TEMBUSU GRAND CONDOMINIUM
New Launch @ East Coast . 9 Mins Walk to Tanjong Katong MRT
Register for VIP Preview Showflat Viewing . By CDL + MCL
Register for VIP Preview Showflat Viewing . By CDL + MCL
Welcome to the upcoming Tembusu Grand condo launch. This is a new residential development at Jalan Tembusu, in the Katong-Mountbatten neighbourhood of Singapore.
The Katong-Mountbatten neighbourhood is part of the prime District 15 East Coast precinct, in the Marine Parade Planning Area. This area is comparatively close to the city centre, and the central business and financial districts of Raffles Place and Marina Bay. Under the URA master plan, it actually lies within the Rest of Central Region (RCR) zone.
Convenience-wise, Tembusu Grand is about 9 minutes walk to Tanjong Katong MRT station. It is surrounded by plenty of eateries, as well as quite a few well regarded schools. Primary schools within 1KM radius are Kong Hwa, Haig Girls’, and Tanjong Katong Primary.
The site itself is a good mid-size. It will accommodate four blocks of 20 to 21 storeys housing 638 apartments, besides the usual communal facilities. The project is being built by Tembusu Residential Pte Ltd, a partnership of two of Singapore’s most reputable developers, MCL Land and City Developments.
They are pretty upbeat about the prospects for this development. Mr Sherman Kwek, CDL group chief executive, said, “While there will be some headwinds on the back of the property cooling measures, we believe that the market remains well-supported by an improving job market and strong household balance sheets.”
Taken all in all, it does seem to be a fairly promising project.
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The Tembusu Grand Condo . Concept
Tembusu Grand: the Essence of Katong Living. The name is a nod to the evergreen tree from which the road leading into the project is called. It is an old road, rooted in the heritage of Katong itself, and evocative of long-ago memories.
Hence this development, grand and modern though it may be, will bear its own unique stamp of quiet understated elegance.
The tower blocks will take inspiration from the Tembusu tree. It will evoke the textures, colours, and distinctive crown design that exemplify the tree’s sculptural form.
Units here, especially the bigger configurations, will be fitted out on an almost luxury level.
All 4 and 5 bedroom units and penthouses will come with integrated dishwasher in the kitchen, and walk-in wardrobes in the master bedroom. Appliances and fixtures will feature brands like Miele, Liebherr, and Geberit.
Along with smart home systems and premium Concierge Service for all residents.
The whole will be set in a fittingly lush green landscape, woven around tranquil water features and thematic gardens. In the best tradition of homes developed by CDL and MCL Land.
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Register interest for updates or to view the showflat.
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The Tembusu Condominium . Neighbourhood
Neighbourhood
The project occupies a GLS (government land sale) land parcel at the junction of Jalan Tembusu and Tanjong Katong Road. This was formerly the site of Katong Student Hostel, flanked mainly by a private condominium, old shophouses, and schools. It sits within the expanse of the Katong and Mountbatten landed housing estates.
Katong and Mountbatten, along with Marine Parade and Siglap nearby, form the fairly upmarket housing enclaves of District 15. They rank among the most prized residential neighbourhoods outside of the high-end 9, 10, 11 districts.
Much of this area is filled with private homes, both condominiums and landed, including the Goodman Road Good Class Bungalows. The low-rise expanse of landed housing, mixed with private condos, gives it a friendly, human-scale charm. Added to that is Katong and Joo Chiat’s cultural heritage and old-world ambience. It has kept a good bit of old Singapore’s shophouse architecture and streetscape here.
As if in contrast, Paya Lebar to the north, and Kallang to the west, are undergoing major transformations. These are being developed into vibrant economic centres and lifestyle hubs.
There is hence a balance of lifestyles here: the future vs the past, the old vs the new.
Views
The Tembusu condo site is relatively unobstructed on three sides at the moment. However the empty land to its immediate north and south are zoned for high-rise residential. So at some point in the future, it could be built up.
But to its west, is the one to three-storey high Mountbatten landed housing estate. These will continue to afford unblocked views all the way to the Singapore Sports Hub and city skyline.
Connectivity
The Tembusu Grand condo is roughly 650 metres, or 9 minutes walk, from the Tanjong Katong station on the upcoming Thomson-East Coast Line. That is not very close by, but it is considered fairly walkable.
Which brings us to an interesting facet of the neighbourhood, and in fact the whole East Coast area. This corner of Singapore has continued to thrive, and remains sought after, despite being without a train line so far.
One possible reason is that it is very well-served by several bus services. Another is that, being so near the city centre, it doesn’t take long to get in by bus or cab anyway.
Tanjong Katong station is around 15 minutes ride from the Marina Bay interchange station in the heart of the CBD.
This location is hence prized for its quick access to major nodes. It is about 15 minutes drive to the city centre via Marina Coastal Expressway, and 20 minutes to Changi Airport via East Coast Parkway.
Amenities
There is no major shopping centre within close walking distance of the site. But what Tembusu Residences lacks in this respect, is made up for by the wide variety of neighbourhood shops.
These are mainly found in vintage shophouses lining both sides of Tanjong Katong Road, with an interesting mix of retail options. From medical and dental clinics, to vets and pet shops, to mini-marts, salons, spas, stationers, fruiterers, pizzerias, hawker fare, an assortment of cafes, and more.
It would likely take more than a month to eat your way up one side of the road, and down the other. There is certainly more diversity and colour here too, than in most malls.
But if you must have your mall fix, Tembusu residences is almost equidistant from Paya Lebar Quarter, and Parkway Parade. Both are about 15 to 20 minutes walk away, and are pretty major retail centres in themselves.
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Register interest for updates or to view the showflat.
Project FactSheet
Name | Tembusu Grand |
Developer | Tembusu Residential Pte Ltd (JV 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 |
Approx Site Area | 19,567.4 m² (210,622 sq ft) |
Approx Floor Area | 54,788.7 m² (589,742 sq ft) |
Plot Ratio | 2.8 |
Tenure | 99 Years commencing from 25 April 2022 |
Estd TOP Date | 31 October 2028 |
Target TOP Date | 1st Quarter 2027 (non-commitment basis) |
No. of Blocks | 4 |
No. of Storeys | 20 / 21 |
No. 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 |
Project Account | Malayan Banking Berhad for Project Account No. 044-055-0124-2 of Tembusu Residential Pte Ltd |
Tembusu Grand Floor Plan
Please drop us your contact details in the Form below if you wish us to email or WhatsApp you the full Tembusu Grand floor plan brochure.
Below are example floor plans.
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Tembusu Grand Site Plan
Tembusu Grand is a high-rise condominium in the private residential neighbourhood bounded by Tanjong Katong and Mountbatten. It occupies a roughly rectangular plot of land at the corner of Tanjong Katong Road and Jalan Tembusu.
The URA Master Plan zones the land parcel for residential use, at 2.8 gross plot ratio. The main vehicular entrance is along Jalan Tembusu, on the south of the site.
Across Jalan Tembusu, the land is occupied by the low-rise APSN centre, beyond which is the Canadian International School.
This affords relatively unblocked views for the moment, with possible sea views on the horizon. However the APSN centre land is zoned for high-rise residential. So it will be built up later to some extent, though likely to still allow for pocket views.
To the north of the site, there is an empty plot of land too, beyond which is Tanjong Katong Girls’ School. This land parcel is similarly zoned for high-rise residential development. So north-facing units will enjoy open views as well for the time being. But in the long term it could be partially blocked too, by whatever new development arises on that side.
However to the west, across Tanjong Katong Road, is the landed housing estate of Mountbatten. This area will remain low-rise indefinitely, providing unobstructed views to the CBD skyline and Sports Hub. It will also allow for good wind flows to the site.
Being surrounded by landed and private housing, without major roads, the site seems fairly quiet, with little heavy traffic noise.
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The site layout for this project is straightfoward. There are four residential blocks, with the units laid out in an almost north-south direction. The approved facings, to catch the seasonal wind flows, and to minimise the hot afternoon sun.
Above is the draft site plan. Note that it is subject to change without notice, pending finalisation.
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Tembusu Grand Showflat
The Tembusu Grand condo showflat is not ready for viewing yet. Please drop us your contact details via the Form below if you wish to be notified when the showflat becomes available for viewing appointments.
Tembusu Grand Prices · Unit Types
UNIT TYPES . 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 |
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
TEMBUSU RESIDENCES PRICE RANGES
Prices for this Jalan Tembusu condo have not been finalised 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 | TBA | 9 | $585 + GST |
TEMBUSU GRAND PRICE BACKGROUND
The state land tender for this 210,623 square feet site closed on 18 January 2022. Interest in this land parcel near the East Coast was quite keen, with eight developers vying for it.
Of this field, a unit of CDL (City Developments Pte Ltd) topped the bidding with its offer of SGD$768 million.
The URA Master Plan plot ratio for the site is 2.8 (ratio of gross floor area to land area). It translates to maximum allowable GFA (Gross Floor Area) of 589,746 square feet.
Hence CDL’s top bid works out to a land cost of roughly $1,302 PSF PPR (per sq ft per plot ratio).
After adding all the construction and associated development costs, the project could break even at around $1,900 to $2,000 PSF. Industry analysts think it might launch at between $2,100 to $2,400 PSF.
Developer Track Record
The Tembusu Grand condo is being developed by CDL Triton, a collaboration of MCL Land Ltd with City Developments Pte Ltd.
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About City Developments Limited (“CDL” or “The Group”)
CDL is a leading international real estate company, operating across 112 locations in 29 regions and countries. It is also a global hotel and property conglomerate, and a member of the Hong Leong Group of companies.
It has been listed on the Singapore Exchange since 1963. Since then the Group has grown to become one of Singapore biggest companies by market capitalisation. Its geographically-diverse portfolio comprises homes, serviced apartments, hotels, shopping malls, offices, and integrated developments.
Within Singapore, CDL is known as one of the more established and trusted local developers. It comes with a track record of almost 60 years in property development, management, and investment. This includes building over 48,000 homes in Singapore, and overseas markets like Australia, the UK, China, and Japan.
Amongst its local developments are 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 it has undertaken a number of integrated developments too, like Piccadilly Grand, The South Beach with South Beach Residences at Beach Road, and the high profile Canninghill Piers in conjunction with CapitaLand, to name but a few.
The Group also owns about 23 million square feet of floor space of hospitality, commercial, and residential assets worldwide. As well as a 3.3 million square feet global land bank.
Beyond shaping the skyline, CDL has contributed to Singapore’s sustainability drive too, with its many recent award-winning “green” buildings. Over the last 20 years, it adopted a “Conserve as we Construct” ethos, investing in innovations that enabled productivity and resource efficiency.
The Group has thereby positioned itself as leader in this respect, and consistently been awarded for its green buildings.
As of 2021, CDL is the only developer to have won BCA’s Quality Excellence Award – Quality Champion (Platinum) – for nine consecutive years. This award acknowledges builders and developers for commitment to, and achievements in, producing quality homes of good workmanship. Hence BCA’s “Search for Quality Housing” online tool lists CDL as the top developer, in recognition of its quality standards.
Similarly, Euromoney’s annual Real Estate Survey of 2020 names CDL as the “Best Residential Real Estate Developer” in Singapore.
For more information on City Developments, see www.cdl.com.sg (opens in new window).
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About MCL Land Limited (“MCL Land” or the “Group”)
MCL Land is another well-established real estate company. It has a similarly long track record of over 50 years of property development in Singapore and Malaysia.
The joint credentials of both together, should give buyers some peace of mind to invest with a degree of confidence. Most buyers look not only for good value and design, but for assurance of quality too.
Among the projects that MCL Land has developed are 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 conjunction with CDL, it is currently building Piccadilly Grand and the recently sold-out Copen Grand.
For more on MCL Land, see https://www.mclland.com.sg
Tembusu Grand Location · Features
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Location. This Tembusu condo is located at Tembusu Road, off Tanjong Katong Road, in the Marine Parade Planning area of Singapore. The neighbourhood comprises the mainly private residential estate of Tanjong Katong, and the Mountbatten landed housing enclave to the west.
Tembusu Road is a small estate lane. Tanjong Katong Road is also not a very wide or busy thoroughfare either. Together with its predominantly private residential nature, this area is a generally quiet one.
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Nearest MRT Station. The Tembusu Grand location is 650m, roughly 9 minutes walk, to Tanjong Katong Station on the Thomson-East Coast Line.
This line covers a good bit of Singapore. It starts from Woodlands in the north, circles around Orchard / Havelock / Shenton Way / Marina Bay, then runs down East Coast.
Tanjong Katong station is hence fairly close to the city centre. It is 6 stations, roughly 15 minutes ride, to Marina Bay station, which is an interchange with the North-South and Circle lines.
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Retail Outlets, F&B, Banks, Supermarkets. The Tembusu Grand location is right in the middle of a food haven. Beside it, old shophouses line both sides of Tanjong Katong Road, to its north and south. These house all sorts of culinary delights, shops, and services. From quaint cafes to hawker favourites, bakeries to bistros, confectioners to fruit stalls, and stationers, pet shops, salons, clinics.
For something on a grander scale, about 1.2KM or 16 minutes walk up Tanjong Katong Road is Paya Lebar Quarter. And just beyond that is Paya Lebar Square. These adjoin and link directly to Paya Lebar MRT station, an interchange of the Circle and East-West lines. They form the focal point of URA’s plans to rejuvenate and turn Paya Lebar into a vibrant business hub.
Here one can find modern Grade A offices, and a couple of full-fledged retail malls. These offer a complete range of all the usual retail, entertainment, and food outlets, services, and supermarkets. In fact, they total over 350 F&B outlets and shops, spanning 430,000 square feet of retail space.
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Schools & Educational Institutions. There are three primary schools within 1 KM radius of this Tembusu condo location. One is Tanjong Katong Primary School at Seraya Road, less than 5 minutes walk south-east of the site. The others are Haig Girls’ and Kong Hwa schools, both a bit further away.
Popular and long-established secondary schools in the neighbourhood include Chung Cheng High, Dunman High, Tanjong Katong Girls’, and the Canadian International School (Tanjong Katong Campus). The latter two are sited almost immediately to the north and to the south of the site, respectively.
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Recreation, Sports & Leisure Activities. Arguably the main attraction of the East Coast area where leisure activities are concerned, is East Coast Park and Beach. From the Tembusu Residences location, a very short drive down Tanjong Katong Road leads to East Coast Park Service Road. In fact, being only about 1KM down the road, the more energetic ones could even walk or cycle there.
The Singapore Sports Hub and Kallang sports centre are nearby too, less than 3KM away.
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Accessibility & Connectivity. An enduring reason why homes in the East Coast remain so popular, is proximity to the Central Business District. From the Tembusu Grand location via Mountbatten Road and Nicoll Highway to Raffles Place, is a 15 minute drive.
Meanwhile a 1KM drive down Tanjong Katong Road will get residents onto the East Coast Parkway (ECP) and expressway network. From there, it quickly joins the Marina Coastal Expressway westwards, heading to Marina Bay and the city centre.
In the other direction, a 20 minute-drive eastwards down the ECP is Changi Airport. Frequent flyers, especially those who work in the CBD, would appreciate the convenience it provides.
CONTACT FORM
