Tembusu Grand Review — Katong · D15
HuatScore: 86/100 — Solid Choice!
Is Tembusu Grand a good buy?
HuatScore rates Tembusu Grand 86/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-05 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2027
- Units: 638
- Developer: CDL × MCL Land
- Avg PSF: ~$2,425 psf
- Price from: S$1.3M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,380 psf
- Gross rental yield: 3.3%
What works in its favour
- Both anchors locked in: 390m to TANJONG KATONG PRIMARY SCHOOL and 635m (~8-min walk) to Tanjong Katong MRT (Exit 3). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Deep future upgrader pool: Live count: 12 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 226 HDB blocks total within 2km). These upgraders are your most natural buyers when you exit.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +27% above the 5–10 year resale median in Katong / East Coast. Market needs ~6 years of growth to match the entry price.
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 0/100 — only 0.0% annual turnover (0 resales/12mo). Thin secondary-market activity; exits can be slow.
Who Tembusu Grand suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
#22 of 256 in D15 for resale volume — this one moves. No resale deals logged all year — price discovery all yours.