The Trumps
Overview & Key Facts
The Trumps is a 189-unit leasehold condominium completed in 2005 at 1 Jalan Kembangan in District 14, developed by Sureworth Development Pte Ltd and designed by William Lim Associates Pte Ltd. The development rises as a solitary tower directly beside Kembangan MRT station on the East-West Line — a proximity so tight that residents can be on the platform within two minutes of leaving their front door. That MRT adjacency, combined with panoramic views of the East Coast skyline from upper floors, defines the core proposition of a development that has quietly held its ground in a neighbourhood increasingly shaped by new BTO projects and landed estate charm.
William Lim Associates — the practice of the late William S. W. Lim, one of Singapore’s pioneering modernist architects — designed The Trumps as a single slab block with floor-to-ceiling windows that maximise natural light and ventilation. The architectural intent is straightforward rather than showy: bright, airy units with unobstructed sightlines, set atop a modest but well-maintained facilities deck. At 189 units in a single block, The Trumps avoids the density pressures that plague larger developments while maintaining enough critical mass for a functional management committee and reasonable maintenance fees.
At a current average of $1,535 PSF, The Trumps sits in the accessible mid-range of District 14 — meaningfully below newer entrants like Parc Esta ($2,182 PSF) and Penrose ($1,927 PSF), but above older developments that lack its MRT doorstep advantage. For buyers seeking East-side living with genuine rail connectivity at a quantum that remains within HDB upgrader reach, The Trumps presents an increasingly rare combination — though the 73-year remaining lease demands clear-eyed consideration.
Location & Connectivity
Jalan Kembangan is a quiet residential street running through the Kembangan subzone of Bedok, flanked by low-rise landed homes, shophouses, and community amenities. The Trumps sits at the intersection of this landed neighbourhood character and modern rail infrastructure, with Kembangan MRT station literally at its doorstep — just 120 metres away. This is not a “within walking distance” claim that requires caveats; residents describe it as stepping out of the condo and onto the platform in under two minutes, with a covered walkway providing shelter from rain.
The East-West Line connection places Paya Lebar MRT (interchange with the Circle Line) two stops away, Bugis four stops, and City Hall five stops. For drivers, the East Coast Parkway is accessible within minutes, and the development’s location midway between Changi Airport and the CBD makes it practical for frequent travellers. Eunos MRT (1.17 km) and the upcoming Marine Terrace MRT on the Thomson-East Coast Line (1.48 km) will add further connectivity options, though neither is as immediately convenient as the Kembangan station next door.
Daily necessities require a short trip. The immediate Kembangan stretch has limited retail — Kembangan Plaza offers a small food court and tuition centres, but residents consistently note the absence of a decent supermarket within walking distance. However, the broader catchment compensates: Katong and Joo Chiat’s heritage food corridor is a short drive or bus ride away, Haig Road Market & Food Centre serves excellent hawker fare, and the East Coast Road strip provides everything from casual dining to specialty groceries. Parkway Parade mall, with Cold Storage, cinema, and comprehensive retail, is about 2.5 km south.
The school landscape is serviceable. Telok Kurau Primary School sits 800 metres away, within the 1 km priority enrolment zone. Chung Cheng High School (Main) at 1.28 km and Tanjong Katong Girls’ School at 1.88 km serve the secondary segment. Temasek Junior College (1.67 km) and Global Indian International School East Coast campus (1.52 km) round out the educational options. The catchment is adequate without being exceptional — families with specific school priorities should verify current enrolment boundaries.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | ~1.3 km |
| Canossa Catholic Primary School | primary | ~1.4 km |
| East Coast Primary School | primary | ~1.5 km |
| Global Indian International School (GIIS East Coast) | international | ~1.5 km |
| Temasek Junior College | jc | ~1.7 km |
| Temasek Primary School | primary | ~1.7 km |
| Tanjong Katong Girls' School | secondary | ~1.9 km |
Facilities
For a 189-unit single-block development, The Trumps delivers a facilities set that covers the essentials without pretending to be a resort. The centrepiece is an infinity pool with city views, complemented by a jacuzzi, wading pool for children, BBQ area, gymnasium, lounge, and a playground. Security is 24-hour, and the covered car park provides adequate parking for the unit count. The grounds are compact but consistently described by residents as well-maintained, benefiting from a management committee that appears to take upkeep seriously.
“Building is well maintained with a nice pool, quiet environment, good working gym and very close to Kembangan MRT with a nice covered walkway. The only downside is there aren’t any decent supermarkets nearby.”
— Resident review via PropertyGuru
The honest limitation is scale. The gym is functional but modest — adequate for casual fitness but not for serious gym-goers who will likely need an external membership. There is no tennis court, no function room, and no lap pool — amenities that larger developments in the district offer as standard. However, the trade-off is meaningful: with only 189 units sharing these facilities, overcrowding is never an issue. The pool is genuinely swimmable at weekends, the BBQ pits are bookable without month-long waits, and the overall atmosphere is quiet and residential rather than the resort-carnival feel of 500+ unit mega-developments. For residents who value peace over amenity count, this is a feature, not a bug.
Unit Sizes & Layout
The Trumps offers a range of unit types spanning from compact configurations around 614 sqft to generous layouts reaching 2,260 sqft, spread across its single tower block. The development was designed by William Lim Associates with an emphasis on natural light and ventilation — floor-to-ceiling windows are a defining feature across all unit types, creating interiors that feel brighter and more spacious than their floor areas suggest. Upper-floor units benefit from panoramic views stretching across the East Coast landed belt toward the sea, while mid-floor units enjoy a pleasant green outlook over the surrounding low-rise neighbourhood.
The three-bedroom units, ranging from approximately 1,270 to 1,432 sqft, represent the bulk of the development and offer genuinely liveable family-sized layouts — comparable to or larger than what many newer District 14 launches provide in their four-bedroom configurations. Bedrooms are sensibly proportioned, master bedrooms accommodate king beds with furniture, and living-dining areas have enough depth for proper family use. The layouts are typical of mid-2000s design: more generous with space than today’s “efficient” floor plans, with proper wet and dry kitchens in the larger units, though the finishing palette reflects its 2005 vintage.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 11 | $1,391 | $920,889 |
| 2 BR | 3 | $1,679 | $1,590,000 |
| 3 BR | 23 | $1,457 | $1,699,213 |
| 4 BR | 11 | $1,529 | $2,118,626 |
| 5 BR | 2 | $914 | $2,455,000 |
Pricing & Market Position
Based on 50 recorded transactions, sale prices range from $780,000 to $2,960,000, averaging $1,643,931 (~$1,583 psf).
Rents range from $2,200 to $7,400 per month across 185 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 37.5% (from $1,181 to $1,625 psf).
Neighbourhood Comparison
Within District 14, The Trumps competes across two tiers. Against newer 99-year developments, Parc Esta ($2,182 PSF, 99-year from 2018, 1,399 units) is the most prominent benchmark — newer finishings, a comprehensive mega-development facilities deck, and Eunos MRT adjacency, but at a 42% PSF premium and with the density trade-offs of nearly 1,400 units. Penrose ($1,927 PSF, 99-year from 2019, 566 units) offers a middle ground with more moderate density, but its Sims Drive location lacks the landed-neighbourhood character of Kembangan. Sims Urban Oasis ($1,758 PSF, 99-year from 2014, 1,024 units) is closer in vintage and PSF but trades The Trumps’ single-block intimacy for mega-development scale along the Sims Avenue corridor.
The more instructive comparison is with EuHabitat ($1,325 PSF, 99-year from 2010, 697 units), which offers a lower entry point but sits further from the MRT and delivers a very different living experience as a larger estate-style development. The Trumps’ killer differentiator remains that 120-metre MRT proximity — none of its District 14 competitors can match this. For buyers weighing The Trumps against an HDB upgrade, the quantum overlap is real: a well-located resale five-room HDB in Bedok can fetch $700,000–$800,000, making the jump to a $1.2–1.6 million Trumps unit financially achievable with the proceeds. That HDB-upgrader accessibility, combined with genuine MRT convenience, is the niche The Trumps occupies — and it faces remarkably little direct competition within it.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE TRUMPS | 99 yrs lease commencing from 2000 | 2005 | 189 | $1,583 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
Lease Decay Analysis
The 99-year lease runs from 2000, meaning approximately 26 years have already been consumed. Roughly 73 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~73 years | Full bank financing available |
| 2030 | ~69 years | CPF usage still unrestricted for most buyers |
| 2039 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2059 | ~39 years | Significant financing restrictions for next buyer |
| 2099 | 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 ~63 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE TRUMPS across multiple dimensions.
What Residents Say
“Apartments have floor-to-ceiling windows, bright and airy, and so close to MRT. East Coast Park is a bike ride away. The pool is lovely and the gym does the job. Quiet community — you actually know your neighbours here.”
— Owner-occupier review via 99.co
“We moved from an HDB in Bedok and the biggest upgrade isn’t the pool or the gym — it’s the MRT access. I can be at Raffles Place in 20 minutes door-to-door. The condo is well maintained and management is responsive. Only complaint is no proper supermarket nearby.”
— Resident feedback via PropertyGuru
“Good value for money in this area. The views from the higher floors are genuinely impressive — you can see right out to the sea on clear days. Building is getting older and some common areas could use refreshing, but overall the MCST does a decent job keeping things together.”
— Long-term owner via EdgeProp
The resident sentiment across platforms paints a consistent picture: The Trumps is appreciated for its MRT proximity, quiet community atmosphere, and honest value proposition. The positives — natural light, views, pool quality, and the single-block intimacy — recur across reviews. The negatives are equally consistent: the absence of nearby supermarkets tops the complaints list, followed by the ageing of common area finishes and the modest scale of facilities. Notably absent are the bitter disputes over management quality or construction defects that plague some developments of this vintage. The overall tone is one of practical satisfaction rather than effusive praise — residents chose The Trumps for rational reasons and find those reasons validated in daily life.
Strengths & Weaknesses
- Kembangan MRT just 120m away — genuine doorstep rail access on the East-West Line
- Accessible quantum: median price $1,635,000 sits within HDB upgrader reach
- Single-block, 189-unit community — quiet, low-density living without mega-development crowds
- Floor-to-ceiling windows across all units — bright, airy interiors with good natural ventilation
- Panoramic East Coast and city skyline views from upper floors
- Well-maintained grounds and responsive MCST consistently noted by residents
- Kembangan landed neighbourhood character — quiet, residential surroundings
- Proximity to Katong, Joo Chiat food and lifestyle corridor
- East Coast Park accessible by bicycle — beach lifestyle within reach
- Generous unit sizes by current standards — 3-bedrooms up to 1,432 sqft
- Lease commenced 2000 with only 73 years remaining — drops below 60yr in 13 years (30yr loan cap)
- No supermarket within comfortable walking distance — most-cited resident complaint
- Development is 21 years old — finishings and common areas showing age
- Modest facilities: no tennis court, function room, or lap pool
- Gym is functional but basic — serious fitness users will need external membership
- Gross yield of 2.75% is adequate but not compelling for investors
- En-bloc probability score of 48/100 — not a realistic near-term collective sale candidate
- Kembangan Plaza offers limited retail and dining options
- Some MRT noise for lower-floor units facing the station
Verdict
The Trumps occupies a clear niche in District 14: it is the MRT-doorstep option for buyers who want genuine East-side living without the quantum stretch of the district’s newer launches. At $1,535 PSF and a median price of $1,635,000, the entry point sits squarely in HDB upgrader territory — a segment that Parc Esta ($2,182 PSF) and Penrose ($1,927 PSF) have priced themselves above. For a young family moving from a BTO flat and seeking private condo living with MRT convenience, the arithmetic works in a way that few District 14 alternatives can match.
The honest headwinds deserve clear articulation. The 99-year lease commenced in 2000, leaving 73 years remaining — a figure that triggers caution. In 13 years, the lease drops below 60 years, capping maximum loan tenure at 30 years. In 33 years, CPF usage becomes restricted. These milestones do not make The Trumps a poor purchase, but they do impose a holding horizon: this is a medium-term home (10–15 years) rather than a generational asset. The 2.75% gross yield is adequate but unremarkable, and the en-bloc score of 48/100 reflects realistic odds rather than imminent collective sale potential. The lack of nearby supermarkets is a genuine daily inconvenience that multiple residents flag.
Where The Trumps genuinely earns its keep is in the fundamentals that cannot be replicated by newer developments at this price point: a 120-metre walk to an MRT station, a quiet single-block community, floor-to-ceiling windows with genuine views, and a location that straddles the landed tranquillity of Kembangan with the food, culture, and lifestyle richness of Katong and Joo Chiat. The PSF trend — climbing from $1,279 to a recent peak of $1,628 before moderating — confirms that the market recognises these fundamentals even as the lease ticks down. For pragmatic buyers who value location and liveability over prestige and newness, The Trumps delivers honest value in a district where that is increasingly hard to find.