Grand Dunman
Grand Dunman arrived in 2023 as one of the largest 99-year leasehold launches District 15 has absorbed in recent memory. Developed by Grand Dunman Pte Ltd, a SingHaiyi Group entity, the project comprises 1,008 units on a single sprawling parcel along Dunman Road. With the 99-year lease commencing in 2022 and Temporary Occupation Permit (TOP) achieved in 2023, the development now offers an early-cycle owner-occupier proposition with approximately 96 years of remaining lease. To date, the project has logged 911 caveats lodged on the URA REALIS transaction database, evidence of deep absorption across launch and post-TOP phases. The scale of the development—mid-large by Singapore standards—means residents inherit a comprehensive facilities deck, while the East Coast positioning places the project squarely within the District 15 lifestyle corridor that buyers continue to pay structural premiums for.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 15 spans the Dunman, Mountbatten, Katong, Tanjong Rhu, and Marine Parade postal zones, and falls within the Rest of Central Region (RCR) classification under URA’s Master Plan tiering. RCR pricing typically clears between Core Central Region (CCR) and Outside Central Region (OCR) benchmarks, and Grand Dunman’s positioning reflects that band precisely. The site sits in proximity to Dakota MRT (CC8) on the Circle Line, with Mountbatten MRT (CC7) a further station west—both stations route into the City Circle and feed Paya Lebar interchange (CC9/EW8) within minutes, materially compressing journey times to Raffles Place and the broader CBD via the East-West Line transfer.
Beyond rail access, the catchment is anchored by some of Singapore’s most enduring food and lifestyle destinations. Old Airport Road Food Centre, less than a kilometre from the site, remains one of the most concentrated hawker stalls in the country. The Singapore Sports Hub—encompassing the National Stadium, OCBC Aquatic Centre, and Indoor Stadium—is a short drive away and provides recreational infrastructure unmatched in any other RCR pocket. The broader Katong food belt along East Coast Road and Joo Chiat extends the lifestyle inventory with Peranakan heritage F&B, conserved shophouses, and independent retail. SingHaiyi’s track record on prior East Coast and Pasir Ris projects positions the developer as a known quantity to repeat buyers in this catchment.
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.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Broadrick Secondary School | secondary | ~1.1 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 85 | $2,638 | $1,192,461 |
| 1 BR | 171 | $2,570 | $1,614,235 |
| 2 BR | 205 | $2,565 | $2,049,311 |
| 3 BR | 283 | $2,501 | $2,716,160 |
| 4 BR | 133 | $2,501 | $3,891,727 |
| 5 BR | 32 | $2,365 | $4,895,938 |
Pricing & Market Position
Based on 909 recorded transactions, sale prices range from $1,093,000 to $5,788,000, averaging $2,464,736 (~$2,489 psf).
Price Appreciation
From 2023 to 2026, the average PSF has declined by 2.4% (from $2,536 to $2,475 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,489 |
| 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 | $2,544 |
| LIV @ MB | 99 yrs lease commencing from 2021 | 2022 | 298 | $2,441 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | 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 ~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
Transit connectivity via the Circle Line. Dakota MRT (CC8) is within a comfortable walking distance of the development’s perimeter, and Mountbatten MRT (CC7) is a secondary option. The LTA Circle Line connects directly to Paya Lebar (interchange with East-West Line), HarbourFront (interchange with North-East Line), and Bishan (interchange with North-South Line)—a three-line transfer profile that few RCR addresses match without requiring a bus leg.
Fresh lease runway. The 99-year lease commencing 2022 leaves buyers acquiring units today with approximately 96 years of remaining tenure. This is meaningful for both CPF usage eligibility and bank financing tenor, which begin to tighten once remaining lease falls below the 60-year threshold. Buyers can model the lease decay trajectory using the lease decay calculator.
Scale and facilities depth. At 1,008 units, Grand Dunman ranks among the larger condominium developments in District 15. Larger MCSTs typically negotiate more competitive lift maintenance, security, and landscaping contracts, and the sinking fund base supports a more diverse facilities deck—multiple pools, function rooms, gyms, and themed gardens that smaller boutique developments cannot economically sustain.
District 15 lifestyle premium. The Old Airport Road and Katong corridor commands a durable resident-loyalty premium that has historically resisted broader market corrections. East Coast Park is within cycling distance, providing 15 km of coastal park connector. The Singapore Sports Hub adds a recreational anchor not replicable elsewhere on the island.
Developer profile. SingHaiyi Group, the parent of Grand Dunman Pte Ltd, has executed multiple residential projects across Singapore and brings institutional balance-sheet stability. Buyers concerned about defect rectification and warranty servicing benefit from a listed-developer counterparty.
RCR positioning value. Compared to CCR benchmarks in Districts 9, 10, and 11, RCR launches in District 15 typically clear at a 25%–35% psf discount while offering comparable MRT and lifestyle access. Compare the bands using the price heatmap.
Supply pipeline competition in District 15. District 15 has seen elevated GLS activity, with Tembusu Grand (638 units, 99-year leasehold, launched 2023) and Emerald of Katong (846 units, 99-year leasehold, launched November 2024) both clearing aggressively. The launch psf differential is informative: Tembusu Grand cleared at approximately $2,450–$2,550 psf, Emerald of Katong at $2,621 psf average, while Grand Dunman launch psf sat in the $2,400–$2,500 band. Resale price discovery for Grand Dunman is therefore sandwiched between two well-absorbed newer comparables, with Emerald of Katong’s post-launch caveats at $2,749–$2,961 psf providing an aspirational ceiling but also a competitive resale alternative for prospective buyers.
Quantum risk for upgraders. Three-bedroom and four-bedroom units transact at quantums that place real cash-flow strain on HDB upgraders. Buyers exiting the five-year Minimum Occupation Period (MOP) should stress-test ABSD exposure and bridging-loan costs using the affordability calculator and the stamp duty calculator.
Rental yield compression. At prevailing District 15 RCR resale psf and rental rates, gross yields cluster in the 3.0%–3.5% range. Net yield after MCST fees, property tax under the IRAS property tax regime, vacancy buffers, and tenant servicing typically falls to 2.2%–2.7%—competitive with savings rates but below the risk-free yield available on Singapore Government Securities through early 2026.
99-year leasehold decay trajectory. A 96-year residual today becomes a 76-year residual at the end of a typical 20-year hold. Resale pricing during the second hold cycle will increasingly reflect the lease-decay discount that intensifies below 60 years remaining. Investors planning a multi-decade hold should compare against freehold District 15 alternatives via the property comparison tool.
Concentration of new RCR supply. Beyond Grand Dunman, Tembusu Grand, and Emerald of Katong, further GLS sites in the Jalan Tembusu and Marine Parade corridors remain in URA’s confirmed and reserve lists. Additional supply could pressure resale psf in the 2026–2028 window, particularly for units in lower-floor stacks or less optimal orientations.
[
{
"persona": "Family upgrader (HDB MOP cleared, school-age children)",
"fit_color": "green",
"reason": "District 15 offers proximity to popular primary schools within balloting radius, Circle Line connectivity for dual-income commutes, and Katong lifestyle infrastructure. Fresh 96-year lease eliminates financing haircuts for the foreseeable hold horizon."
},
{
"persona": "Owner-occupier (professionals, 30s-40s)",
"fit_color": "green",
"reason": "Dakota MRT walkability, Old Airport Road hawker access, and Sports Hub recreational depth create a durable quality-of-life proposition. RCR pricing offers a tangible discount to CCR alternatives with comparable lifestyle access."
},
{
"persona": "HDB upgrader (MOP pending within 12 months)",
"fit_color": "amber",
"reason": "Quantum stress on three-bedroom units and ABSD timing risk require careful cash-flow modelling. Bridging-loan costs in a higher-rate environment compress feasibility."
},
{
"persona": "Pure rental yield investor",
"fit_color": "amber",
"reason": "Gross yields of 3.0%-3.5% net to approximately 2.2%-2.7% after costs—competitive but not compelling against fixed-income alternatives. Capital appreciation upside competes with incoming GLS pipeline supply in the same corridor."
},
{
"persona": "Short-term speculator (flip within 3 years)",
"fit_color": "red",
"reason": "Seller’s Stamp Duty applies for the first three years of ownership. Resale liquidity faces direct competition from newer District 15 comparables (Tembusu Grand, Emerald of Katong) with similar fresh-lease profiles."
},
{
"persona": "Retiree downsizer (cash purchase, lifestyle focus)",
"fit_color": "green",
"reason": "Single-level living, hawker proximity, MRT access, and East Coast Park reachability suit retirees prioritising convenience over yield. Cash-only structure avoids financing-tenor lease concerns."
}
]
Grand Dunman represents a textbook District 15 RCR proposition: a fresh 99-year lease, mid-large scale facilities deck, dual Circle Line MRT access, and embedded lifestyle infrastructure that few competing addresses match. The 911 caveats lodged to date signal real, sustained absorption rather than a brittle launch-weekend spike. SingHaiyi’s developer profile provides counterparty stability that institutional buyers and risk-conscious owner-occupiers value.
The principal headwind is competitive: District 15 has cleared three large 99-year leasehold launches within an 18-month window—Grand Dunman, Tembusu Grand, and Emerald of Katong—and resale price discovery will be shaped by all three for years to come. Buyers should treat Emerald of Katong’s $2,749–$2,961 psf post-launch caveats as the aspirational ceiling rather than the running rate, and underwrite Grand Dunman acquisitions against the more conservative Tembusu Grand resale band.
For the target buyer—a family or owner-occupier prioritising MRT access, hawker proximity, and a fresh lease in a culturally durable neighbourhood—Grand Dunman remains a structurally sound long-hold candidate at the right entry quantum. Cross-reference comparable transactions on District 15 analytics before negotiating.
Sources & References
Frequently Asked Questions
How far is Grand Dunman from the nearest MRT station?
What schools are near Grand Dunman?
What is the average PSF price at Grand Dunman?
How does Grand Dunman compare to Emerald of Katong?
Who developed Grand Dunman?
When will Grand Dunman be completed?
What is the tenure and lease commencement date for Grand Dunman?
Grand Dunman is a 99-year leasehold development with the lease commencing in 2022. Buyers acquiring units today inherit approximately 96 years of remaining tenure, well above the 60-year threshold at which CPF and bank financing restrictions typically begin to apply.
How many units does Grand Dunman have, and when was TOP achieved?
Grand Dunman comprises 1,008 units across the development. Temporary Occupation Permit (TOP) was achieved in 2023, meaning the project is fully completed and units are available for immediate occupation.
Who is the developer of Grand Dunman?
The project is developed by Grand Dunman Pte Ltd, a Singapore-incorporated entity within the SingHaiyi Group. SingHaiyi is a listed property developer with a track record of multiple residential projects across Singapore.
What stamp duties apply when purchasing Grand Dunman?
Buyer’s Stamp Duty (BSD) applies to all purchases on a progressive rate schedule published by IRAS. Additional Buyer’s Stamp Duty (ABSD) applies if purchasing a second or subsequent property, or if the buyer is a non-Singapore Citizen. Singapore Citizens buying their first residential property are exempt from ABSD.
What gross rental yield can buyers expect at Grand Dunman?
Prevailing District 15 gross rental yields for comparable RCR product sit in the 3.0%–3.5% range. After MCST management fees, property tax under the non-owner-occupier schedule, vacancy buffers, and tenant servicing costs, net yield typically compresses to 2.2%–2.7%. The development is more compellingly positioned as a total-return play combining rental income with capital appreciation over a 7–10 year hold.