Tembusu Grand Condo Review: Location, Price, Investment Analysis

Why Invest in Tembusu Grand Condo?

• Developed by well-known City Developments Ltd and MCL Land, which are behind the launch of iconic projects such as CanningHill Piers, Piccadilly Grand, and Irwell Hill Residences, to name a few.
• Located in a predominantly low-rise housing private residential enclave that offers mostly unobstructed sea views.
• Lies within one of Singapore's highly coveted conservation areas.
• A sizeable development with a site area of 20,572.1 sq m ( 221,436.2 sq ft) that will offer a full range of facilities and abundant landscaping.
• A 8-minutes walk to the upcoming Tanjong Katong MRT station on the Thomson-East Coast Line, providing residents easy access to the city centre and many parts of Singapore.
• Minutes drive to the East Coast Parkway (ECP), Pan Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE), and Nicholl Highway.
• Convenient access to a plethora of shopping malls, food havens and amenities.
• Near many leisure attractions and within walking distance of East Coast Park.
• Proximity to many prestigious schools.
• Close to the Paya Lebar Sub-Regional Centre and other major employment hubs.
• Promising investment potential.

Tembusu Grand Condo Fact Sheet

Building Orientation and Distance Between Blocks

Building Orientation and Block Distance.

All the blocks will have a North-South orientation. Thus, all units will avoid either the direct morning or afternoon sun.

At the same time, the distance between the front-facing blocks is a good 40m apart, which is very generous by today's standard.

Besides offering residents greater privacy, it will also provide better cross-ventilation across the development.

Most unit types will have some stacks that face the main facilities area and swimming pools, except for the 2-Bedder (B1) and 3-Bedder (C1) types.

Tembusu Grand Unit Mix

Tembusu Grand offer two different schemes:

1. Contemporary Scheme - for 1 to 3-Bedroom types.
2. Luxury Scheme - for 4 & 5-Bedroom types and Penthouses.

Please click on the link for Tembusu Grand E-Brochure and Floor Plans.

Tembusu Grand Virtual Tour

Please click on the links below for a virtual of 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 Interior Provisions

Below is a short summary of Tembusu Grand's interior provisions:

• All 4-Bedroom, 5-Bedroom, and Penhouse units come with walk-in wardrobe in master bedroom.
• Full-height cabinet provision for all 3-Bedroom, 4-Bedroom, and 5-Bedroom units, which also comes with a dry kitchen.
• Kitchen island counter provided in all dry kitchen for 4-Bedroom, 5-Bedroom, and Penthouse units.
• Kitchen comes with Miele cooker hood, hob, oven, and Liebherr fridge.
• Integrated dishwasher provided for all 4-Bedroom, 5-Bedroom, and Penthouse units.
• Luxurious bathroom sanitary wares and fittings from well-known brands such as Hansgrohe and Geberit.
• Master bedroom of 4-Bedroom, 5-Bedroom, and Penthouse units comes with two countertop washbasins with fittings in special brushed black chrome finish.

Tembusu Grand Condo's Smart Home System

A smart home system will be installed in every units. These include the following:

• A smart hub gateway for remote control of appliances.
• Lighting and air-conditioner control.
• Digital lockset.
• Wifi camera doorbell.
• Smart community app for condo, home, and lifestyle services.
• Intercomm app for communication with visitors and guardhouse.
• Vehicular access control for visitors.

Green Home Features

Passive Cool Design Architecture (Heat Mitigation)

• Lush greenery at landscape areas.
• Good unit design obtaining overall (close to 80% true cross ventilation).
• Grille Gate provided for all units at entrance to allow cross ventilation.

Energy Efficiency (Energy Efficient Equipment and Monitoring)

• Use of LED fittings to achieve > 60% energy savings.
• 5-ticks energy rating for air conditioning units.
• Energy efficient household appliances.
• Effective lighting and air conditioning control for common area facilities.
• Efficient lift system (VVVF, sleep mode & regenerative drive functions).
• Photovoltaic panels contribute to offset 30% of energy of clubhouse, function room, swimming pool, gym and MCST Office consumption.

Electric Vehicle (EV) Charging

• Electric vehicle charging infrastructure (6 active stations) to reduce carbon footprint and emissions.

Tembusu Grand Facilities

Tembusu Grand, being a relatively large 638-unit condo development, will offer a plethora of facilities (see below) for the enjoyment of residents of all ages.

The facilities are split into 4 distinct zones:

1. Arrival (arrival experience)
2. Splash (pool & amenities)
3. Serenity (thematic gardens)
4. Adventure & Respite (play 7 leisure)

Residential Services

Tembusu Grand will offer a slew of residential services, which truly elevates the standards of living. These include the following:

Who are the Developers of Tembusu Grand Condo?

City Developments Ltd (CDL) and MCL Land are the developers of Tembusu Grand condo.

City Developments (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 capitalisation. Its income-stable and geographically diverse portfolio comprises residences, offices, hotels, serviced apartments, retail malls and integrated developments.

With an excellent track record of building iconic and environmentally friendly homes, CDL has been ranked the 5th most sustainable real estate management and development company globally. Some of its latest projects include Copen Grand executive condo, 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 main missions is to create practical and smart home solutions with the aim of building long-term value for homeowners.With over 50 years of experience, the company has a proven track record of constructing high-quality homes in Singapore and Malaysia. Some of their notable projects include as Leedon Green, Parc Esta, and Margaret Ville.

What are the Prices for Tembusu Grand Condo?

Tembusu Grand condo, launched on 8 April 2023, was sold at an average price of $2,465 psf. 340 out of 638 units were taken up, which made up 53.3% of total units.

About 90% of the buyers were Singaporeans while permanent residents and foreigners made up the rest.

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

The result is better than the 25 February 2023 launch of Terra Hill in District 5, which sold 37.78% of total units at an average price of $2,650 psf.

Meanwhile, below are the launch prices for Tembusu Grand condo:

• 1-Bedroom+Study: from $1.248 million ($2,368 psf).
• 2-Bedroom: from $1.548 million ($2,321 psf).
• 3-Bedroom: from $2.278 million ($2,531 psf).
• 4-Bedroom: from $3.288 million ($2,296 psf).
• 5-Bedroom: from $4.028 million ($2,354 psf).

During the government land sale of the Jalan Tembusu site in November 2022, it attracted strong interest from eight housing developers. CDL emerged the winner with a top bid of $768 million, which works out to a land rate of $1,302 psf ppr.

For comparison, Meyer Park located about 1.1km away, has recently been successfully sold en bloc to United Venture Development, an 80/20 joint-venture (JV) company between UOL Group and Singapore Land Group. At a land rate of $1,668 psf ppr (per square foot per plot ratio), the freehold development is estimated to be launched around $3,100 psf, which will set a new benchmark for District 15.

Hence, at an average price of $2,465 psf for Tembusu Grand condo, it offers a very attractive option despite its 99-year leasehold status.

Land Cost Comparison - Tembusu Grand Vs Upcoming New Launches

Below is a comparison of the land cost for some of the upcoming developments in District 15. As can be seen, Tembusu Grand has the lowest land cost, which will provide property investors the "first-mover" advantage.

This is because the subsequent developments will be launched at higher prices, which will help to underpin property values in the district in the process. Notably, the en bloc of Meyer Park at such a price shows property developers are still confident of the market.

Where is Tembusu Grand Located At?

Tembusu Grand Map Location

Tembusu Grand condo is located at Jalan Tembusu in Singapore’s vibrant and bustling District 15, and within one of Singapore's highly coveted conservation areas.

Next to it is the Canadian International School, while the Tanjong Katong Primary School and Tanjong Katong Girls’ School are less than 5 minutes’ walk away.

The nearest MRT station is Tanjong Katong (TE25) on the Thomson-East Coast Line. Located within a 8-minutes walk. it is slated to be completed in 2024. when operational, it will provide a direct route to the Marina Bay area, as well as Singapore's financial district.

As the area is predominantly a low-rise private residential enclave, it will enjoy mostly unobstructed views of the East Coast Park and sea, which are less than 1km away.

Adjacent to it is Tanjong Katong Road, home to many popular eateries.

A Precinct Rich In Heritage and Culture

District 15, especially in Mountbatten, Katong, and Joo Chiat, is known for its rich culture, colourful heritage shophouses, colonial bungalows, unique shops and eateries.

In fact, many of these buildings have been conserved to retain the area’s distinct architectural identity.

These areas are also known for their rich Peranakan and Eurasian history. Evidence of their heritage can be found in many places such as the Katong Antique House, Rumah Bebe, The Intan, and Eurasian Heritage Centre, to name a few. There are also shops selling traditional Nonya outfit - kebaya (traditional nonya dress) and sarong (traditional Asian garment), beaded slippers and accessories, Peranakan wares and handicraft.

Exuding a fascinating mixture of old-world charm and modernity, it is no surprise they have been attracting property investors for the longest time.  Moreover, given that they are amongst the very few conservation areas in Singapore, properties in the area are highly coveted.

Hence, it is no surprise that District 15 is one of the most sought after residential areas outside the Core Central Region (CCR) due to the fascinating living experience it offers. Moreover, it is just a short drive from the city.

Convenient Public Transport Network

Residents of Tembusu Grand will enjoy convenient access to public transportation when travelling around Singapore.

MRT Map

MRT Station – The Tanjong Katong MRT station on the Thomson-East Coast Line is within a 8-minutes walk. It offers residents direct access to the city centre, with the Marina Bay station (an interchange between the Thomson-East Coast and North-South Lines) just 6 stops away.

Meanwhile, the Founders’ Memorial is just 3 stations from Tembusu Grand condo. The Founders’ Memorial, expected to be completed in 2027, is envisioned to be an integrated building with exhibition galleries, landscaped spaces, and art installations to commemorate Singapore’s first generation of leaders.

The prime land around it will likely be set aside for a mix of commercial and residential developments, which will boost the value of real estate in the vicinity.

Public Buses – Adjacent to Tembusu Grand is Tanjong Katong Road. It is served by many public buses and they include Bus Number 10, 31, 32, 40, 43, 43e, 134, 135, 197, 401, and 853M. As the bus stops are merely 1-2 minutes’ walk from the condo, they offer residents an alternative transport option when commuting to the surrounding areas and beyond.

For example, many shopping malls such as City Plaza, KINEX, PLQ, Parkway Parade, and Katong Shopping Centre are just a short ride from the development. Several of these buses also offer a direct route to Downtown Singapore.

Expressways - For residents who own cars, several expressways are just 2-12 minutes’ drive from Tembusu Grand condo. These include the East Coast Parkway (ECP), Pan Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE), and Nicholl Highway.

Shopping Malls & Food Havens

Tembusu Grand is blessed with a plethora of shopping malls and food havens, with many a short train or bus ride away. Some of the shopping malls include the following:

Food Havens Near Tembusu Grand Condo

District 15 is one of Singapore’s best food havens with endless culinary choices. Many hipster cafes have sprung up alongside old-world coffeeshops. These include well-known eateries such as the famous Katong laksa, kueh chang (dumplings), Chin Mee Chin Confectionery, and many other Nonya delicacies.

Besides these traditional offerings, many other cuisines can be found across District 15, which include Chinese, Malay, Indian, Thai, Indonesia, Vietnamese, and Western.

Food Centres

For affordable local fares, residents of Tembusu Grand condo have no lack of food options. Several food centres are a short bus ride away and they include the following:

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

Leisure Attractions Near Tembusu Grand

Tembusu Grand is located close to several popular leisure attractions, which will appeal to both homemakers and property investors. These include the following:

East Coast Park - Given its proximity to East Coast Park, it will offer an excellent reprieve from the hustle and bustle of city living. It is a place well-suited for families where they can engage in cycling, rollerblading, jogging, water sports, and even camping.

Little ones have a choice of several playgrounds such as the Coastal PlayGrove, Marine Cove, and Raintree Cove. Together, they offer various age-appropriate activities. These include vertical net climbing, long metallic tube slides, rope bridge, talking tubes, swings, and many more.

There are also many eateries, pubs and cafes along the area.

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

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

In the future, residents will further benefit from the Kallang Alive master plan. Some of the highlights will include the Kallang Football Hub, Singapore Tennis Centre and a redevelopment of the Kallang Theatre. A velodrome, speed climbing facilities and BMX track also being considered for the Youth Hub.

Kallang Riverside Park - An ideal destination for water sports such as dragon boating, canoeing, and water-skiing due to it calm waters. It is also a popular place for anglers and birdwatchers. During the migratory season, tiny egrets and grey herons can often be sighted.

Along its banks are fitness equipment, jogging cum cycling tracks, and a children playground with a variety of play equipment. This will provide an enjoyable day out for the whole family.

Goodman Arts Centre & The Artground - The Goodman Art Centre is home to more than 40 arts groups offering a variety of arts and cultural programmes. It also conducts workshops to encourage family bonding through art, which include dance, theatre, poetry, and fine art.

The Artground is located within the Goodman Art Centre and its main focus is on children’s creativity. With separate facilities to promote creative art such as singing, story-telling, painting, etc, it provides positive arts experiences for the whole family to enjoy together.

Additionally, it endeavours to provide development opportunities for local artists to co-create and cultivate meaningful arts experiences with young audiences.

Tembusu Grand Condo is Located Near Many Prestigious Schools

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

There are also a good choice of secondary schools and junior colleges near the development.

Meanwhile, properties situated near popular schools are known to command a price premium, according to a study by the NUS Institute of Real Estate Studies. As such, Tembusu Grand will not only offer a family-friendly living environment, but good investment potential as well.

Secondary Schools Near Tembusu Grand

There is a good choice of secondary schools near Tembusu Grand, with the following less than 10 minutes’ drive away.

• 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 post-secondary education, two junior colleges are within a 5-10 minutes' drive from Tembusu Grand condo.

• Victoria Junior College.
• Temasek Junior College.

International Schools – A Potential Source of Expatriate Tenants

Given Tembusu Grand’s proximity to international schools, it has the potential to attract housing demand from expatriates working in the surrounding employment hubs (more below). Hence, those looking for property investment will have a ready catchment of tenants.

Besides the Canadian International School, which is located next to Tembusu Grand, the following are just 4-8 minutes' drive away:

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

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 study. For those looking for property investment, these employment hubs will offer a ready catchment of potential tenants.

Some of the employment hubs nearby include the following:

Paya Lebar Sub-Regional Centre - A mixed retail, commercial and residential precinct built around the Paya Lebar MRT station, it is one of the 10 Business Improvement Districts (BID) in Singapore. A BID is a business-led body formed to improve a defined area. It is operated independently by the private sector to enhance the vibrancy and attractiveness of the precinct through targeted marketing, hospitality and events.

Raffles Place and Marina Bay Financial Centre – Being the third largest financial centre globally, it is home to many international financial institutions and MNCs which have made Singapore their regional headquarters.

Changi Business City, Changi Airport, and Changi Aviation Park - A vibrant and thriving economic hub in the East which hosts industries that maximise their synergies with Changi Airport, the mixed-use district is envisaged to boost Singapore’s status as a leading aviation hub in the region.

Paya Lebar Airbase - Five times the size of Toa Payoh, it will be gradually transformed into a highly liveable and sustainable new town, as well a major employment hub. Plans are afoot to build on its unique identity as a former airport and airbase.