Tembusu Grand Review Singapore Is It Worth The Buy May Li Property

Bite-Sized Property Review – Tembusu Grand

At A Glance

Street Address / Region92, 94, 96, 98 Jalan Tembusu / District 15
Tenure99 Years Leasehold
Site Area210,622 sqft
No. of Towers & Storeys3 Blocks of 20-storeys + 1 Block of 21-storey
No. of Units638
Expected TOP2027
DeveloperJV between City Developments Limited & MCL Land

Location Analysis

  • Public Transportation

Tembusu Grand is situated in the serene environment of Katong, which is part of District 15 and the well-known Marine Parade area. Many say that “East side, Best Side” – well is this true for Tembusu Grand? Let’s find out.

Let’s dive straight into one potential concern for many prospective buyers have – it’s the fact that currently, the nearest MRT station, Dakota MRT, is quite a distance away (15 minutes walk). (if you’re looking to live near to Dakota MRT, the recently-launched Grand Dunman condo might be worth considering).

However, you might be relieved to know that once Tembusu Grand obtains its Temporary Occupation Permit (TOP), the Tanjong Katong MRT station will also be operational. This MRT station will be much closer to the condo as compared to Dakota MRT (an approximate distance of 750 meters).

Alternatively, residents can also take a 4-minute bus ride to Dakota MRT station or a 9-minute bus ride to Paya Lebar MRT station.

Tembusu Grand Property

  • Retail and F&B Options

For those familiar with the area, you should already be aware that there is an abundance of amenities available. To begin with, there are several shopping malls in the vicinity, including Katong Shopping Centre, i12Katong, and Parkway Parade, among others. Furthermore, food enthusiasts will be delighted to explore the renowned dining options at Old Airport Road Food Centre, Dunman Food Centre, Marine Parade Central Market & Food Centre, and more. During weekends, residents can also enjoy leisure visits to East Coast Park and the Singapore Sports Hub.

Nothing too bad to say about the amenities here.

  • Schools

For families with children, you’ll be pleased to know that Tembusu Grand is within a 1km radius of esteemed schools such as Tanjong Katong Primary School, Kong Hwa School, Haig Girls’ School, etc.

SchoolDistance from Project (meters)
Tanjong Katong Primary School450m
Haig Girls’ School486m
Kong Hwa School 582m
Primary Schools within 1km of Tembusu Grand

Unit Mix

The unit mix is quite evenly-distributed here, with an 50-50 allocation to both investors & own-stay buyers alike. (we assume that 1BR & 2BR are primarily for investors, while the 3BR & larger unit types are for owner-occupiers). This prevents the project from being heavily skewed towards just having investors and tenants. When a project has residents who are there for own-stay purposes, their holding power tends to be stronger, which is good for the project’s long-term price appreciation.

The even distribution of unit types should be able to cater to different buyers’ profiles and satisfy the strong market demand.

Unit TypeNo. of UnitsPercentage
1 Bedroom11718%
2 Bedroom20032%
3 Bedroom20032%
4 Bedroom8112%
5 Bedroom406%
Tembusu Grand’s Unit Mix

Investment Potential Analysis

  • If you’re looking for Rental & Yield…

With easy access to the Central Business District, coupled with the many key amenities (good schools & good food) in the region, we believe that this area will continue to enjoy strong rental demand in which Tembusu Grand will certainly stand to benefit from. Let’s take a look at the rental yields that nearby projects have achieved.

Although the yield of many projects nearby are at approximately 5%, I’ll be upfront to say that Tembusu Grand might not achieve that high of the rental yield – mainly due to the higher $psf of Tembusu Grand as compared to the older projects below. It’s more conservative to assume a 3% yield.

ProjectAverage Rental Yield
Haig Court2.4%
Suites @ Katong5.0%
Haig 1624.3%
Taipan Regency6.2%
Haig Apartments5.7%
* data as of June’2023

  • If you’re looking for Capital Growth...

There are a few things we analyze before we determine if a project will potentially appreciate in value. To keep this short & sweet, we will share just 3 points here:

  1. Attraction Factors
  2. Demand vs Current Supply
  3. Future Development

1. Attraction Factors
Besides the fact that it’s currently not located near a MRT station, Tembusu Grand in general is rather centrally-located, with easy access to East Coast Park, CBD and Marina Bay. It also has all the basic amenities that a homeowner would typically ask for.
– Good Schools nearby
– Retail and F&B options nearby
– Well-connected to City Centre
– Close to work location

2. Demand vs Current Supply
Though the demand for District 15 is high, there’s also a decent amount of private residential projects in the area. I would say that the demand and supply here is balanced.

3. Future Developments

Tembusu Grand could benefit from the transformation plans of the nearby Kallang Sports and Entertainment hub. New developments in the pipeline include the Kallang Football Hub, Singapore Tennis Centre, Youth Hub as well as several park spaces along the waterfront.

Residents should also be excited about the transformation of the Old Kallang Airport into a vibrant lifestyle hub, as well as the redevelopment of Kampong Bugis into an appealing residential and recreational area.

Of course, also not forgetting the upcoming Thomson-East Coast Line, with Tanjong Katong MRT station being built near to Tembusu Grand.

Tembusu Grand Property

Nearby Projects’ Profitability Analysis

I must point out that due to the fact that nearby projects are freehold in nature and that they are boutique projects, it’s difficult for us to make a fair analysis and comparison. The closest comparison would be a medium-sized project, Haig Court (360 units) – which achieved an impressive 99% profitable sales. Another project that we could possibly use would be Seaside Residences (99years, 841 units) – which achieve 98% profitable sales.

Thus we can see that demand for private condos here is indeed very high, and buyers are willing to shell out good money for it. This should bode well for Tembusu Grand (savvy buyer tip: of course, do make sure you enter at a good price! Feel free to reach out to us if you need guidance on determining what’s a good entry price).

What Could Have Been Better?

  • Although the Tanjong Katong MRT station would be up and running by the time Tembusu Grand is completed, there are several buyers who still wished that the project was located closer to Dakota MRT.
  • There is also a concern that there are too many freehold condos in the vicinity. We agree with that to a certain extent – it would definitely be better from a price appreciation perspective if the supply in the region was not that high. However, we wouldn’t worry too much about this since the demand could match the supply.

Final Thoughts

The GoodCan be Better
+ Very near to key amenities such as bus stop, malls, F&B options
+ Good Schools nearby
+ High Rental & Own-Stay Demand
– Ideal if there was MRT nearby

We hope that this review will help you make an informed decision on whether you should purchase this property. For more details on floor plans, pricing and which are the best units/stacks, feel free to contact us (May Li Property).

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