Tembusu Grand
Tembusu Grand is one of the more confidently priced new launches of the 2023 cycle, and after eighteen months of post-launch absorption the District 15 narrative is starting to clarify. The numbers are instructive: 638 units, TOP nominally in 2023, and URA caveat data records 637 transactions — effectively a near-complete sell-through, which is a meaningful signal at this scale in the Katong sub-market. The development sits on a Jalan Tembusu Government Land Sales (GLS) site secured by a CDL/MCL joint venture under the Tembusu Residential Pte Ltd vehicle, and it occupies the leading edge of the Tanjong Katong/Dakota MRT pincer that has redrawn District 15’s connectivity map. In our framework we rate the underlying location 8/10 and the project itself 7.5/10, with a clear caveat that the freehold optionality next door at The Continuum reshapes the long-cycle calculus.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Built on a Jalan Tembusu GLS parcel won through the URA tender process, the site sits between Mountbatten Road and the Katong food-and-heritage belt, a quietly residential pocket that has historically traded at a Tanjong Katong premium relative to deeper East Coast addresses. The tenure is 99 years from 2022 — approximately 96 years remain as of this review, which keeps it firmly inside CPF usage thresholds and full bank-financing comfort for the next three decades at minimum. Classified RCR by URA, the development comprises five 21-storey towers and unit configurations spanning one-bedroom through five-bedroom layouts with a handful of penthouse stacks. The developer pedigree is unambiguous: City Developments Limited (CDL) is a top-tier Singapore listed developer, and MCL Land brings the Hongkong Land-backed execution discipline — the JV format has been used for several recent CDL launches with consistent build-quality outcomes. The defining feature here is positioning: Tembusu Grand is the closest 99-year leasehold launch to Tanjong Katong MRT (Thomson-East Coast Line) at the time of its sale, and that walking-distance MRT premium is the entire investment thesis.
Overview & Key Facts
Tembusu Grand is a 638-unit condominium at 92 Jalan Tembusu in District 15, developed by Tembusu Residential Pte Ltd — a joint venture between City Developments Limited (CDL) and MCL Land. The 99-year leasehold commenced in 2022, leaving approximately 95 years remaining (expiring 2121). The development occupies a generous 210,622 sqft site in the heart of the Katong–Mountbatten precinct, one of Singapore’s most culturally distinctive and enduringly popular residential corridors.
Tembusu Grand is a meaningful project for both developers. CDL and MCL Land together secured the Jalan Tembusu Government Land Sales (GLS) site with a top bid of $768 million ($1,302 psf ppr) in early 2022, outcompeting six other bidders in a period of intense developer competition for well-located city-fringe sites. The land cost signals both the developer’s conviction in D15’s long-term residential premium and the recognition that quality GLS land in the East Coast corridor commands a price discipline that requires strong execution to justify. CDL, Singapore’s largest listed property developer, and MCL Land (a Hongkong Land subsidiary) together bring complementary track records: CDL from Amber Park, Irwell Hill Residences, and Canninghill Piers; MCL Land from Leedon Green, Parc Esta, and Piccadilly Grand.
The development is distributed across four towers of 20 and 21 storeys, offering a unit mix from 1-bedroom-plus-study (527 sqft) to 5-bedroom (1,711 sqft), with two exclusive penthouses at 2,691 sqft. At an average transacted price of $2,352,682 and average PSF of $2,461, Tembusu Grand occupies the premium city-fringe tier of the Singapore residential market — a PSF that reflects the Katong–East Coast corridor’s sustained desirability, the developers’ land cost discipline, and the development’s positioning as a quality family home product within one of Singapore’s most established heritage residential enclaves.
The average monthly rent of $5,984 implies a gross yield of approximately 3.1% — a materially more attractive yield than most comparable CCR and prime OCR/RCR new launches, and a figure that makes Tembusu Grand genuinely competitive as both a lifestyle purchase and a rental investment vehicle. For owner-occupiers, the East Coast address, the CDL-MCL Land execution quality, and the Katong lifestyle catchment combine to create a residential proposition with broad market appeal — especially for families drawn to the precinct’s school options, park connectivity, and heritage neighbourhood character.
Location & Connectivity
Tembusu Grand sits on Jalan Tembusu in the Katong–Mountbatten neighbourhood — a precinct that combines genuine cultural depth, strong school catchment, East Coast Park proximity, and the lifestyle amenity of the Katong–Tanjong Katong heritage strip. For buyers seeking a Singapore residential address with character, neighbourhood walkability, and long-established residential credibility, District 15 East consistently ranks among the most compelling options outside the Core Central Region.
MRT connectivity is the development’s most actively discussed attribute. Dakota MRT (CC8) on the Circle Line is approximately 930 metres away — a 10 to 12-minute walk, or a short bus ride. Paya Lebar MRT (EW8/CC9), a dual-line interchange serving both the East-West Line and the Circle Line, is approximately 1.5 kilometres away. Critically, the forthcoming Tanjong Katong MRT station (TE25) on the Thomson-East Coast Line will be within a 5-minute walk of the development, providing a direct line to the CBD, Orchard, and Woodlands when completed. This TEL station represents the single most significant infrastructure upgrade for Tembusu Grand’s connectivity profile, and will materially improve the development’s transit accessibility for residents commuting to the city centre.
The lifestyle geography of the Katong address is one of the strongest in Singapore’s city-fringe residential market. East Coast Park — Singapore’s most-used recreational coastal park — is accessible within a 10-minute cycle or drive. The Katong–Tanjong Katong heritage strip on East Coast Road and Joo Chiat Road offers Singapore’s most concentrated cluster of Peranakan shophouses, independent dining, specialty coffee, and boutique lifestyle retail. Parkway Parade shopping mall is a short distance away. The neighbourhood’s character combines urban convenience with preserved heritage streetscape in a way that Orchard-adjacent and Marina Bay-adjacent addresses simply cannot replicate.
The school catchment is a particular draw for family buyers. Within 1km, schools accessible in Phase 2A and 2B priority include Tanjong Katong Primary School, Haig Girls’ School, and Kong Hwa School. Tao Nan School and CHIJ (Katong) Primary are within approximately 1.5–1.6km, qualifying for 2B priority. Secondary schools in the broader catchment include Tanjong Katong Girls’ School, Tanjong Katong Secondary, and CHIJ Katong Convent — a concentration of well-regarded schools that consistently makes D15 one of Singapore’s most sought-after family residential precincts. For parents prioritising primary school proximity, few non-CCR addresses match the quality density of D15’s school catchment.
The broader East Coast corridor is supported by multiple medium-term infrastructure tailwinds. The TEL completion, ongoing rejuvenation of the Paya Lebar sub-regional centre (major commercial and retail expansion), and the URA Master Plan’s designation of the Greater East Coast region as an important residential and commercial growth node all point to sustained demand for D15 residential addresses over the coming decade.
Schools & Education
4 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 |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
Facilities
Tembusu Grand delivers a 41-facility programme across its 210,622 sqft site — a facilities density that is deliberately generous relative to the development’s 638-unit count, reflecting CDL and MCL Land’s positioning of Tembusu Grand as a family-lifestyle product rather than a compact urban investor play. The facilities design draws conceptual inspiration from the Tembusu tree’s sculptural form and the Katong heritage landscape, with an emphasis on lush landscaping, layered recreational zones, and a signature hotel-style hospitality layer.
The centrepiece aquatic amenity is a 50-metre lap pool — competition-length and rarely included in sub-800-unit developments at this price point. Alongside the lap pool, residents have access to a leisure pool, spa pool, relaxing pool, and a wading pool for younger children — a comprehensive water amenity programme that caters to serious fitness users and families simultaneously. The surrounding pool deck incorporates landscaped pavilions, BBQ stations, and lawn areas that extend the recreational perimeter beyond the water features themselves.
The Tembusu Club is the development’s most distinctive facilities feature: a private dining and observation deck at Level 2 offering views over the lushly landscaped estate and the surrounding Katong precinct. The Tembusu Club positions the development’s social facilities as a premium amenity experience rather than a functional utility — a deliberate CDL brand decision consistent with their broader luxury-tier developments. The gymnasium, yoga studio, tennis court (at Level 5), and fitness-focused amenities round out a comprehensive active-lifestyle programme.
“The 50m lap pool and the Tembusu Club together set this apart from most D15 condos. You can entertain at the private dining room and then walk down to the pool. The scale of the facilities for 638 units is genuinely impressive.”
— Buyer review via 99.co
What genuinely differentiates Tembusu Grand at the service level is the inclusion of a Residential Services counter — effectively a hotel-style front desk staffed by Residential Hosts who handle parcel collection, transport booking, restaurant reservations, and day-to-day concierge requests. While some services will be chargeable, this level of built-in hospitality infrastructure is unusual in a mid-tier city-fringe development and reflects CDL’s conscious effort to import hotel-living service expectations into the residential context. For busy professional and expatriate households, the Residential Services model meaningfully reduces daily friction in ways that a conventional condominium management office cannot.
Unit Sizes & Layout
Tembusu Grand’s 638 units span five bedroom configurations across four towers (Blocks 92A–92D), ranging from 1-bedroom-plus-study (527 sqft) to 5-bedroom (1,711 sqft) with two penthouses at 2,691 sqft. The unit mix deliberately skews toward mid-sized family configurations — 2-bedroom, 3-bedroom, and 4-bedroom layouts form the core of the development’s offering, positioning Tembusu Grand clearly as a family-oriented product rather than an investor-compact or shoebox-dominant development. This configuration philosophy is consistent with CDL and MCL Land’s shared positioning of the development as a quality home for the Katong family buyer.
The unit design takes architectural cues from the Tembusu tree — Singapore’s national tree — and the surrounding Katong heritage landscape. Layouts are characterised by efficient space planning, full-length balconies in most configurations, and natural light optimisation across the four tower orientations. The specification reflects CDL’s quality positioning: fully fitted kitchens with quality appliances, premium bathroom fittings, and engineered timber or marble flooring across bedroom and living areas. The development’s interior design philosophy is contemporary-residential rather than ornate luxury, appropriate for a product targeting Singapore’s well-educated professional and family demographic.
The 1-bedroom-plus-study configuration at 527 sqft is compact by D15 standards but efficiently planned for single-occupant or investor-buyer use cases. The 3- and 4-bedroom units at approximately 1,044 to 1,485 sqft represent the development’s strongest family living proposition: generous enough for a family of four, priced at a quantum that remains accessible for dual-income professional households, and located in one of Singapore’s most desirable family residential precincts. The 5-bedroom and penthouse units at the top of the range extend to genuinely spacious proportions — the penthouses at 2,691 sqft rival landed home floor plates while retaining the service and amenity infrastructure of the condominium format.
At an average PSF of $2,461, Tembusu Grand was priced at launch as the most attractively valued of the three major D15 new launches in 2023 (Grand Dunman at $2,500 PSF; The Continuum at $2,732 PSF), despite CDL and MCL Land’s premium developer credentials. This deliberate pricing strategy — value-competitive within the peer set while delivering CDL-quality execution — contributed to a strong 53% take-up on launch day (338 units sold), reflecting genuine buyer conviction in the development’s value positioning.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 190 | $2,514 | $1,473,895 |
| 2 BR | 125 | $2,532 | $1,898,000 |
| 3 BR | 194 | $2,406 | $2,652,696 |
| 4 BR | 125 | $2,398 | $3,648,424 |
Pricing & Market Position
Based on 634 recorded transactions, sale prices range from $1,248,000 to $4,244,000, averaging $2,346,950 (~$2,462 psf).
Rents range from $3,500 to $11,500 per month across 64 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2023 to 2026, the average PSF has appreciated by 1.7% (from $2,473 to $2,515 psf).
Neighbourhood Comparison
The three dominant D15 new launches of 2023 — Tembusu Grand, Grand Dunman, and The Continuum — offer a directly comparable set of choices for the D15 residential buyer, and the three-way comparison is the essential reference frame for evaluating Tembusu Grand’s positioning.
Grand Dunman (1,008 units, 99-year, Dakota MRT adjacent, $2,500 PSF average launch) is the MRT-connectivity leader of the trio. Dunman Road places the development within a short walk of Dakota MRT (CC8), and the scale at 1,008 units creates a development mass that functions almost as a precinct in itself. Grand Dunman’s MRT proximity and competitive launch PSF made it the highest-volume seller on launch day (550 units, 54.6% take-up). For buyers who place direct MRT access at the top of their priority stack, Grand Dunman is the structurally stronger case within D15’s 2023 cohort. Tembusu Grand concedes MRT proximity to Grand Dunman but counters with a smaller, more intimate development scale (638 vs 1,008 units), the CDL-MCL Land dual-brand quality premium, a richer facilities density per unit, and a marginally closer proximity to the Katong heritage strip and school catchment.
The Continuum (816 units, freehold, Haig Road, $2,732 PSF average launch) is the tenure-premium option. As the only freehold offering among the three, The Continuum commands approximately a 10–11% PSF premium over Tembusu Grand — a premium justified for legacy buyers and multi-generational planning, but one that requires a materially higher investment quantum and implies a lower rental yield. The Continuum’s freehold tenure is its single strongest differentiator; in all other dimensions (MRT proximity, school catchment, facilities scale), it is broadly comparable to Tembusu Grand without matching the CDL–MCL Land brand premium or the 50m lap pool and Tembusu Club facilities programme.
Beyond the 2023 cohort, the most relevant longer-standing D15 comparables are Parc Esta (1,399 units, 99-year, Eunos MRT, MCL Land, 2022 TOP) and Amber Park (592 units, 99-year, Amber Road, CDL, 2023 TOP). Parc Esta trades at approximately $2,100–$2,200 PSF in resale, reflecting the Eunos (rather than Katong) address, its larger scale, and four-year lease decay since TOP. Amber Park resale transactions average approximately $2,400–$2,500 PSF, closely tracking Tembusu Grand’s launch PSF — a useful reference given CDL’s involvement in both and the comparable D15 address quality. Both comparables support the view that Tembusu Grand’s $2,461 PSF represents fair market pricing for CDL-grade execution at a prime D15 address, with the TEL-driven connectivity upgrade providing incremental upside relative to the historical D15 PSF trajectory.
The older stock in the immediate Katong–Jalan Tembusu corridor — including Katong Regency and various older freehold boutique blocks along Joo Chiat and Amber Roads — prices in the $1,600–$2,000 PSF range, reflecting lease decay and older specifications. These represent the discount entry point to the D15 lifestyle catchment for buyers who can accept older vintage, rather than genuine substitutes for the quality and facilities standard of Tembusu Grand.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| 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 |
| 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 TEMBUSU GRAND across multiple dimensions.
What Residents Say
“We chose Tembusu Grand for the school catchment above everything else. Tanjong Katong Primary is within 1km, and with the TEL coming, the MRT gap concern is essentially resolved. The Katong address is irreplaceable for families who want a neighbourhood with character, not just a condo.”
— Owner feedback via PropertyGuru
“The Tembusu Club and the private dining room are genuinely hotel-quality. We have hosted family dinners there several times and the experience has been consistently excellent. CDL and MCL Land have not cut corners on the fit-out.”
— Resident comment via 99.co
“The 50m lap pool at 7am with no queue is what I needed. At 638 units on such a large site, you never feel crowded. The facilities to unit ratio here is much better than most new launches I have seen in this price range.”
— Tenant review via SRX
“Katong is not just a postcode — it is a lifestyle. East Coast Park at the weekend, the Katong shophouses for dinner, the heritage Peranakan streets. You pay the D15 premium and you get a genuine neighbourhood, not just a condo in a generic urban block.”
— Investor comment via EdgeProp
“The Residential Services desk is a genuine differentiator. Having someone manage parcel collection and help with transport bookings is a small thing, but for a busy household it reduces friction meaningfully. It feels more like living in a serviced residence than a standard condo.”
— Owner feedback via SgHomeInvestment
The resident and buyer feedback pattern at Tembusu Grand consistently centres on three themes: the irreplaceable Katong neighbourhood character, the CDL-MCL Land execution quality across both the facilities and unit finishes, and the TEL connectivity upgrade as a forward-looking infrastructure tailwind. The development attracts a recognisably family-oriented demographic — Singapore professionals with school-age children, East Coast corridor loyalists upgrading within the precinct, and expatriate families drawn to the heritage neighbourhood character and East Coast Park proximity. Investor buyers consistently cite the 3.1% gross yield as a genuine income return — one of the stronger yields among comparable D15 new launches — alongside the school-catchment premium as a structural rental demand driver.
- Dual-MRT walkability is the structural moat. Tanjong Katong MRT on the Thomson-East Coast Line (TEL) is roughly 6–8 minutes on foot, with Dakota MRT on the Circle Line (CCL) within a 10–12 minute walk on the opposite axis — few District 15 projects offer this two-line optionality; verify your specific stack walk-time on our price heatmap.
- Katong lifestyle precinct is genuinely unique. Parkway Parade, the i12 Katong belt, Joo Chiat’s heritage shophouses, and the East Coast Park beachfront are all inside a 15-minute orbit — this is one of the few RCR addresses where the lifestyle case stands on its own without any MRT argument.
- Developer track record reduces execution risk. CDL is one of three blue-chip Singapore developers and MCL Land’s recent JV record is clean — the buyer carries materially less developer-specific risk than at smaller boutique launches; compare District 15 medians on our District 15 page.
- Tenure runway is comfortable. ~96 years left puts this well inside any reasonable CPF/bank financing comfort window for at least the next two decades; run the trajectory on our lease-decay calculator.
- Near sell-through signals genuine demand. 637 of 638 units transacted is a textbook clean launch and removes the launch-overhang risk that haunted larger District 15 contemporaries in their first two years.
- Mid-scale at 638 units balances facilities and density. Large enough to support a full facilities suite (pool, gym, function rooms, landscaped grounds) without the maintenance-fee bloat or resale-supply pressure of a 1,500-plus mega-project.
- The Continuum sits next door — and it is freehold. Hoi Hup/Sunway’s 816-unit freehold development on the adjacent Thiam Siew Avenue parcel offers a tenure-premium alternative that materially reframes the 99-year leasehold pitch — model the freehold-versus-leasehold delta carefully via MAS TDSR rules against your hold-period assumption.
- Grand Dunman dwarfs the local supply pipeline. The 1,008-unit Grand Dunman launch on the same Jalan Tembusu vicinity creates persistent secondary-market competition through the first resale cycle — URA caveat data will show overlapping price bands on similar layouts.
- Tanjong Katong MRT premium was front-loaded into the launch price. The TEL connectivity story was already largely priced in by the time the JV submitted its land bid — resale buyers should not expect a second leg of MRT-driven repricing the way Stage 1 buyers at older addresses sometimes captured.
- School catchment is mid-tier for the price point. Within 1km, the Tanjong Katong/Haig Girls catchment is solid but does not match the prestige tier of Districts 10/11 — family upgraders chasing branded primaries should verify OneMap school catchment for their specific stack.
- East Coast flooding and climate-adaptation overhang. Long-cycle sea-level and stormwater risk in the East Coast corridor is a slow-moving but non-trivial factor — not a near-term price driver, but a real consideration for 15+-year holders.
This project sorts cleanly into three buyer archetypes and one mis-fit. The strongest fit is the own-stay professional couple or small family who values the Katong lifestyle pairing with a one-seat TEL ride to Orchard and the CBD — that combination is genuinely scarce, and Tembusu Grand executes it with a credible developer. The second strong fit is the yield-focused investor targeting one or two-bedroom stacks for expat tenants drawn to the Katong-Joo Chiat lifestyle precinct — the rental thesis here is location-driven rather than employment-cluster-driven, which means the yield profile is steadier through cycles. The third fit is the HDB upgrader from Marine Parade/Mountbatten staying within the family geography while crossing into private leasehold — the price entry point and unit mix support this trade. The mis-fit is the freehold-disciplined long-hold buyer: with The Continuum literally next door offering freehold tenure on the same micro-location, the 99-year leasehold premium at Tembusu Grand only makes sense if you discount the freehold optionality heavily, which most patient capital does not.
We recommend Tembusu Grand for own-stay couples and small families who want the Katong lifestyle paired with TEL connectivity, yield-focused investors comfortable with a location-driven rental thesis, and HDB upgraders from the Marine Parade/Mountbatten catchment trading up within their family geography — provided you stress-test against The Continuum on a like-for-like stack basis. We would avoid Tembusu Grand if you are a freehold-disciplined long-hold investor (The Continuum solves your problem better), a family upgrader prioritising top-tier branded primary school catchment (Districts 10/11/21 deliver more for equivalent dollars), or a flipper expecting a second leg of MRT-driven repricing (largely already in the launch price). The fair-value zone, in our analysis, tracks the District 15 RCR median for comparable TEL-walkable 99LH stock — pay a meaningful premium only for high-floor stacks with confirmed unblocked outlook toward East Coast Park.