Tembusu Grand is a 99-year leasehold development by CDL and MCL Land, located along Jalan Tembusu in the Dakota–Katong fringe of District 15. The project comprises about 638 units and is within walking distance to Tanjong Katong MRT on the Thomson-East Coast Line.
This is a mature East Coast location. There is no transformation gamble here—what you see is what you get. Strong food options, established schools, and easy access to the city already define the area. Demand is largely driven by owner-occupiers who value stability and lifestyle.
The key point is simple: Tembusu Grand is not a future growth story. It is a present-value location priced for immediate livability.
Price Performance of Nearby Comparable Projects
The Tembusu Grand cluster sits in one of the most actively repriced pockets of District 15, where new launch demand has consistently pushed pricing higher over the past few years. In this immediate vicinity, new leasehold launches have established a clear baseline of around ~$2,400 to $2,550 psf, with Tembusu Grand itself recording a median of about ~$2,450 psf across transactions. This reflects a stabilised pricing zone for large-scale developments in the Dakota–Katong fringe, where demand is driven mainly by owner-occupiers rather than speculative flipping.
When viewed in context, pricing has clearly stepped up compared to earlier entry points in the area. Projects launched just a few years prior, such as older leasehold developments around Dakota, were transacting closer to the ~$1,700 to $2,000 psf range, showing a strong re-rating of East Coast replacement value. At the higher end, freehold developments like The Continuum have pulled the emotional ceiling of the market up to ~$2,700 to $3,000+ psf, creating a widened pricing spectrum in District 15. Within this structure, Tembusu Grand sits in the “core fair value band”—not the cheapest, not the premium extreme, but the benchmark that reflects what buyers are currently willing to pay for a large, modern East Coast leasehold development with MRT connectivity nearby.
My Buy Smart Review of Tembusu Grand
| Location | Tembusu Grand benefits from a strong East Coast address in the Dakota–Katong fringe. The area is well-loved for its food culture, established schools, and easy access to both the city and East Coast Park. While not directly in the Katong heritage core, it sits close enough to enjoy the lifestyle without the highest freehold entry cost. This is a location where daily convenience already exists. Residents do not need to wait for transformation—the neighbourhood is mature, functional, and highly liveable today. |
| Layout | The development offers a wide mix of unit types catering to different buyer profiles, from young couples to larger families. Layouts are generally efficient and modern, with squarish configurations and practical space planning. However, with a large-scale site, buyers should pay close attention to stack selection. Orientation, facing, and distance from surrounding blocks will significantly affect privacy and long-term liveability. |
| Facilities | With over 600 units, Tembusu Grand provides a full suite of condominium facilities, including multiple pools, fitness zones, gardens, and communal spaces. The scale allows for variety, but it also means shared usage across a larger resident base. The experience is more “resort-community” than boutique exclusivity, which suits families but may not appeal to buyers seeking low-density living. |
| Amenities | This is one of Tembusu Grand’s strongest attributes. Residents are within easy reach of Old Airport Road Food Centre, Katong and Joo Chiat eateries, and major malls such as Parkway Parade and Paya Lebar Quarter. Few locations in Singapore offer this level of established food and lifestyle convenience within such a short distance. |
| Good Schools | The development is within reach of reputable schools such as Kong Hwa School, Tanjong Katong Primary School, and Haig Girls’ School, along with several secondary institutions in the East. This makes it a consistent choice for family buyers who prioritise education planning and long-term residential stability. |
| Transport Convenience | Tanjong Katong MRT on the Thomson-East Coast Line is within walking distance, offering direct access to Marina Bay, Paya Lebar, and Orchard without major interchanges. Drivers also benefit from quick access to the ECP and PIE, making city and airport connectivity efficient. Overall, transport is strong, though not MRT-integrated—something buyers should compare carefully against nearby developments like Grand Dunman. |
| Future Development Plans | District 15 is largely mature, meaning there is limited large-scale transformation ahead. The value of Tembusu Grand is therefore anchored more in its existing lifestyle ecosystem than future change. This is a district where stability matters more than speculation. Improvements will be incremental rather than transformational. |
Tembusu Grand is a solid, well-positioned East Coast development that offers a balanced entry into District 15 living. It sits comfortably between affordability and prestige—giving buyers access to the Katong lifestyle without paying freehold premiums.
But the honest view is that it is not a “breakout” play. It is a fundamentals-driven project in a mature district where expectations are already fully priced in. That means performance is likely to be steady, supported by owner-occupiers rather than driven by rapid appreciation.
For buyers, the decision is ultimately simple. If you want East Coast living at a relatively more measured entry point compared to The Continuum, Tembusu Grand makes sense. But if the expectation is strong upside, then this is a market that rewards patience, not speculation.
Buy Smart Pointers
1. You are buying into a mature district, not a growth story.
Value comes from lifestyle and stability, not transformation.
2. Stack selection is critical.
In large developments, orientation and privacy matter more than unit type alone.
3. It is the “middle ground” option in District 15.
Cheaper than freehold peers, but also not a discount play.
Interested to find out more? Want an analysis or the floor plans? Drop me a message and I will be more than glad to share.
| Developer | Tembusu Residential Pte. Ltd. (Joint Venture between CDL and MCL Land) |
| Address | Jalan Tembusu |
| District | D15 – East Coast / Marine Parade |
| Tenure | 99-year leasehold |
| No. of Units | 638 residential units |
| Expected TOP | 2H 2028 |
| Nearest MRT | Tanjong Katong MRT (TE25) – approx. 800m |
| Popular School(s) within 1km | Kong Hwa School Tanjong Katong Primary School Haig Girls’ School (subject to official boundary confirmation per stack) |