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Tembusu Grand Condo Tembeling Road Singapore Review 2026
Tembusu Grand is a 638-unit 99-year leasehold development at Tembeling Road, District 15, by CDL and MCL Land. ~400m from Tanjong Katong MRT (TEL). Launched at ~$2,465 psf average, it targets D15 upgraders and East Coast investors seeking TEL-connected new launch value.
Tembusu Grand by City Developments Limited (CDL) and MCL Land arrived in District 15’s new launch market as the first major TEL-connected project at the Tanjong Katong corridor. Its 638-unit scale, CDL developer pedigree, and proximity to both the MRT and the beloved Katong lifestyle enclave make it a compelling proposition for a broad range of buyers.
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Table of Contents
Development Overview
| Project Name | Tembusu Grand |
| Developer | CDL & MCL Land |
| Tenure | 99-year leasehold |
| District | 15 (Tembeling Road / Katong) |
| Total Units | 638 residential units |
| Nearest MRT | Tanjong Katong MRT (TEL) ~400m |
| Launch PSF | ~$2,465 psf average |
| TOP (Expected) | 2027 |
Location: Tembeling Road in the Katong Heartland
Tembeling Road is embedded in the old-money, community-rich fabric of Katong — flanked by the Peranakan heritage conservation zone of Joo Chiat, the East Coast Park waterfront, and the emerging commercial vibrancy of Paya Lebar. It is a genuinely liveable address that has sustained organic demand from Singapore families for decades.
The TEL’s arrival at Tanjong Katong MRT (within 400m) transformed this historically MRT-deprived corridor overnight. Pre-TEL, D15 buyers accepted longer car commutes as the trade-off for lifestyle and heritage. Post-TEL, D15 now has both — and Tembusu Grand is among the first projects to fully capture this dual premium.
Tembusu Grand’s advantages: (1) CDL developer brand — blue-chip quality assurance and maintenance, (2) ~400m to Tanjong Katong MRT TEL — one of D15’s closest new launches to the MRT, (3) Tembeling Road address within the Katong heritage zone, (4) More affordable entry than freehold alternatives, making it accessible for first-time private property buyers upgrading from HDB.
Unit Mix & Floor Plans
- 1-Bedroom (527 sq ft): Investment entry; strong rental demand from young PMETs and international students
- 2-Bedroom (743 – 861 sq ft): Best-selling type; DINK couples and young families
- 2-Bedroom + Study (893 sq ft): Flexible layout for WFH professionals
- 3-Bedroom (1,044 – 1,270 sq ft): Family flagship units with views across Katong
- 4-Bedroom (1,496 – 1,808 sq ft): Spacious family units; limited supply at Tembusu Grand
- 5-Bedroom Penthouse (2,756 sq ft): Rare premium offering; full floor privilege
CDL Developer Premium
City Developments Limited (CDL) is one of Singapore’s most respected property developers with over 50 years of track record. Buying CDL means:
- Quality construction: CDL projects consistently score well in defect-free completion rates
- MCST management: Professional sinking fund management and building maintenance
- Resale premium: CDL-branded properties historically command 5-8% premium over comparable non-brand developments at resale
- Financial strength: No risk of developer default or delayed TOP — CDL has never failed to deliver a project
Investment Analysis 2026
Indicative gross rental yields at Tembusu Grand: 1-bedroom ~3.5-4.0%; 2-bedroom ~3.0-3.5%; 3-bedroom ~2.8-3.2%. Rental demand is underpinned by Changi Business Park and Paya Lebar Office District workers, East Coast Park lifestyle seekers, and families near Tao Nan, CHIJ Katong, and Haig Girls schools.
TEL Connectivity Impact on Rental Demand
The TEL line serves as a direct connector between District 15 and Singapore’s key employment nodes:
- Marina Bay Financial Centre: ~4 stops (15 min)
- Orchard Road: ~6 stops (20 min)
- Stevens (DTL interchange): ~8 stops
- Woodlands Regional Centre: Direct TEL service
This connectivity has materially expanded the tenant pool from “East Coast only” workers to virtually all of Singapore’s CBD and regional centre employees.
Tembusu Grand vs Grand Dunman: A Comparison
| Feature | Tembusu Grand | Grand Dunman |
|---|---|---|
| Units | 638 | 1,008 |
| Tenure | 99-year | 99-year |
| MRT | Tanjong Katong (TEL) ~400m | Dakota (CCL) ~400m |
| Launch PSF | ~$2,465 | ~$2,500 |
| Developer | CDL + MCL Land | SingHaiyi Group |
Both are strong projects. Tembusu Grand has the CDL brand and TEL access; Grand Dunman has greater scale and CCL Dakota access. Preference depends on commute direction and lifestyle orientation.
Get personalised advice from a licensed property consultant. Free, no-obligation consultation.
Frequently Asked Questions
Is Tembusu Grand fully sold?
Tembusu Grand achieved strong take-up at launch. As of 2026, remaining inventory is primarily through resale/sub-sale transactions. Contact Alvin Tan for latest availability and pricing.
Can foreigners buy Tembusu Grand?
Yes, foreigners can purchase subject to 60% ABSD. Given the 99-year tenure and $2,400+ psf price range, most foreign buyers at this development are corporate relocation cases or families purchasing as a primary residence rather than pure investment.
What is the distance from Tembusu Grand to East Coast Park?
East Coast Park is approximately 1.8km from Tembusu Grand — an easy 5-minute cycling ride or 10-minute walk. The East Coast Park connector along Tembeling Road and Marine Parade Road makes this one of D15’s most park-accessible addresses.
