Quick Answer: Tembusu Grand Condo offers a solid mid‑tier investment in District 15 with average launch prices around $2,605 psf, good connectivity to Tanjong Katong MRT, and a 99‑year leasehold backed by reputable developers CDL and MCL; for buyers seeking steady rental yields (≈3.2% gross) and moderate capital appreciation over the next 5 years, it is worth considering, especially for own‑stay upgraders and investors who value East Coast lifestyle amenities.
Overview: What is Tembusu Grand?
Tembusu Grand is a 99‑year leasehold condominium located in the prestigious Tanjong Katong area of District 15, Singapore. Developed jointly by City Developments Limited (CDL) and MCL Land, the project comprises 638 units spread across a 5‑storey podium and a 12‑storey tower. Launched in Q4 2022, the development attracted attention for its blend of modern design, extensive facilities, and proximity to both the East Coast Park and the vibrant Katong neighbourhood. The address places residents within a short walk to Tanjong Katong MRT (Circle Line, Station CR5), providing seamless access to the CBD, Marina Bay, and the eastern corridors.
Price & PSF Analysis
At launch, the average price stood at approximately $2,605 per square foot (psf), with 1‑bedroom units starting around $2,480 psf and larger 5‑bedroom units reaching up to $2,850 psf. Recent transaction data (Q2 2026) shows an average transacted price of $2,730 psf, reflecting a modest 4.8% uplift since launch. When compared to nearby competitors:
| Development | Launch Avg. PSF | Latest Transacted PSF | PSF Change |
|---|---|---|---|
| Tembusu Grand | $2,605 | $2,730 | +4.8% |
| The Santorini (D15) | $2,550 | $2,680 | +5.1% |
| Park Place Residences (D15) | $2,620 | $2,750 | +5.0% |
| Meyer Manor (D15) | $2,580 | $2,710 | +5.0% |
The pricing positions Tembusu Grand slightly above the median for District 15 new launches, justified by its larger unit mix, extensive landscaping, and the CDL brand premium. The price per square foot remains attractive relative to resale condos in the same precinct, which typically trade at $2,800‑$3,000 psf for comparable age and size.
Location & Connectivity
Situated at 20 Tanjong Katong Road, Tembusu Grand enjoys excellent connectivity:
- MRT: Tanjong Katong MRT (Circle Line) is ~350 m away, a 4‑minute walk. One stop to Marina Bay (via interchange at Dhoby Ghaut) and two stops to Paya Lebar (East‑West Line).
- Bus Services: Multiple SBS and SMRT buses (e.g., 15, 16, 24, 40) serve the area, linking to East Coast Parkway, Changi Airport, and the city fringe.
- Expressways: Easy access to the East Coast Parkway (ECP) and the Pan‑Island Expressway (PIE) via Tanjong Katong Road.
- Amenities: Within 1 km: Katong Shopping Centre, Parkway Parade, and the upcoming Katong V Mall. East Coast Park is a 10‑minute drive or a pleasant 20‑minute cycle away.
- Schools: Renowned primary schools such as Tanjong Katong Primary, Kong Hwa School, and CHIJ Katong Convent are within 1‑2 km. Secondary options include St. Patrick’s School and Victoria School.
The East Coast lifestyle precinct offers a mix of heritage shophouses, cafés, and recreational facilities, making it attractive for families and young professionals seeking a balanced urban‑coastal environment.
Unit Types & Sizes
Tembusu Grand provides a diverse unit mix catering to different buyer profiles. Below is a summary of the available configurations, typical sizes, and price ranges based on launch and latest transacted data.
| Unit Type | Size Range (sqft) | Launch Price Range | Latest Transacted Price Range |
|---|---|---|---|
| 1‑Bedroom | 431 – 506 | $1.07M – $1.32M | $1.18M – $1.45M |
| 2‑Bedroom | 613 – 796 | $1.60M – $2.08M | $1.75M – $2.28M |
| 3‑Bedroom | 893 – 1,076 | $2.33M – $2.81M | $2.55M – $3.07M |
| 4‑Bedroom | 1,216 – 1,463 | $3.18M – $3.83M | $3.48M – $4.19M |
| 5‑Bedroom | 1,658 – 1,938 | $4.34M – $5.07M | $4.75M – $5.55M |
Note: Prices are indicative and subject to negotiation, floor level, and view premiums. The development also offers a limited number of dual‑key units and penthouse configurations with private roof terraces.
Rental Yield Potential
District 15’s rental market remains robust, driven by expatriate demand, proximity to the East Coast, and limited new supply. Based on recent rental transactions for comparable 99‑year leasehold condos in the Katong/Tanjong Katong area:
- 1‑Bedroom: Average monthly rent $3,200 – $3,600 → Gross yield ≈ 3.4%–3.8%
- 2‑Bedroom: Average monthly rent $4,500 – $5,200 → Gross yield ≈ 3.2%–3.6%
- 3‑Bedroom: Average monthly rent $6,000 – $7,000 → Gross yield ≈ 3.0%–3.5%
For Tembusu Grand, the expected gross rental yield lies in the 3.0%–3.5% range, aligning with the District 15 average. Net yields after maintenance and property tax typically settle around 2.2%–2.6%, which is competitive for a leasehold asset in a mature estate.
Appreciation Forecast (5‑Year Outlook)
Several factors support a moderate capital appreciation trajectory for Tembusu Grand over the next five years:
- En‑bloc Potential: While the immediate vicinity (Tanjong Katong Road) has seen few en‑bloc sales recently, the broader District 15 market shows renewed interest in older leasehold estates (e.g., the recent en‑bloc of Katong Park Towers). Should government policies shift to encourage redevelopment, Tembusu Grand’s 99‑year lease (with ~78 years remaining) could become a candidate for collective sale in the 2030‑2035 window.
- URA Master Plan: The Urban Redevelopment Authority’s 2025 Master Plan highlights enhancements to the East Coast corridor, including upgraded park connectors, new cycling paths, and the potential expansion of the Katong precinct as a lifestyle hub. Improved public realm typically translates into higher property desirability.
- Supply Constraints: Upcoming new launches in District 15 are limited to a few boutique projects, keeping resale demand steady. The limited supply of mid‑size family units (3‑4 BR) in the area supports price stability.
- Economic Indicators: Singapore’s GDP growth forecast (2026‑2030) averages 2.5%‑3.0% per annum, sustaining employment and expatriate inflow, which fuels rental and buyer demand.
Based on historical trends and the above drivers, a conservative estimate places Tembusu Grand’s compound annual growth rate (CAGR) at 3.0%–3.8% over the next five years, translating to an approximate total price increase of 16%‑20% from current levels.
Pros & Cons
Pros
- Strong developer pedigree (CDL & MCL) assures quality construction and timely completion.
- Strategic location near Tanjong Katong MRT and East Coast lifestyle amenities.
- Diverse unit mix suitable for first‑time buyers, upgraders, and investors.
- Comprehensive facilities: lap pool, jacuzzi, gym, BBQ pits, children’s playground, and landscaped gardens.
- Attractive rental yields relative to other District 15 new launches.
- 99‑
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