Tembusu Grand: The Bottom Line

Tembusu Grand presents a strong investment opportunity in the City Fringe East, particularly for those prioritizing capital appreciation and strong school proximity. Its competitive pricing relative to the older leasehold resale market makes it a compelling choice, despite its 99-year leasehold status and slightly inconvenient MRT access.

"The new launch is very, very cheap. So will you buy a 22-year-old two-bedroom, two-bath at 2 million, or will you buy Tembusu Grand brand new two-bedroom, two-bath plus for 1.8 million? This is a no-brainer, everyone."

— Eric Chiew

Tembusu Grand: Ideal Buyer Profile

This project is ideal for families seeking proximity to reputable primary schools and investors looking for a project with potential for capital gains within 3-10 years. Its mix of unit types also caters to both individual investors and larger families. Buyers should be comfortable with a 99-year leasehold property and tolerate upcoming construction noise from neighboring developments.

"If your plan is just to flip upon TOP, I will suggest you to go for Tusu Grand. If you are buying for your own stay long-term, for example, 20 years, The Continuum will be the better choice."

— Stephen Chong Property Consultant

Tembusu Grand: Potential Drawbacks

  • Construction Noise: The immediate vicinity is slated for further residential development, meaning residents will face prolonged construction noise post-TOP.
  • MRT Walkability: While near Tanjong Katong MRT, the 600-meter / 8-10 minute walk is unsheltered, making it inconvenient during inclement weather.
  • View Obstruction: Some stacks, particularly in Block 98, may have their views blocked by the next Tembusu new launch or the future "Health and Medical Care" plot which, though small, could still impact lower-floor views.

"If you are looking at block 92, stack 3, 4, 5, 6, just note that these four stacks face the hospital plot. Not only that, there's a possibility that you can see the ceiling if you choose block 98. More likely, you will be blocked by the next Tembusu new launch."

— Eric Chiew

Tembusu Grand Pricing Analysis

Tembusu Grand's indicative pricing is projected between S$2,300 to S$2,400 psf, with an estimated average break-even of S$2,059 psf. This positions it attractively against older 99-year leasehold comparables in the area, offering a compelling value proposition. For instance, the two-bedroom units offer a significantly lower entry quantum than comparable older resale units.

The launch prices for specific unit types include:

  • 1+Study (527 sqft): Starting from S$1.248 million (Avg S$2,467 psf)
  • 2-Bedroom (667 sqft): Starting from S$1.54 million (Avg S$2,474 psf)
  • 3-Bedroom (990 sqft): Starting from S$2.27 million (Avg S$2,374 psf)
  • 4-Bedroom (1,432 sqft): Starting from S$3.3 million (Avg S$2,374 psf)
  • 5-Bedroom (1,711 sqft): Starting from S$4.0 million (Avg S$2,455 psf)

"If Tembusu Grand is going to sell that four-bedroom at 2,400 per square foot, it is $500 per square foot for a 12-year difference. This means brand new is better."

— Eric Chiew

"According to EdgeProp analysis, the estimated break-even for Tusu Grand is 2,059 psf. By factoring a 15% profit margin to the developer, CDL would have to price at 2,368 psf on average."

— Stephen Chong Property Consultant

Tembusu Grand Layout & Unit Mix

Tembusu Grand offers 638 units across four towers, with a near-even split between smaller (1-2 bed) and larger (3-5 bed, penthouse) units. The developer has strategically included "plus study" configurations for smaller units, optimizing unit count while adhering to average size requirements. The 2-bedroom, 2-bath units are notable for their enclosed kitchens.

A potential drawback noted is the larger-than-average sizing for some 3-bedroom units (e.g., 990 sqft for a 3-bed, 2-bath with store room, or 1,173 sqft for a 3-bed, 3-bath plus), which may translate to a higher absolute price quantum for space that might not be fully utilized by all buyers.

"The 990 [sqft] is a three-bedroom, two-bath plus store room layout because you are paying for the entrance, which is this area over here, should be about 50 to 60 square feet. You are paying 140,000 for space."

— Eric Chiew

Tembusu Grand Location & Neighbourhood

Tembusu Grand is located at the junction of Tanjong Katong Road and Jalan Tembusu, with Jalan Tembusu being the quieter service road. Key amenities and transport links include:

  • MRT Access: 600m / 8-10 minute walk to the upcoming Tanjong Katong MRT (TEL), expected to open end 2023 or early 2024. The walk is unsheltered.
  • Eateries: Abundant famous eateries along Tanjong Katong Road, including Hong Kong Porridge, Little Italy, and Nang Chicken Rice.
  • Schools (within 1km): Geylang Methodist Primary, Haig Girls' School, and Tanjong Katong Primary. The developer strategically positioned towers to ensure Kong Hwa School is also within the 1km radius.
  • Car Access: Very near ECP and Nicoll Highway, convenient for car owners.

"I love it when there are good schools: Tanjong Katong Primary School, Haig Girls', and Geylang Methodist Primary. So my location score, I'm giving 8.5, but sadly, it's not truly walkable to the MRT station, so I'll be giving an eight."

— Eric Chiew

"The developer placed the tennis court at this corner instead of the corner near to the main road so that all the towers can be leaned towards the left-hand side to ensure all the towers are within 1 kilometer from Kong Hwa School. That's why CDL is the best developer in Singapore."

— Stephen Chong Property Consultant