District 15 East Coast Property Review - Tembusu Grand
Updated: Oct 9
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)
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)
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)
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.
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.
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.
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.
Tembusu Grand Location Review
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
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
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
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
92, 94, 96, 98 Jalan Tembusu
CDL & MCL Land
Approx 210,622 sqf
99 years commencing 25 Apr 2022
No of Blocks
4 residential blocks, 1 multi storey carpark
No of Storey
20 and 21 storey
No of Units
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
(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).
(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.
(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.
Now, lets take a closer look at the layout of the different types of unit in Tembusu Grand.
(1) 1 + Study Unit
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
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.
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
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.
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
There are only a total of 81 units of 4-bedroom units in Tembusu Grand.
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
There are only a total of 38 units of 5-bedroom units in Tembusu Grand.
Typical units: 1,711 sqf
Ground floor units: 1,711 sqf
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.
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.
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.
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!
About The Author
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!