Bournemouth Eight
Overview & Key Facts
Bournemouth Eight is an 8-unit boutique condominium on Bournemouth Road in District 15 (RCR), with TOP circa 1997 and a 99-year lease with approximately 70 years remaining. The development benefits from three TEL stations: Tanjong Katong MRT (Thomson-East Coast Line) at 380 metres, Dakota MRT (Circle Line) at 790 metres, and Katong Park MRT (Thomson-East Coast Line) at 870 metres. The Tanjong Katong TEL sub-400m is the dominant credential — a genuinely strong TEL position in the D15 RCR East Coast corridor, where the TEL activation since 2024 has repriced the transport accessibility of the entire Katong-Marine Parade belt.
The rental dataset — 4 transactions at S$15,000 median across 8 units — indicates a large-format unit profile for a D15 RCR boutique: at S$15,000/month, units are almost certainly 4BR or penthouse format (likely 2,500–5,000 sqft), targeting families, senior expats, and diplomatic tenants who value the D15 East Coast character, the TEL activation, and the Bournemouth Road residential setting. The 70-year lease position requires buyers to model the 60-year threshold crossing in approximately 10 years (2036).
Bournemouth Eight presents a distinctive D15 RCR proposition: Tanjong Katong TEL sub-400m, ultra-large format units at S$15,000 median, and the East Coast residential character at 70-year leasehold boutique pricing.
Location & Connectivity
Bournemouth Road is a quiet residential side street in the Tanjong Katong sub-precinct of District 15, adjacent to the Tanjong Katong Road heritage shophouse strip and within the new Tanjong Katong TEL station catchment zone. The D15 RCR Tanjong Katong character is one of Singapore’s most established heritage-residential precincts: Peranakan shophouses, East Coast Park accessibility, the Marine Parade-Katong-Joo Chiat food and lifestyle belt, and the TEL activation that has materially improved transit connectivity for the D15 corridor since 2024.
Tanjong Katong MRT (Thomson-East Coast Line) at 380 metres: TEL sub-400m access. The TEL connects toward Marine Parade (1 stop east), Siglap (2 stops), Bayshore (3 stops) eastward; and toward Katong Park (1 stop west), Mountbatten (2 stops, CCL interchange), Tanjong Rhu (3 stops), Marina Bay (4 stops), Shenton Way (5 stops), and the full west TEL arc toward Orchard, Newton, and Woodlands. Dakota MRT (Circle Line) at 790 metres provides CCL access as the secondary option. Katong Park MRT (Thomson-East Coast Line) at 870 metres provides a second TEL access point.
East Coast Park is accessible by cycling or short drive (approximately 1–1.5km). The Katong heritage F&B strip (Roxy Square, East Coast Road Peranakan restaurants, Dunman Road hawker) is within walking range. Parkway Parade mall at Marine Parade (1 TEL stop east) provides modern retail.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Primary School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Haig Girls' School | primary | ~1.0 km |
| CHIJ (Katong) Primary | primary | ~1.1 km |
| Broadrick Secondary School | secondary | ~1.2 km |
| EtonHouse International School (Broadrick) | international | ~1.2 km |
| One World International School (Mountbatten) | international | ~1.2 km |
| Geylang Methodist School (Secondary) | secondary | ~1.3 km |
Facilities
At 8 units with a 1997 TOP, Bournemouth Eight is a mature boutique with a 1990s D15 RCR facility package: swimming pool, covered parking, and standard common area amenities. The 28-year-old building requires a structural inspection and MCST sinking fund review — for a development of this vintage, routine maintenance upgrades (pool, landscaping, lift modernisation) may be pending. The Tanjong Katong heritage precinct and the East Coast lifestyle corridor compensate for the limited in-development facility depth.
The Tanjong Katong external amenity layer benefits significantly from the TEL activation since 2024: Tanjong Katong MRT sub-400m access now provides direct TEL connectivity to Marina Bay (4 stops), Shenton Way CBD (5 stops), Orchard (7 stops), and the full TEL north arc. East Coast Park by cycling, Parkway Parade by 1 TEL stop, and the Katong Peranakan heritage culture on foot complete the D15 RCR lifestyle profile.
Neighbourhood Comparison
D15 RCR boutique comparables in the Tanjong Katong TEL corridor include the newer TEL-adjacent developments along East Coast Road and Tanjong Katong Road, as well as the established EWL-era boutiques at Eunos-Kembangan. The key market shift for Bournemouth Road is the TEL activation: prior to 2024, Tanjong Katong-Bournemouth Road required bus access to the EWL at Paya Lebar or Eunos — a significant transit gap. With Tanjong Katong TEL at 380 metres, the address is now a genuine sub-400m TEL position, which places it in the same transit tier as The Domain (Siglap TEL 180m, Batch C) and above all Eunos-Kembangan EWL boutiques on MRT distance terms.
The large-format unit (S$15,000 median) puts Bournemouth Eight in competition with D10 CCR large-apartment and D15 RCR ultra-premium rental market rather than the standard D15 RCR 2BR-3BR market. The closest Batch D comparison is King Albert Park (D21 OCR, S$23,250 median, large-format, DTL 350m) — both targeting the diplomatic/expat-family large-format segment, though at different district and price tiers. The TEL activation premium at Tanjong Katong versus the DTL position at King Albert Park is a meaningful differentiator for tenants who commute via the TEL corridor toward Marina Bay and the CBD.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BOURNEMOUTH EIGHT | 1997 | 8 | — | |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates BOURNEMOUTH EIGHT across multiple dimensions.
What Residents Say
“Tanjong Katong TEL at 380 metres opened a new chapter for D15 RCR. Bournemouth Road is a quiet residential side street in the Tanjong Katong heritage belt — Peranakan shophouses, East Coast Road food culture, and now the TEL at sub-400m walk. S$15,000/month for 4BR format here is consistent with D10 CCR large-apartment pricing at D15 RCR psf entry.”
— Tanjong Katong area resident via Singapore Expats forum
“Four rental records at S$15,000 across 8 units is too thin for confident yield modelling without active market research. But the direction is clear — ultra-large format units in the TEL-activated D15 corridor. The 70yr lease means the 60yr threshold in 2036 is the exit-planning number. For the right buyer at the right entry psf, the TEL repricing of Tanjong Katong is the thesis.”
— D15 RCR investment specialist via EdgeProp research
Strengths & Weaknesses
- Tanjong Katong MRT (TEL) at 380m — sub-400m Thomson-East Coast Line; TEL to Marina Bay in 4 stops
- TEL activation (2024) repricing: Bournemouth Road transit connectivity materially improved
- Dakota MRT (CCL) at 790m — second MRT option, CCL to Mountbatten, Stadium, Marina Bay arc
- Katong Park MRT (TEL) at 870m — third station option on same TEL line
- S$15,000 median rental — ultra-large format units; D10 CCR-tier income on D15 RCR psf entry
- D15 RCR Tanjong Katong heritage character: Peranakan shophouses, East Coast Park, F&B culture
- East Coast Park accessible by cycling: Singapore's premier coastal recreational belt
- LEASE: 70yr remaining — crosses 60yr threshold in ~10yr (2036); plan exit timeline carefully
- Thin rental dataset (4 records, 0.5/unit) — insufficient for confident yield modelling without active research
- S$15,000 median implies very large units — high absolute entry price; narrow buyer pool at acquisition
- 1997 TOP: ~28yr old building — structural inspection and MCST sinking fund review required
- Dakota CCL at 790m and Katong Park TEL at 870m are secondary stations only; primary is Tanjong Katong 380m
- No resale data — acquisition price requires independent valuation at D15 RCR boutique psf
- Large-format unit tenant segment is narrower than standard professional 2BR rental market
Verdict
Bournemouth Eight on Bournemouth Road delivers a distinctive D15 RCR boutique proposition: Tanjong Katong TEL sub-400m in the newly TEL-activated East Coast corridor, ultra-large unit format at S$15,000 median rental, and the D15 Katong-Tanjong Katong heritage lifestyle address. The 70-year lease requires buyers to model the 60-year threshold crossing in ~10 years and plan exit accordingly. The thin rental dataset (4 records) means active market research is required before committing to a yield model.
For buyers targeting large-format D15 RCR stock in the TEL-activated East Coast corridor, combining the Tanjong Katong TEL sub-400m access with the East Coast lifestyle position, Bournemouth Eight is a coherent proposition at the correct entry psf. Not recommended for buyers seeking standard 2BR rental market exposure, high data confidence, or a post-2036 exit without modelling the lease-discount effect.