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.
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 showcases robust capital growth potential within District 15, supported by a historical five-year appreciation trend of 23.9% and favorable macro-economic stability. Future gains are underpinned by measured supply pressure and enhanced connectivity from MRT expansion, positioning the asset for a best-case five-year valuation surge of up to 31.6%.
Current Underwriting
$1,409,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.7%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+23.9%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+17.5%
Base growth eases to 3.3% annually if supply and absorption soften.
Base case · 2031
+23.9%
Core Alpha Formula projection at 4.4% annualized growth.
Best case · 2031
+31.6%
Upside case expands to 5.7% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At TEMBUSU GRAND, the 1.85% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$2,674
Project Mean PSF
$2,724
District Mean PSF
$2,590
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
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+1.9%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
3.2%
Rental yield
Current rental carry screens at 3.2%, while the base-case 2031 outlook still projects +23.9% 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. 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.
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
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Tanjong Katong MRT
700 m
Dakota MRT
880 m
Marine Parade MRT
1010 m
Schools
Tanjong Katong Primary School 10 Seraya Road
450 m
Haig Girls' School 51 Koon Seng Road
990 m
Kong Hwa School 350 Guillemard Road
1130 m
Tanjong Katong Girls' School 20 Dunman Lane
230 m
Shopping
Katong Shopping Centre Central
590 m
Katong V Central
740 m
Roxy Square Central
860 m
Virtual Tours & Quick Access
Floor Plans
Tower View
Gallery
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FAQs
