Tembusu Grand Review:  Find Out Why It Stands Tall Amongst Other Condos!”

Tembusu Grand Review

Units Sold


Overview Score


our consideration

Unit Mix & Size4
Price & Affordability3.5

Our Verdict

Tembusu Grand is set to be a standout development in the charming Katong neighbourhood, offering a blend of contemporary luxury and timeless allure. The project’s premium location along Jalan Tembusu in District 15 ensures that future residents will enjoy a peaceful environment while being close to the bustling Marine Parade and East Coast areas.

Connectivity is a significant advantage, with the upcoming Tanjong Katong MRT station on the Thomson-East Coast Line set to be just a 10-minute walk away by 2024. This will greatly enhance accessibility, complementing the already convenient access to the Kallang-Paya Lebar Expressway and a short 10-minute drive to the CBD.

The unit mix is diverse, catering to a wide range of buyers, from young couples and investors to larger families and high-net-worth individuals. The development offers 1-Bedroom + Study to 5-Bedroom units, with thoughtful layouts that maximize space and functionality. The inclusion of study spaces in smaller units and household shelters in larger units adds flexibility and practicality.

Tembusu Grand’s amenities are extensive, featuring multiple pools, a gymnasium, a yoga studio, a tennis court, a BBQ pavilion, and dedicated spaces for children. The Grand Club offers entertainment and function rooms, while the Residential Services counter provides hotel-like services, enhancing the living experience.

The surrounding amenities are plentiful, with numerous shopping malls, food centres, parks, and reputable schools within close proximity. The area’s reputation as a food paradise ensures that residents will have a wide array of dining options.

However, potential buyers should consider the future development plans in the vicinity, which could impact views and the overall environment. Despite this, Tembusu Grand’s strategic location, luxurious facilities, and varied unit offerings make it an exceptional choice for both homebuyers and investors.

For those interested in exploring this promising development further, we encourage you to visit the show flat and experience firsthand the allure of Tembusu Grand. Contact us today to schedule a visit and let us guide you through the process of securing your dream home or investment in this upcoming new launch.

Main Takeaways

  • Prime Location: Tembusu Grand is situated in the highly coveted District 15, near Marine Parade and East Coast, offering excellent connectivity and a plethora of amenities.
  • Diverse Unit Options: The project features a wide range of unit types from 1-bedroom to 5-bedroom units, catering to various buyer profiles, including investors, young couples, and families.
  • Luxurious Amenities: Tembusu Grand offers an array of high-end facilities, including a 50m lap pool, clubhouse, gymnasium, and Residential Services counter, enhancing the living experience.

Project Detail

Project DetailsTembusu Grand
DeveloperTembusu Residential Pte. Ltd (Joint Venture between CDL and MCL Land)
Developer’s License No.C1447
DescriptionProposed Condominium Housing Development comprising 4 Blocks of 20/21-Storey Apartments (Total 638 units) and 1 Block of 5-Storey Multi-Storey Carpark with Landscape Deck, Common Basement Carpark & Communal Facilities
No. of Blocks/Storey4 blocks of 20- & 21-storey
Site AreaApprox. 210,622 sq ft / 19,567.4 sq m
Project Account No.Malayan Banking Berhad for Project Account No. 044-055-0124-2 of Tembusu Residential Pte. Ltd.
ArchitectADDP Architects LLP
BuilderUnited Tec Construction Pte Ltd
Landscape ConsultantTinderbox Pte Ltd
Project Interior DesignJOW Architects
Address92, 94, 96, 98 Jalan Tembusu (Only block 92 is 21-storey tall)
Payment SchemeNormal Progressive Payment Scheme
Tenure99-year leasehold w.e.f. 25 April 2022
Total No. of Units638 units
No. of Car Park Lots516 parking lots including 6 EV lots and 5 accessible lots
Expected Date of TOP31 October 2028
Expected Date of Legal Completion31 October 2029
Unit Types1 Bedroom + Study: 117 units
2 Bedroom: 81 units
2 Bedroom + Study: 119 units
3 Bedroom: 79 units
3 Bedroom + Study: 121 units
4 Bedroom: 81 units
5 Bedroom: 38 units
Penthouse: 2 units
Per Share Value Per Month (psvpm)$65

Floor Plans

Tembusu Grand offers a variety of floor plans to suit different needs and preferences.

1-Bedroom Units

The 1-Bedroom units are all 1-Bedroom + Study variations, with two main layouts: A1S and A2S. The A1S layout features a long walkway from the foyer to the kitchen, with the study space integrated into the master bedroom, offering flexibility for use as a walk-in wardrobe or study. In contrast, the A2S layout has the study adjacent to the kitchen.

2-Bedroom Units

The 2-Bedroom units come in a standard layout and a 2-Bedroom + Study variation. The standard layout features a dumbbell configuration, placing the rooms on opposite sides of the unit for efficient space utilization. The kitchen can be enclosed or open-concept, and the common bath is conveniently located next to the dining area.

3-Bedroom Units

The 3-Bedroom units are available in standard and 3-Bedroom + Study variations. The C2S layout includes an L-shaped entryway leading to an elongated living and dining space, with dry and wet kitchens. Additional features include a yard, WC, and household shelter for extra storage.

4-Bedroom Units

All 4-Bedroom units have a single layout variation. These units include a yard area with a household shelter for additional storage. The master bedroom is spacious, with room for a walk-in wardrobe. The junior master has an ensuite bathroom, while the common bedrooms share a single common bath.

5-Bedroom Units

The largest units in Tembusu Grand, the 5-Bedroom units, feature expansive living spaces, including a dry and wet kitchen, a large balcony, and a huge living room. The layout is designed for those who enjoy hosting, with a kitchen island that extends the dining area.

Unit Mix

Unit TypeNumber of UnitsSize Range (sq ft)
1 Bedroom + Study117527 – 646
2 Bedroom81667 – 829
2 Bedroom + Study119743 – 883
3 Bedroom79990 – 1,184
3 Bedroom + Study1211,173 – 1,399
4 Bedroom811,432 – 1,604
5 Bedroom381,711
5 Bedroom Penthouse2Not specified

Site Plan

Tembusu Grand Tembusu Grand Siteplan Large

Tembusu Grand Site Plan Overview

The site plan for Tembusu Grand offers a detailed layout of the development’s facilities and amenities, making it a prime residential choice for many. Below is an overview of the key features and zones within the site plan.

Key Zones and Facilities

Arrival (Level 1)
The Arrival zone includes an Arrival Courtyard, Guardhouse, Arrival Sculpture, Arrival Water Cascade, and a Residential Services Counter. These features ensure a welcoming and secure entry experience.

Serenity (Level 1)
The Serenity zone is designed for relaxation with features such as the Scent Garden, Gourmet Pavilion, Herbs Garden, Serenity Garden, Serenity Lawn, Serenity Deck, Serenity Walk, Pets Corner, Tropical Garden, Garden Courtyard, Terrace Garden, and Garden Pavilion. This area offers a peaceful retreat within the development.

Splash (Level 1)
For those who enjoy water activities, the Splash zone includes a Water Lily Courtyard, Pool Deck, 50m Infinity Lap Pool, Pool Lounge, Spa Pool, Relaxing Pool, Wading Pool, Water Cascade, and Changing Room with Steam Room. It’s perfect for both exercise and relaxation.

Adventure (Level 5)
The Adventure zone is tailored for fun and play with a Swing Garden, Garden Lounge, Play Dome, Playhouse, Kids’ Playroom, and Water Courtyard. It’s ideal for families with children.

Respite (Level 5)
The Respite zone offers a Yoga Studio, Meditation Deck, Garden Cabana, Leisure Lawn, Lounge Deck, Co-Working Lounge, BBQ Pavilion, Tennis Court, and Gymnasium. This area is perfect for those seeking both relaxation and active pursuits.

Grand Club (Level 1)
The Grand Club includes an Entertainment Room, Karaoke Pod, Gaming Pod, and Function Room. It’s perfect for social gatherings and entertainment.

Tembusu Club (Level 2)
The Tembusu Club provides Private Dining and an Observation Deck. It’s ideal for intimate gatherings and enjoying panoramic views.

Additional Facilities

Additional facilities include a Side Gate (Level 1), Sub Station (Basement 1), Genset (Level 1), Bin Centre (Basement 1), and Ventilation Shaft (Level 1). These essential services ensure convenience and functionality within the development.

Price Range & PSF

  • 1-Bedroom + Study: Starting from $900,000, approximately $1,800 PSF.
  • 2-Bedroom: Starting from $1,200,000, approximately $1,700 PSF.
  • 3-Bedroom: Starting from $1,800,000, approximately $1,600 PSF.
  • 4-Bedroom: Starting from $2,500,000, approximately $1,500 PSF.
  • 5-Bedroom: Starting from $3,500,000, approximately $1,400 PSF.
Tembusu Grand

Urban Living with Impeccable Design

In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.

Tembusu Grand Condo Unit Floor Plans

Pricing Comparison with Nearby Condominiums

Tembusu Grand The Tembusu Grand Condo Infinity Pool 1 1


Tembusu Grand, a new launch condominium located in the vibrant District 15 along Jalan Tembusu, offers a competitive edge in the property market. In this analysis, we will compare the pricing and features of Tembusu Grand with other recent condominium launches in the East Coast and Marine Parade areas. This comparison aims to provide prospective buyers with a clear understanding of their options.

Pricing Comparison

Tembusu Grand

  • Location: Jalan Tembusu, D15
  • Price per Square Foot (PSF): From S$2,296
  • Unit Types: 1 BR, 2 BR, 3 BR, 4 BR, 5 BR
  • Total Units: 638
  • Expected TOP: 2028
  • Tenure: 99 years

Nearby Condominiums

  1. Thiam Siew Avenue
    • Price per Square Foot (PSF): From S$2,586
    • Unit Types: 1 BR, 2 BR, 3 BR, 4 BR, 5 BR
    • Total Units: 816
    • Expected TOP: 2027
    • Tenure: Freehold
  2. Haig Road
    • Price per Square Foot (PSF): S$1,305 ~ S$24,336
    • Unit Types: 2 BR, 3 BR, 4 BR
    • Total Units: 35
    • Expected TOP: Not specified
    • Tenure: Freehold
  3. Koon Seng Road
    • Price per Square Foot (PSF): S$1,705 ~ S$2,622
    • Unit Types: 2 BR, 3 BR, 4 BR
    • Total Units: 17
    • Expected TOP: Not specified
    • Tenure: Freehold
  4. Dunman Road
    • Price per Square Foot (PSF): S$2,020 ~ S$3,097
    • Unit Types: 1 BR, 2 BR, 3 BR, 4 BR, 5 BR, 6 BR
    • Total Units: 1008
    • Expected TOP: 2028
    • Tenure: 99 years
  5. Joo Chiat Place
    • Price per Square Foot (PSF): S$2,030 ~ S$2,444
    • Unit Types: Not specified
    • Total Units: 16
    • Expected TOP: Not specified
    • Tenure: Freehold

Summary Table

CondominiumPSF RangeUnit TypesTotal UnitsExpected TOPTenure
Tembusu GrandFrom S$2,2961 BR, 2 BR, 3 BR, 4 BR, 5 BR638202899 years
Thiam Siew AvenueFrom S$2,5861 BR, 2 BR, 3 BR, 4 BR, 5 BR8162027Freehold
Haig RoadS$1,305 ~ S$24,3362 BR, 3 BR, 4 BR35Not specifiedFreehold
Koon Seng RoadS$1,705 ~ S$2,6222 BR, 3 BR, 4 BR17Not specifiedFreehold
Dunman RoadS$2,020 ~ S$3,0971 BR, 2 BR, 3 BR, 4 BR, 5 BR, 6 BR1008202899 years
Joo Chiat PlaceS$2,030 ~ S$2,444Not specified16Not specifiedFreehold


  • Price Competitiveness: Tembusu Grand’s PSF starting from S$2,296 presents a compelling value proposition in comparison to other new launches in the area. The price is competitive particularly when considering the diverse unit types and comprehensive amenities offered.
  • Tenure: With a tenure of 99 years, Tembusu Grand aligns with other large-scale developments. In contrast, freehold properties such as Thiam Siew Avenue and Haig Road typically see higher PSF values.
  • Unit Variety and Availability: Tembusu Grand offers an extensive array of unit configurations suitable for various family sizes and lifestyle needs. This diversity is on par with other major developments like Dunman Road.

For the most accurate and current pricing details and availability of units, it is advisable to consult with real estate professionals or visit the official websites of these developments.

Transport & Location

Tembusu Grand Tembusu Grand Location

Tembusu Grand is strategically located in the prime District 15, along Jalan Tembusu, offering excellent transport connectivity and proximity to various amenities. Here are the detailed transport and location highlights:

Transport Connectivity

MRT Stations

  • Tanjong Katong MRT Station (TE25): Approximately 600 meters away, part of the Thomson-East Coast Line (TEL), expected to be operational in 2024.
  • Dakota MRT Station (CC8): About 930 meters away on the Circle Line (CCL).
  • Marine Parade MRT Station (TE26): Approximately 1.21 kilometers away, also on the TEL.
  • Katong Park MRT Station (TE24): Around 1.37 kilometers away on the TEL.
  • Mountbatten MRT Station (CC7): About 1.44 kilometers away on the CCL.
  • Paya Lebar MRT Station (CC9/EW8): Approximately 1.48 kilometers away, an interchange between the CCL and East-West Line (EWL).

Bus Stops

  • Before Katong PO: 0.12 kilometers away, serviced by buses 40, 43, 10, 31, 32, 135A, 134, 135, 853C, 197.
  • After Katong PO: 0.18 kilometers away, serviced by buses 197, 401, 853C, 31, 32, 10, 40, 43, 134, 135.
  • Opposite Tanjong Katong Girls’ School: 0.22 kilometers away, serviced by buses 134, 135, 10, 40, 43, 31, 32, 197, 401, 853C.

Major Roads and Expressways

  • East Coast Parkway (ECP): Provides quick access to the city center and other parts of Singapore.
  • Pan Island Expressway (PIE): Facilitates connectivity to various regions across the island.
  • Marina Coastal Expressway (MCE): Offers a direct route to the Marina Bay area and beyond.

Nearby Amenities

Shopping Malls

  • Parkway Parade: A major shopping center offering a wide range of retail, dining, and entertainment options.
  • I12 Katong: Another popular mall with various shops, restaurants, and a cinema.
  • KINEX: A lifestyle mall with a variety of retail and dining outlets.
  • Katong Shopping Centre: Known for its eclectic mix of shops and services.


  • Primary Schools: Tanjong Katong Primary School, Haig Girls’ School, Kong Hwa School, CHIJ (Katong) Primary, Tao Nan School.
  • Secondary Schools: Tanjong Katong Girls’ School, Tanjong Katong Secondary School, Chung Cheng High School (Main).
  • International Schools: Canadian International School, Eton House International School, Eis International Pre-School.

Recreation and Parks

  • East Coast Park: Offers a wide range of recreational activities including cycling, jogging, and water sports.
  • Geylang Park Connector: Connects to Marina Barrage and Gardens by the Bay, providing scenic routes for walking and cycling.


Various healthcare facilities are easily accessible, ensuring residents have access to medical services when needed.

Tembusu Grand’s location in District 15 provides residents with excellent transport connectivity through nearby MRT stations, major roads, and expressways. The development is also surrounded by a plethora of amenities including shopping malls, schools, and recreational parks, making it a highly desirable place to live.

Investment Potential

Tembusu Grand Tembusu Grand Condominium Water Courtyard

Investing in Tembusu Grand as a condo can be a strategic decision depending on various factors. Here is a detailed analysis of the pros and cons, along with key factors to consider such as price appreciation, rental yield, comparative analysis, and future growth potential.

Pros of Investing in Tembusu Grand

1. Location and Connectivity

  • Proximity to MRT Stations: Tembusu Grand is located about an 8-minute walk from the upcoming Tanjong Katong MRT station on the Thomson-East Coast Line (TEL), enhancing connectivity to other parts of Singapore.
  • Access to Major Roads: The development is well-connected via the East Coast Parkway (ECP) and Pan Island Expressway (PIE), providing easy access to the city center and other key areas.

2. Amenities and Lifestyle

  • Nearby Shopping and Dining: The condo is surrounded by numerous shopping malls such as Parkway Parade, I12 Katong, and Kinex, as well as a variety of dining options in the Katong and Joo Chiat areas.
  • Recreational Facilities: Proximity to East Coast Park offers residents ample recreational opportunities including cycling, jogging, and water sports.

3. Educational Institutions

  • Reputable Schools: The area is home to several prestigious schools such as Tanjong Katong Primary School, Haig Girls’ School, and Chung Cheng High School, making it attractive for families with school-going children.

4. Strong Rental Demand

  • Rental Yield: The projected rental yield for Tembusu Grand is estimated to be around 6% upon completion, driven by strong demand from expatriates and professionals working in nearby employment hubs like Paya Lebar Sub-Regional Centre and Changi Business City.

5. Future Growth Potential

  • Urban Redevelopment: The relocation of Paya Lebar Airbase and the development of new employment hubs are expected to drive demand and price appreciation in the area.
  • Upcoming Developments: New launches and infrastructure improvements in the vicinity will likely enhance the attractiveness and value of the property.

Cons of Investing in Tembusu Grand

1. Leasehold Tenure

  • 99-Year Leasehold: Unlike many freehold properties in the Katong area, Tembusu Grand is a 99-year leasehold development, which may affect long-term value retention compared to freehold properties.

2. Price Premium

  • Higher PSF: Tembusu Grand’s launch price of approximately S$2,423 per square foot represents a significant premium over older leasehold properties like The Shore Residences and Silversea, which are priced around S$1,771 and S$1,764 per square foot respectively.
  • Comparable to Freehold: The pricing is also comparable to newer freehold properties like Amber 45 and Coastline Residences, which may deter some investors who prefer freehold status for long-term investment.

3. Market Competition

  • Abundance of Freehold Properties: The Katong area has a high concentration of freehold properties, which could pose competition and affect the resale value of Tembusu Grand.

Key Factors to Consider

1. Price Appreciation

  • Historical Trends: The Katong area has shown consistent price appreciation due to its desirable location and amenities. The ongoing and future developments in the area are likely to continue this trend.
  • Comparative Analysis: While Tembusu Grand is priced at a premium, its newness and modern amenities may justify the higher price point compared to older developments.

2. Rental Yield

  • Projected Yield: The estimated rental yield of 6% is attractive, especially given the strong demand from expatriates and professionals in nearby employment hubs.
  • Tenant Demand: The proximity to reputable schools and business districts will likely ensure a steady demand for rental units.

3. Comparative Analysis

  • Nearby Condos: Compared to other new launches like Grand Dunman and The Continuum, Tembusu Grand offers a competitive price point and strategic location, making it a viable option for both investors and homeowners.
  • Unit Mix and Size: The variety of unit types and sizes at Tembusu Grand caters to a broad market, from singles to large families, enhancing its marketability.

4. Future Growth

  • Urban Redevelopment Plans: The planned redevelopment of Paya Lebar Airbase and other infrastructure projects will likely boost property values in the area.
  • Economic Factors: Singapore’s stable economy and strategic urban planning continue to support real estate growth, making Tembusu Grand a potentially lucrative investment.

upcoming Condos

Investing in Tembusu Grand can be a sound decision, particularly for those looking for a modern, well-located property with strong rental potential and future growth prospects. However, the premium pricing and leasehold tenure should be carefully considered against personal investment goals and preferences. Conducting a thorough comparative analysis and consulting with real estate professionals can help in making an informed decision.

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