Grand Dunman

Overview & Key Facts

Grand Dunman is a 1,008-unit mega-development along Dunman Road in District 15, jointly developed by SingHaiyi Group and CSC Land Group (a subsidiary of China State Construction Engineering Corporation). The project occupies a prime 271,620 sq ft site on what was formerly the Broadrick Secondary School campus — released via URA’s H1 2022 Government Land Sales programme.

At $1.284 billion ($1,350.50 psf ppr), the land acquisition was one of the largest GLS transactions in the Katong-East Coast corridor — SingHaiyi’s winning bid was 20.3% higher than the only other bidder. The bet was bold: deliver D15’s largest new launch in decades at a price point that undercuts freehold competitors. At its July 2023 launch, 550 of 1,008 units sold on opening weekend (54.6%) — the highest single-project volume in 2023, surpassing The Reserve Residences.

What makes Grand Dunman genuinely compelling is its proximity to Dakota MRT station (Circle Line), roughly 200 metres away — a sub-3-minute walk that few D15 condos can match. Designed by P&T Consultants, the development comprises seven 18-storey towers organised around four themed zones — City Life, River Life, Nature Life, and Grand Life — beside the Geylang River. A two-tier interior concept offers a Luxury Collection (titanium-clad façade, porcelain and engineered timber) and a Grand Collection (champagne gold façade, marble floors, private lifts).

Location & Connectivity

Grand Dunman’s location is its trump card. Dakota MRT (CC8) on the Circle Line is literally 210 metres from the development — a 2-to-3-minute walk that is comfortably the best MRT access of any new launch in D15. The Circle Line connects directly to Buona Vista, one-north, Holland Village, Bishan, and Serangoon without transfers, while Paya Lebar interchange (1.12 km) is one stop away for East-West and Downtown Line connections.

The Thomson-East Coast Line adds another dimension. Tanjong Katong station (570m) is an 8-minute walk, giving residents access to both Circle and TEL lines. When the TEL is fully operational, direct connectivity to Orchard, Marina Bay, and the CBD will be seamless. For drivers, the ECP and KPE are both within a 5-minute drive, putting Changi Airport 15 minutes away and the CBD under 10 minutes in off-peak conditions.

The Geylang-Katong neighbourhood has matured into one of Singapore’s most characterful living environments. Old Airport Road Food Centre — consistently ranked among Singapore’s top 5 hawker centres — is a 10-minute walk. The Geylang Serai market and Joo Chiat’s Peranakan shophouses offer dining variety unmatched in most other districts. City Plaza, Parkway Parade, and i12 Katong provide retail options.

Schools & Education

5 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Grand Dunman delivers over 40 lifestyle facilities across its four themed zones, anchored by an 80-metre Grand Pool — one of the longest in any D15 development. Two three-storey clubhouses (Jewel Clubhouse with library, games room, and karaoke; Pool Clubhouse with sauna and gym) provide year-round entertaining options. Supporting amenities include a hydro massage pool, children’s splash play zone, tennis court, outdoor fitness area, BBQ pavilions, and a Garden Onsen. The development also features an on-site childcare centre and a rare 1:1 carpark ratio — a significant practical advantage for a mega-development.

“What sold us was the Dakota MRT proximity plus the facility level. A 50m pool, tennis court, and gym right downstairs — and we can walk to the MRT in under 3 minutes. That combination simply doesn’t exist elsewhere in D15 at this price point.”

— Buyer quoted on PropertyGuru, 2024

With 1,008 units sharing these facilities, peak-hour demand management will be a practical reality — particularly for the pool and gym during evenings and weekends. The ground-floor retail component adds daily convenience without leaving the compound. The landscaping design incorporates heritage garden elements that complement the Katong neighbourhood character.

Unit Sizes & Layout

Grand Dunman offers a wide unit mix from 1-bedroom (452 sq ft) to penthouses (up to 3,068 sq ft), with approximately 50% being 1-to-2-bedroom units targeting the rental and investment market. The Grand Collection (one dedicated tower) features 3-to-5-bedroom units with marble floors, private lifts, and Geylang River views. Two-bedroom units saw the strongest launch take-up at 79%. At 18 storeys, the towers are not the tallest in D15, but the Geylang River frontage and proximity to the low-rise landed enclave mean many stacks enjoy unblocked sightlines.

Pricing & Market Position

Across 913 recorded transactions (all-time), sale prices range from $1,093,000 to $7,150,000, averaging $2,473,102.

Over the last 12 months, transactions averaged $2,480 psf.

Price Appreciation

From 2023 to 2026, the average PSF has declined by 2.4% (from $2,536 to $2,474 psf).

Neighbourhood Comparison

In District 15, Grand Dunman’s closest competitor is Emerald of Katong (846 units, $2,719 psf) — also a TEL-proximate mega-launch, but at a 9% premium with slightly smaller scale. Grand Dunman wins decisively on MRT access (Dakota at 210m vs Tanjong Katong at 460m) and pricing; Emerald counters with the Katong/Joo Chiat heritage location and stronger school proximity.

Against freehold The Continuum ($2,790 psf, 816 units), Grand Dunman offers 10% savings with better MRT access and newer facilities, but surrenders the freehold tenure advantage. Tembusu Grand ($2,461 psf, 638 units) is the value pick among D15 new launches but with a smaller development and fewer facilities. For buyers prioritising transport connectivity above all else, Grand Dunman is the clear D15 winner.

Lease Decay Analysis

The 99-year lease runs from 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates GRAND DUNMAN across multiple dimensions.

What Residents Say

“We chose Grand Dunman over Emerald of Katong because of Dakota MRT. Being 210m from the station versus 460m makes a real difference when you’re commuting daily with a toddler in tow. The Circle Line takes me to one-north in 15 minutes.”

— Buyer quoted on EdgeProp, 2024

“D15 is the kind of area where you can have dinner at a different hawker centre every night for a month. Old Airport Road, Geylang Serai, Dunman Food Centre — and then Joo Chiat for the weekends. That food culture is what drew us here.”

— Buyer quoted on PropertyGuru, 2024

“The price gap versus The Continuum (freehold) was the tipping point. We save ~$300 psf for a larger development with better MRT access. The freehold premium is nice on paper, but we plan to hold 10–15 years, not forever.”

— Buyer quoted on 99.co, 2024

Strengths & Weaknesses

Verdict

Grand Dunman occupies a sweet spot in D15’s competitive landscape: the best MRT access (210m to Dakota) of any new launch, genuine mega-development scale at 1,008 units, and a price point that sits below freehold competitors like The Continuum ($2,790 psf) and Amber Park ($2,533 psf) while delivering newer facilities and a fresh lease.

At ~$2,504 psf, it is not cheap in absolute terms, but the D15 premium is justified by the neighbourhood’s enduring appeal — Katong’s heritage charm, food culture, school cluster, and dual MRT access create demand from both owner-occupiers and tenants. The walkability score of 83/100 reflects the genuinely self-sufficient nature of this location.

The honest risks: 1,008 units in a single development means resale competition will be real, the 99-year lease (95 years remaining) carries long-term decay implications, and rental yields remain speculative until TOP. For families who value dual MRT access, a vibrant food and heritage neighbourhood, and proximity to schools like Kong Hwa (650m within 1km) and the wider D15 school catchment, Grand Dunman is arguably D15’s most well-rounded new launch. The future Paya Lebar Air Base relocation and Kallang River rejuvenation provide additional long-term upside catalysts.