Property Listing
Tembusu Grand
The Tembusu Grand condo is a new residential development located on Jalan Tembusu in the Katong-Mountbatten neighborhood of Singapore.
Katong-Mountbatten is part of the prime District 15 East Coast area, within the Marine Parade Planning Area. This neighborhood is relatively close to the city center and the business districts of Raffles Place and Marina Bay. According to the URA master plan, it is in the Rest of Central Region (RCR) zone.
Tembusu Grand is conveniently about a 9-minute walk from Tanjong Katong MRT station. The area is surrounded by many eateries and several well-regarded schools. Primary schools within 1KM include Kong Hwa, Haig Girls’, and Tanjong Katong Primary.
The development site is of a good mid-size, featuring four blocks of 20 to 21 storeys with 638 apartments and the usual communal facilities. The project is being developed by Tembusu Residential Pte Ltd, a partnership between two reputable developers, MCL Land and City Developments.
The developers are optimistic about the project’s prospects. Mr. Sherman Kwek, CDL group chief executive, mentioned, “While there will be some headwinds due to property cooling measures, we believe the market is supported by an improving job market and strong household balance sheets.”
Overall, the project appears to be quite promising.
The name “Tembusu Grand” comes from the evergreen Tembusu tree, which inspired the name of the road leading to this development. This road is steeped in the heritage of Katong and evokes memories of the past.
Though the development is grand and modern, it will have its own unique style of quiet, understated elegance.
The tower blocks will be designed to reflect the Tembusu tree, capturing its textures, colors, and distinctive crown shape.
The larger units, in particular, will be almost luxurious. All 4 and 5-bedroom units and penthouses will have integrated dishwashers in the kitchen and walk-in wardrobes in the master bedroom. Appliances and fixtures will feature top brands like Miele, Liebherr, and Geberit.
Residents will also enjoy smart home systems and premium concierge services.
The entire development will be surrounded by lush greenery, tranquil water features, and themed gardens, in keeping with the tradition of homes developed by CDL and MCL Land.
The project is located on a government land sale parcel at the junction of Jalan Tembusu and Tanjong Katong Road, previously the site of the Katong Student Hostel. It is surrounded by a private condominium, old shophouses, and schools, and is situated within the Katong and Mountbatten landed housing estates.
Katong and Mountbatten, along with nearby Marine Parade and Siglap, form the upscale residential areas of District 15. These neighborhoods are among the most desirable outside of the high-end districts 9, 10, and 11.
This area is primarily made up of private homes, including both condominiums and landed properties like the Goodman Road Good Class Bungalows. The mix of low-rise landed housing and private condos gives the area a friendly, human-scale charm. Additionally, Katong and Joo Chiat’s cultural heritage and old-world atmosphere are preserved through the area’s shophouse architecture and streetscape.
In contrast, Paya Lebar to the north and Kallang to the west are undergoing major transformations into vibrant economic centers and lifestyle hubs.
This creates a balanced lifestyle here, blending the old with the new, and the historical with the modern.
The Tembusu condo site is currently unobstructed on three sides. However, the empty land to the north and south is designated for high-rise residential buildings, which means these areas might be developed in the future.
To the west, the low-rise Mountbatten landed housing estate, with buildings only one to three storeys high, will provide unblocked views extending to the Singapore Sports Hub and city skyline.
The Tembusu Grand condo is about 650 meters, or a 9-minute walk, from the upcoming Tanjong Katong station on the Thomson-East Coast Line. While not very close, it is still considered a fairly walkable distance.
An interesting aspect of this neighborhood, and the entire East Coast area, is its continued popularity despite the lack of a train line so far.
One reason could be the excellent bus service in the area. Another reason is that its proximity to the city center makes it easy to get there by bus or taxi.
Tanjong Katong station is about a 15-minute ride from the Marina Bay interchange station in the heart of the CBD.
This location is highly valued for its quick access to major areas. It’s about a 15-minute drive to the city center via the Marina Coastal Expressway and 20 minutes to Changi Airport via the East Coast Parkway.
There isn’t a major shopping center within close walking distance of the Tembusu Residences site. However, this is balanced by a variety of neighborhood shops.
These shops are mostly located in vintage shophouses along Tanjong Katong Road, offering a diverse mix of retail options. You’ll find medical and dental clinics, vets and pet shops, mini-marts, salons, spas, stationery shops, fruit stands, pizzerias, hawker stalls, various cafes, and more.
It could take over a month to try all the food options on both sides of the road. There’s certainly more diversity and charm here compared to most malls.
For those who prefer shopping malls, Tembusu Residences is almost equidistant from Paya Lebar Quarter and Parkway Parade. Both are about a 15 to 20-minute walk away and are significant retail centers.
Project Information
Name: Tembusu Grand
Developer: Tembusu Residential Pte Ltd (Joint Venture of CDL and MCL Land)
Status: Condominium (No restrictions on ownership)
Address:
- 92 Jalan Tembusu, Singapore 439142
- 94 Jalan Tembusu, Singapore 438669
- 96 Jalan Tembusu, Singapore 438670
- 98 Jalan Tembusu, Singapore 438671
District: 15
Approximate Site Area: 19,567.4 m² (210,622 sq ft)
Approximate Floor Area: 54,788.7 m² (589,742 sq ft)
Plot Ratio: 2.8
Tenure: 99 Years starting from 25 April 2022
Estimated TOP Date: 31 October 2028
Target TOP Date: 1st Quarter 2027 (non-commitment basis)
Number of Blocks: 4
Number of Storeys: 20 / 21
Number of Units: 638
Car Park Spaces: 516 (including 6 EV Spaces and 5 Accessible Spaces)
Architect: ADDP Architects LLP
Project ID: JOW Architects
Landscape Consultant: Tinderbox Pte Ltd
Main Builder: United Tec Construction Pte Ltd
Floor Plans
Tembusu Grand Site Plan
Tembusu Grand is a high-rise condominium located in the private residential neighborhood between Tanjong Katong and Mountbatten. It sits on a rectangular plot of land at the corner of Tanjong Katong Road and Jalan Tembusu.
According to the URA Master Plan, this land is designated for residential use with a 2.8 gross plot ratio. The main vehicle entrance is on Jalan Tembusu, to the south of the site.
Across Jalan Tembusu, there is currently the low-rise APSN center, and beyond that, the Canadian International School.
This provides relatively unblocked views for now, with potential sea views in the distance. However, the land occupied by the APSN center is zoned for high-rise residential, so it will be developed in the future, though it will likely still allow for some partial views.
To the north of the site, there’s an empty plot of land with Tanjong Katong Girls’ School beyond it. This land is also zoned for high-rise residential development, so north-facing units will have open views for now, but these could be partially blocked by future developments.
To the west, across Tanjong Katong Road, is the Mountbatten landed housing estate. This area will remain low-rise, ensuring unobstructed views of the CBD skyline and Sports Hub, and allowing good wind flow to the site.
The site is surrounded by landed and private housing and is not near major roads, making it a fairly quiet location with minimal traffic noise.
The project layout is straightforward, featuring four residential blocks oriented almost north-south. This alignment is designed to capture seasonal winds and minimize exposure to the hot afternoon sun.
Showflat
Pricing
Unit Types and Sizes
| Unit Description | Type | No. of Units | Typical Strata Area (sq m) | Typical Strata Area (sq ft) |
|---|---|---|---|---|
| 1 Bedroom + Study | A | 117 | 49 | 527 |
| 2 Bedroom | B | 81 | 62 | 667 |
| 2 Bedroom + Study | BS | 119 | 69 | 743 |
| 3 Bedroom | C | 79 | 92 | 990 |
| 3 Bedroom + Study | CS | 121 | 109 | 1,173 |
| 4 Bedroom | D | 81 | 133 | 1,432 |
| 5 Bedroom | E | 38 | 159 | 1,711 |
| Penthouse | PH | 2 | 250 | 2,691 |
| Total Number of Units | 638 |
Note: Floor areas include any voids, patios, balconies, terraces, and A/C ledges.
Tembusu Residences Grand Prices
Prices for this Jalan Tembusu condo have not been finalized yet. Please let us know via the Contact Form if you wish to know the pricing once available.
| Unit Description | Typical Strata Area (sq ft) | Prices Start From (SGD$) | Share Value | Estd Monthly Maintenance |
|---|---|---|---|---|
| 1 Bedroom + Study | 527 | From $1.248M Up | 5 | $325 + GST |
| 2 Bedroom | 667 | From $1.548M Up | 6 | $390 + GST |
| 2 Bedroom + Study | 743 | TBA | 6 | $390 + GST |
| 3 Bedroom | 990 | From $2.278M Up | 6 | $390 + GST |
| 3 Bedroom + Study | 1,173 | TBA | 7 | $455 + GST |
| 4 Bedroom | 1,432 | From $3.288M Up | 7 | $455 + GST |
| 5 Bedroom | 1,711 | From $4.028M Up | 8 | $520 + GST |
| Penthouse | 2,691 | $7.888M | 9 | $585 + GST |
Tembusu Grand Price Background
The tender for the 210,623 square foot site closed on January 18, 2022. There was strong interest in this land near the East Coast, with eight developers bidding for it. A unit of City Developments Pte Ltd (CDL) topped the bids with an offer of SGD $768 million.
According to the URA Master Plan, the plot ratio for the site is 2.8, meaning the maximum allowable Gross Floor Area (GFA) is 589,746 square feet. This makes CDL’s top bid equivalent to a land cost of approximately $1,302 per square foot per plot ratio (PSF PPR).
After including all construction and development costs, the project could break even at around $1,900 to $2,000 per square foot (PSF). Industry analysts predict it might launch at between $2,100 to $2,400 PSF.
Developer
The Tembusu Grand condo is being developed by CDL Triton, a collaboration between MCL Land Ltd and City Developments Pte Ltd.
City Developments Limited (CDL)
City Developments Limited (CDL) is a leading international real estate company operating in 112 locations across 29 regions and countries. It is part of the Hong Leong Group of companies and is also a global hotel and property conglomerate.
CDL has been listed on the Singapore Exchange since 1963 and has grown to become one of Singapore’s largest companies by market capitalization. Its diverse portfolio includes homes, serviced apartments, hotels, shopping malls, offices, and integrated developments.
Within Singapore, CDL is known as one of the most established and trusted local developers, with nearly 60 years of experience in property development, management, and investment. CDL has built over 48,000 homes in Singapore and international markets such as Australia, the UK, China, and Japan.
Some of CDL’s notable local developments include Gramercy Park, Cliveden @ Grange, St Regis Residences, Boulevard 88, Nouvel 18, New Futura at Leonie Hill, The Glyndebourne, Residences @ Evelyn, The Pier at Robertson, The Sail @ Marina Bay, The Oceanfront @ Sentosa Cove, Amber Park, Goldenhill Park, and Golden Hill Villas.
More recently, CDL has undertaken several integrated developments, including Piccadilly Grand, The South Beach with South Beach Residences at Beach Road, and the high-profile Canninghill Piers in collaboration with CapitaLand.
The Group owns approximately 23 million square feet of hospitality, commercial, and residential assets worldwide, along with a global land bank of 3.3 million square feet.
In addition to shaping the skyline, CDL has significantly contributed to Singapore’s sustainability efforts with its numerous award-winning “green” buildings. For the past 20 years, CDL has followed a “Conserve as we Construct” philosophy, investing in innovations to enhance productivity and resource efficiency.
This approach has established CDL as a leader in sustainability, earning consistent recognition for its green buildings.
As of 2021, CDL is the only developer to have won the BCA’s Quality Excellence Award – Quality Champion (Platinum) – for nine consecutive years. This award honors builders and developers for their commitment to and achievements in creating quality homes with excellent workmanship. Consequently, CDL is listed as the top developer on BCA’s “Search for Quality Housing” online tool, reflecting its high standards.
Moreover, Euromoney’s annual Real Estate Survey of 2020 named CDL the “Best Residential Real Estate Developer” in Singapore.
MCL Land Limited
MCL Land is a well-established real estate company with over 50 years of experience in property development in Singapore and Malaysia.
The combined expertise of MCL Land and CDL provides buyers with the confidence to invest, knowing they are getting good value, excellent design, and assured quality.
Some of MCL Land’s notable projects include Parvis @ Holland Village, The Grange, The Fernhill, Palms @ Sixth Avenue, Leedon Green, Este Villa, Peak @ Balmeg, Margaret Ville, Parc Esta, and Uber388 at East Coast.
In collaboration with CDL, MCL Land is currently developing Piccadilly Grand and the recently sold-out Copen Grand.
Location
The Tembusu condo is situated on Tembusu Road, off Tanjong Katong Road, in the Marine Parade Planning area of Singapore. The neighborhood primarily consists of the private residential estate of Tanjong Katong and the Mountbatten landed housing enclave to the west.
Tembusu Road is a small estate lane, and Tanjong Katong Road is neither very wide nor busy. Together with its predominantly private residential nature, this area is generally quiet.
Nearest MRT Station
The Tembusu Grand condo is located about 650 meters, or roughly a 9-minute walk, from Tanjong Katong Station on the Thomson-East Coast Line. This line covers a significant part of Singapore, starting from Woodlands in the north, circling around Orchard, Havelock, Shenton Way, and Marina Bay, then running down the East Coast.
Tanjong Katong station is relatively close to the city center. It is 6 stations, or roughly a 15-minute ride, to Marina Bay station, which is an interchange with the North-South and Circle lines.
Retail Outlets, F&B, Banks, Supermarkets
The Tembusu Grand location is in the heart of a food haven. Old shophouses line both sides of Tanjong Katong Road to its north and south, offering a variety of culinary delights, shops, and services. You’ll find quaint cafes, hawker favorites, bakeries, bistros, confectioners, fruit stalls, stationers, pet shops, salons, and clinics.
For larger-scale shopping, Paya Lebar Quarter is about 1.2KM or a 16-minute walk up Tanjong Katong Road. Just beyond that is Paya Lebar Square. Both are directly connected to Paya Lebar MRT station, an interchange of the Circle and East-West lines. These developments are central to URA’s plans to rejuvenate and transform Paya Lebar into a vibrant business hub.
Schools & Educational Institutions
There are three primary schools within a 1 km radius of the Tembusu condo. Tanjong Katong Primary School on Seraya Road is less than a 5-minute walk southeast of the site. The other two, Haig Girls’ School and Kong Hwa School, are a bit further away.
In the neighborhood, there are several popular and well-established secondary schools, including Chung Cheng High, Dunman High, Tanjong Katong Girls’, and the Canadian International School (Tanjong Katong Campus). The latter two are located almost immediately to the north and south of the site, respectively.
Recreation, Sports & Leisure Activities
One of the main attractions of the East Coast area for leisure activities is East Coast Park and Beach. From Tembusu Residences, a short drive down Tanjong Katong Road leads to East Coast Park Service Road. It’s about 1 km away, so you could even walk or cycle there if you’re feeling energetic.
The Singapore Sports Hub and Kallang sports center are also nearby, less than 3 km away.
Accessibility & Connectivity
Homes in the East Coast are popular due to their proximity to the Central Business District. From Tembusu Grand, it’s a 15-minute drive to Raffles Place via Mountbatten Road and Nicoll Highway.
A 1 km drive down Tanjong Katong Road will get you onto the East Coast Parkway (ECP) and the expressway network. From there, it quickly connects to the Marina Coastal Expressway heading west to Marina Bay and the city center.
Heading east on the ECP, it’s a 20-minute drive to Changi Airport, making it convenient for frequent flyers, especially those working in the CBD.
Click here to view the full Tembusu Grand Brochure.