Tembusu Grand Condominium Review: Ideal for Home Buyers Interested in East Coast Living

Tembusu Grand Review


Tembusu Grand Units Sold


our consideration

Unit Mix & Size5
Price & Affordability3.5

Our Verdict

The Tembusu Grand Condominium is a promising development located in the prime District 15 East Coast precinct of Singapore. With its close proximity to Tanjong Katong MRT station (9 minutes walk) and surrounded by eateries and reputable schools, the location scores high. The unit mix offers a variety of options from 1 to 5-bedroom units and penthouses, with luxurious fittings and smart home systems. The pricing seems competitive given the location and quality expected from developers CDL and MCL Land. The abundance of amenities in the neighborhood, along with easy access to major nodes in the city, adds to the project’s appeal. Overall, Tembusu Grand presents a desirable opportunity for those seeking a modern and elegant living experience in a vibrant neighborhood steeped in heritage.

The Tembusu Grand Condominium is a new residential development located at Jalan Tembusu in the Katong-Mountbatten neighborhood of Singapore. This project, developed by Tembusu Residential Pte Ltd, a partnership between MCL Land and City Developments, offers a promising investment opportunity in District 15.

Project Factsheet

  • Developer: Tembusu Residential Pte Ltd (JV of CDL and MCL Land)
  • Address: 92 Jalan Tembusu, Singapore 439142
  • District: 15
  • Approx Site Area: 19,567.4 m²
  • Tenure: 99 Years commencing from 25 April 2022
  • Estimated TOP Date: 1st Quarter 2027
  • No. of Units: 638

Developer’s Track Record

City Developments Limited (CDL) and MCL Land are well-established developers with a proven track record in Singapore’s real estate market. CDL, in particular, has a history of almost 60 years in property development and has delivered numerous successful projects both locally and internationally.

Location & Transport Links

The Tembusu Grand Condominium boasts a strategic location with convenient access to Tanjong Katong MRT station, providing residents with easy connectivity to various parts of Singapore. The upcoming Thomson-East Coast Line will further enhance the accessibility of the area, making it an attractive choice for those who value connectivity.

Location Highlights

  • Proximity to Transportation Hubs: Tembusu Grand is a mere 8-minute stroll from Tanjong Katong MRT station on the Thomson-East Coast Line. This line offers a direct route to Marina Bay in less than 20 minutes, connecting you effortlessly to Orchard, Maxwell, and Upper Thomson.
  • Easy Access to Major Roads and Expressways: Situated close to Mountbatten Road, Tembusu Grand provides seamless access to various parts of Singapore. With the nearby East Coast Parkway (ECP) and Marina Coastal Expressway (MCE), reaching the city center and Changi Airport is a breeze, taking just 15 minutes.

Transport Links

  • Public Transport: Enjoy excellent connectivity with 8 bus services enhancing accessibility to different corners of Singapore. The proximity to Tanjong Katong MRT station further elevates the convenience of Tembusu Grand’s location.
  • Driving Convenience: For those who prefer driving, the proximity to ECP and MCE ensures quick access to the Central Business District (CBD), Marina Bay Financial District, and Changi Airport. Whether for work or leisure, getting around is a breeze.

Surrounding Amenities

Tembusu Grand Tembusu Grand Condominium Pool condonear.com 1

The neighborhood offers a wide array of amenities, including eateries, schools, and shopping options. Residents can enjoy the vibrant dining scene along Tanjong Katong Road, as well as proximity to schools such as Tanjong Katong Primary School and Haig Girls’ School. While major shopping centers may require a short drive or commute, the diverse retail options in the vicinity provide ample convenience.

Finding Amenities

  • When you’re searching for amenities, focus on what you truly need.
  • Prioritize amenities that align with your lifestyle and preferences.
  • Consider the proximity of amenities to your location for convenience.
  • Evaluate the quality and variety of amenities available in your area.
  • Don’t forget to factor in the cost of amenities when making your decision.

Unit Mix & Pricing Strategy

Tembusu Grand Tembusu Residences Schematic Diagram

With a range of unit types from 1-5 bedroom to penthouses, the Tembusu Grand Condominium caters to various lifestyle preferences. The pricing strategy aligns with the developer’s investment in the project, aiming to offer competitive rates within the market segment. The luxury fittings and fixtures in larger units add value to the overall proposition.

TypeArea Size (From)Area Size (To)Price (From)Price (To)Available UnitsTotal Units
1 Bedroom + Study527 sqft646 sqft$1,344,000$1,608,00031117
2 Bedroom667 sqft829 sqftFully SoldFully Sold081
2 Bedroom + Study743 sqft883 sqft$1,930,000$2,161,00027119
3 Bedroom990 sqft1,184 sqft$2,476,000$2,744,000679
3 Bedroom + Study1,173 sqft1,399 sqft$2,698,000$3,126,00095121
4 Bedroom1,432 sqft1,604 sqft$3,288,000$3,743,0005681
5 Bedroom1,711 sqft1,711 sqft$4,028,000$4,244,0003738
5 Bedroom Penthouse2,691 sqft2,691 sqft$7,888,000$7,888,00022
Tembusu Grand View of East Coast Neighbourhood condonear.com 1

Potential Selling Points

Tembusu Grand: A Gem in Katong

  • Prime Location: Situated in the heart of Katong, Tembusu Grand offers a blend of modern comforts and traditional charm, surrounded by a rich cultural heritage.
  • Convenient Access: Enjoy easy access to upcoming Tanjong Katong MRT station and major expressways like ECP and MCE, connecting you effortlessly to various parts of Singapore.
  • Abundance of Amenities: From East Coast Park for outdoor activities to renowned F&B outlets and shopping malls nearby, residents have a plethora of recreational and dining options at their doorstep.
  • Proximity to Schools: Families will appreciate the closeness to reputable schools like Chung Cheng High School and Tanjong Katong Primary School.
  • Developers’ Reputation: With CDL and MCL Land at the helm, Tembusu Grand promises top-notch construction quality and innovative design features.
  • Modern Facilities: Anticipate a range of facilities such as a relaxing pool, playhouse, kid’s playroom, and karaoke rooms designed to cater to the needs of young families and professionals.
  • Investment Potential: The strategic location and quality amenities make Tembusu Grand a promising investment opportunity with potential for capital appreciation and competitive rental yields.
  • Unique Selling Points: Its prime location, mass market appeal, and the perfect balance of modern living and cultural richness set Tembusu Grand apart from other developments in the area.

In essence, Tembusu Grand stands out as an alluring residential choice, offering a prime location in the culturally vibrant Katong area, a plethora of amenities, the trusted reputation of its developers, and promising investment prospects.

Drawbacks & Challenges

  • Proximity to Lifestyle Amenities: While Tembusu Grand is conveniently close to an MRT station, it lacks nearby lifestyle amenities compared to some competitors. This may be a concern for those seeking diverse dining, shopping, and entertainment options within walking distance.
  • Less Efficient Layouts: The development offers slightly less efficient layouts in equivalent units, potentially affecting residents who value space optimization and layout efficiency.
  • Open-Air Walk to MRT Station: Despite its proximity to the Tanjong Katong MRT station, the walk is unsheltered, which could be inconvenient during rainy weather or for those who prefer a covered route to public transportation.
  • Competition for Tenants or Buyers: With a high unit count of 638, there’s a risk of competition among owners for tenants or buyers, impacting rental yields and resale values due to the density of residential options in the area.
  • Car Park Ratio: Although offering a commendable 1:1 car park ratio, the high number of units may lead to competition for parking spaces during peak hours or when hosting visitors.


  • Balancing Price with Leasehold Tenure: Being a leasehold property, Tembusu Grand may face challenges in maintaining its value against freehold counterparts in the area, a common concern for buyers in Singapore where tenure significantly affects long-term investment potential.
  • Market Competition: Entering a competitive market with several new launches nearby, standing out and attracting buyers among multiple choices could prove challenging.
  • Adjusting to Market Conditions: The real estate market’s fluctuations based on economic conditions, government policies, and buyer sentiment require adapting to changes to maintain Tembusu Grand’s appeal over time for its success.

In essence, while Tembusu Grand offers benefits like proximity to an MRT station and a range of facilities, potential drawbacks and challenges such as fewer nearby lifestyle amenities, less efficient layouts, and concerns about leasehold tenure and market competition should be carefully weighed by prospective buyers and investors.


The Tembusu Grand Condominium presents a promising investment opportunity for homebuyers interested in East Coast living. With its prime location, reputable developers, and quality offerings, the project is poised for success in attracting discerning buyers looking for modern living spaces with a touch of heritage charm. However, potential challenges such as future developments and limited immediate amenities should be considered before making a decision to invest.

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3 months ago

How does the location of Tembusu Grand compare to other similar condos in terms of convenience to transport links? Confirm can chop better deal elsewhere anot?

3 months ago

Aiya, last time hor I heard Thomson-East Coast Line will reach there sooner or later lai one. You think got jio beats living there bo?