveloped into a 5-storey building with 19 residential units.

3) 173 to 183 (Odd numbers ) Haig Road


This freehold land is a corner site sitting at the junction of Haig Road and Seraya Lane.


It has been sold to Nanshan Group.


enbloc, district 15
This corner plot of land situated at Haig Road has been sold to Nanshan Group.

4) Jalan Tembusu Site (Parcel 2)

Located just opposite Tembusu Grand, this 99-years leasehold site has been sold to Sim Lian Group.


With a land area of 221,436sqf and a plot ratio of 3.5, this site can be developed into a residential condo of about 840 units.


GLS, district 15, east coast, new launch
This 99-years leasehold site at Jalan Tembusu can yield an estimated 840 units.

 

Tembusu Grand Location Review


1) Location


Grand Dunman, The Continuum
Tembusu Grand is located in prime district 15 between Tanjong Katong Road and Haig Road.

Tembusu Grand is located between Tanjong Katong Road and Haig Road, within the prime residential enclave in District 15.


On the side of Tembusu Grand where Tanjong Katong is, you will find the exclusive Mountbatten/Goodman landed areas.


On the other side where Haig Road is, you will find private residential apartments and a few blocks of HDB flats.


Head towards the south (where East Coast Park is) and you will reach the prestigious Meyer/Amber residential areas.


District 15 East Coast area has always been a popular residential precinct. It is common to find residents here moving within the different parts of the district.



2) Transport Accessibility


Thomson Eastern Line, Circle Line
The nearest MRT stations to Tembusu Grand are Dakota and Tanjong Katong MRT station.

When it comes to accessibility to MRT, the nearest station to Tembusu Grand is Dakota station on the Circle Line (CCL), and the upcoming Tanjong Katong station on the Thomson-East Coast Line (TEL).


Both stations are around 10 minutes walk away.


Tembusu Grand is centrally located and have easy access to the major expressways like East Coast Parkway (ECP), Pan-Island Expressway (PIE) and Kallang-Paya Lebar Expressway (KPE).

3) Surrounding Amenities


district 15 katong nice food
Take a scroll to Old Airport Food Centre for all the yummy local food!

One of the reasons why District 15 is a highly sought after residential area is because of the amenities.


East Coast Park is the most popular park in Singapore. You can reach East Coast Park in 10 minutes if you ride on a bicycle. Or take a stroll and you will reach the park in under 20 minutes.


Love shopping? Ask any Eastsider and he or she will tell you Parkway Parade is the go-to mall that we grow up with. i12 is another mall with great cafes and nice eateries.


And when it comes to food, no other places in Singapore can beat the food paradise District 15 is known for.


Take a few minutes walk and you will reach Tanjong Katong Road, where there are lots of local and international eateries. Head down to Old Airport Food Centre and you will find all our yummy local food!



4) Nearby Schools


Primary one school admission
Tanjong Katong Primary, Haig Girls and Kong Hwa School are all located within 1km to Tembusu Grand.

For parents who school going children, you will be happy to note that Tanjong Katong Primary, Haig Girls School and Kong Hwa School are all within 1km from Tembusu Grand!.


As to secondary schools, Dunman High, Chung Cheng High, Tanjong Katong Secondary and Tanjong Katong Girls School are all nearby.



Tembusu Grand Overview

Location

92, 94, 96, 98 Jalan Tembusu

​Developer

​CDL & MCL Land

Site Area

Approx 210,622 sqf

Tenure

99 years commencing 25 Apr 2022

Estimated TOP

Oct 2028

No of Blocks

4 residential blocks, 1 multi storey carpark

No of Storey

20 and 21 storey

No of Units

638 units

Unit Types

​1 Bedroom + Study - 117 units (527 to 646 sqf)

2 Bedroom - 81 units (667 sqf)

2 Bedroom + Study - 119 units (743 to 883 sqf)

3 Bedroom - 79 units (990 to 1,184 sqf)

3 Bedroom + Study - 121 units (1,173 to 1,399 sqf)

4 Bedroom - 81 units (1,432 to 1,604 sqf)

5 Bedroom - 38 units (1,711 sqf)

Penthouse - 2 units (2,691 sqf)


Site Plan Analysis


Grand Dunman
Site Plan for Tembusu Grand.

(1) Direction and facing of units


All the units in Tembusu Grand are either north or south facing.


For the units facing outwards and towards the north, owners will be looking towards the low rise shophouse, as well as Tanjong Katong Girls and Tanjong Katong Secondary School.


Units above mid floor would be able to enjoy unobstructed low rise view.


However a check on the URA masterplan shows that the empty plot of land between Tembusu Grand and Tanjong Katong Girls school is zoned for residential.


This means that there will be another residential development coming up in future and the unobstructed view might be compromised (depending on how the developer plan the site plan).


Also, the empty plot of land on the other side of Tembusu Grand has been sold to Sim Lian Group under the Government Land Sale (GLS) concluded on 18 July 2023.


Units facing outwards and towards the South might have their unobstructed view compromised too (depending on how the site plan of the new development is).


Government Land Sale GLS
The unobstructed view that Tembusu Grand owners enjoy now might be compromised due to the residential developments around it.

(2) Condo Facilities


In terms of condo facilities, Tembusu Grand offers comprehensive facilities.


There are 2 club house with function and entertainment room, karaoke and gaming pod, private dining and a gym.


There is also a yoga studio, co-working lounge and a kid's playroom.


For sports facilities, there is a 50m infinity lap pool, spa pool, relaxing pool and wading pool.


There is also a recreational tennis court within the condo.


Grand dunman, the continuum
Tembusu Grand offers comprehensive facilities that includes 2 clubhouse, 50m infinity pool and a tennis court.

(3) Unit Distribution


If you are looking for the 1-bedroom unit (ie. 1+study), you have options to choose from units facing inwards landscape view or outwards unobstructed view.


For the 2-bedroom units, developer has arranged them to be facing the outwards view.


As to the 2+study units, they are all facing inwards landscapte view.


The 3-bedroom units are facing outwards, whereas you have options to choose from inwards or outwards facing if you are going for the 3+study unit.


For the bigger 4 and 5-bedroom units, developer has arranged all of them to be facing inwards landscape view.


grand dunman
The bigger 4 and 5-bedroom units in Tembusu Grand are facing the beautiful inwards landscape view.

Layout Analysis


Now, lets take a closer look at the layout of the different types of unit in Tembusu Grand.


(1) 1 + Study Unit


district 15 real estate agent
Layout of 1+study unit in Tembusu Grand.

Tembusu Grand do not have any 1 bedroom unit.


The smallest unit here is the 1 + study unit. There are a total of 117 units of 1 + study units spread out in 6 stacks.


I have broken down the sizes as below:

  • Typical units: 527 sqf

  • Ground floor units: 527 sqf

  • Top floor units: 624 sqf (including strata void area above living and dining area)


This 1+study layout is a layout commonly seen in other condos.


The difference between the 2 layouts is mainly the location of the study area.



(2) 2-Bedroom Unit


district 15 specialist
Layout of 2-bedroom and 2+study unit in Tembusu Grand.

There are 81 units of 2-bedroom and 119 units of 2+study in Tembusu Grand, making it a total of 200 units of 2 bedders.


2-bedroom unit

  • Typical units: 667 sqf

  • Ground floor units: 667 sqf

  • Top floor units: 829 sqf (including strata void area above living and dining area)

2 + study unit

  • Typical units: 743 sqf

  • Ground floor units: 743 sqf

  • Top floor units: 883 sqf (including strata void area above living and dining area)

Personally I like the 2-bedroom layout.


It is a dumb-bell layout with the living room in between both bedrooms, thus reducing wastage of long corridor space typically found in other layouts (though there are some buyers who prefer the long corridor space outside the bedrooms as it provides more privacy).


Also, you have the option to create a door so the kitchen become an enclosed kitchen.



(3) 3-Bedroom Unit


district 15 east coast real estate agent
Layout of 3-bedroom and 3+study unit in Tembusu Grand.

There are 79 units of 3-bedroom and 121 units of 3+study in Tembusu Grand, making it a total of 200 units of 3 bedders here.


3-bedroom unit

  • Typical units: 990 sqf

  • Ground floor units: 990 sqf

  • Top floor units: 1,184 sqf (including strata void area above living and dining area)

3 + study unit

  • Typical units: 1,173 sqf

  • Ground floor units: 1,173 sqf

  • Top floor units: 1,399 sqf (including strata void area above living and dining area)

The main difference between these 2 layouts, apart from the study area, lies in the kitchen area.


For the 3 + study unit, there is a yard area and a home shelter. This is important for families that require the extra space, whether it is for a helper or as extra storage area.



(4) 4-Bedroom Unit


District 15 east coast property real estate specialist
Layout of 4-bedroom unit in Tembusu Grand.

There are only a total of 81 units of 4-bedroom units in Tembusu Grand.


4-bedroom unit

  • Typical units: 1,432 sqf

  • Ground floor units: 1,432 sqf

  • Top floor units: 1,604 sqf (including strata void area above living and dining area)


(5) 5-Bedroom Unit


District 15 east coast property real estate specialist
5-bedroom unit layout in Tembusu Grand.

There are only a total of 38 units of 5-bedroom units in Tembusu Grand.


5-bedroom unit

  • Typical units: 1,711 sqf

  • Ground floor units: 1,711 sqf


(6) Penthouse


District 15 east coast property real estate specialist
Floorplan of penthouse in Tembusu Grand.

There are only 2 exclusive penthouses in Tembusu Grand, and they are located in Stack 15 and 18.


What can i say? Simply love the amount of space in these penthouses!





Comparative Price Analysis


There are 3 major projects in the East that have been launched this year, namely Tembusu Grand, The Continuum and Grand Dunman.


Let's take a look at their average transacted price.


district 15 east coast real estate specialist
Price comparison between the 3 main condo launches in the East. (Source: EdgeProp, 23/09/2023)

The main difference among these 3 condos is that Tembusu Grand and Grand Dunman are both 99-years leasehold, whereas The Continuum has a freehold status.


Both Tembusu Grand and The Continuum are around 10 minutes walk to MRT, whereas Grand Dunman is just 3 minutes walk away.


While all 3 condos have a sizeable number of units, Tembusu Grand has the least units at 638, and Grand Dunman has the most number of units at 1,008.


Personally I think the average transacted price reflects how the situation is in the current market.


I would also like to compare these 3 condos with 2 other condos that buyers were actively comparing, namely Liv @ MB and Meyer Mansion.


district 15 east coast real estate agent
Price comparison between the 5 condo launches in the East. (Source: EdgeProp, 23/09/2023)

Liv @ MB is a condo that I personally like. It is a 99-years leasehold condo launched in May 2022. More than 75% unit were sold at an average price of $2,387psf on the first day.

The 1 and 2-bedroom units were almost snapped up on the launch day.

Developer for Liv @ MB, Bukit Sembawang increased prices a few times after the launch day (in fact even on the launch day itself!).


Meyer Mansion is a freehold condo located on prime Meyer Road. It was launched in 2019 at an average price of $2,747psf, with some units crossing $3,000psf.


Sales picked up fast and furious from 2021 onwards.



Developer Guocoland also increased prices a number of times since launch day.


At the point of writing, there is only 1 unit left for sale at Meyer Mansion, and 5 units available for Liv @ MB.



Conclusion


Properties in District 15 are highly sought after, as there is huge demand for it for own stay as well as for investment.


I remembered when another big development Amber Park was launched in 2019, demand for it was not as strong.


However, it started selling like hotcakes from 2021 onwards, similar to what happened in Meyer Park.


Tembusu Grand sold 53% on launch day. Property market is not as vibrant now due to many reasons like economies uncertainties, high interest rate etc.


However just like what happened to Amber Park, Meyer Mansion and many other projects, those who bought units earlier are now sitting on profits. Later entrants tend to pay higher price for less desirable unit.


And as the old adage goes: Buy property and wait, not wait to buy property.


Interested in purchasing a unit in District 15? Let me partner you and share my views on your property investment journey!




 

Related Readings:




 

About The Author

vivian chong district 15 property agent

Vivian is an experienced real estate agent who has been in the industry since 2002.


Over the years, she has transacted numerous property deals including HDB and private properties. She is well-versed in policies and regulations involving the sale and purchase of residential properties. She has also handled many transactions involving complicated situations like contra, divorce, administration/probate cases, and decoupling / part-share purchases.


Vivian is active in District 15 and 16, and it is easy to find her in the East Coast area stretching from Tanjong Rhu to Bayshore.


Need her views on property related matters? Connect with her and have a non-obligated chat!

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