Editorial Signature Detail
Tembusu Grand
Signature Alpha Editorial
Tembusu Grand
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
1
Baths
1
SQFT
527
Floor Level
—
URA-backed research dashboard
D15 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D15: Average S$2,517 PSF | Down 6.73% over the last quarter ⬇️
Median PSF
S$2,550
Price Range
— — —
Transaction Count
1236
Recent transacted prices
Claydence
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,638 PSF
The Line@Tanjong Rhu
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,437 PSF
Atlassia
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,519 PSF
The Line@Tanjong Rhu
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,754 PSF
The Line@Tanjong Rhu
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,707 PSF
Property type breakdown
Condo
1192
HDB
28
Landed
16
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Tembusu Grand stands as a resilient asset in District 15, underpinned by a 23.1% five-year appreciation forecast and the long-term value tailwinds of MRT expansion. Capital preservation is bolstered by a controlled GLS pipeline and 2026 macro stability, positioning this development for steady growth within a supply-measured private residential landscape.
Current Underwriting
$1,409,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.3%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+23.1%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+16.8%
Base growth eases to 3.2% annually if supply and absorption soften.
Base case · 2031
+23.1%
Core Alpha Formula projection at 4.3% annualized growth.
Best case · 2031
+30.8%
Upside case expands to 5.5% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At Tembusu Grand, the 5.64% discount to the active benchmark points to Immediate Equity Gain and stronger Capital Growth Potential if Mean Reversion closes the gap. Entering a high-performing Singapore project below its intrinsic mean is rare, which improves the quality of upside at the current PSF.
Listing PSF
$2,674
Project Mean PSF
$2,833
District Mean PSF
$2,611
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Selective GLS pipeline with controlled new supply
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
MRT expansion and lifestyle-led owner demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
East Coast / Marine Parade: demand is being supported by mrt expansion and lifestyle-led owner demand, with measured new supply pressure in the current cycle.
Recommended next move
Shortlist this now, then use the benchmark gap and current PSF as the opening frame for negotiations before arranging a viewing.
Shortlist fit
+5.6%
Value gap
The live benchmark still shows an entry discount, so this listing can stay on the shortlist as a value-led candidate rather than a pure story-driven buy.
Carry profile
3.2%
Rental yield
Current rental carry screens at 3.2%, while the base-case 2031 outlook still projects +23.1% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Tembusu Grand, one of the most anticipated new launches in District 15, is a joint venture development between renowned developers - CDL and MCL Land. It is located in the heart of Katong and nestled within the prime landed enclaves in the East. Residents will be delighted to know that Tembusu Grand is just walking distance to Katong and East Coast area, a popular site frequent by many hipsters for the cafes, bars and the wide array of amenities there. Not only that, this development also offers great connectivity to other parts of Singapore via the East Coast Parkway (ECP) expressway and the upcoming Tanjong Katong MRT (Thomson East-Coast Line), situated just across the road. A desired living space for families with children, Tembusu Grand is located within 1km to prestigious schools such as Haig Girls' School, Tanjong Katong Primary School, Kong Hwa School and Canadian International School Singapore. Call Now To Enquire.
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
Tembusu Grand
D15 · Condo
$1,409,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $40,960
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $4,509
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $62,487
Agent Comm: $31,244
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $33,469
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $39,751
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 167.9% with SGD 860,718 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 19,563. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$4,455
Annual Net Cash Flow
-$19,563
BSD
$40,960
Cash Outlay
$396,210
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Virtual Tours & Quick Access
Floor Plans
Tower View
Gallery
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FAQs
