The honest breakdown of this development before you decide if it deserves your shortlist.
If you are a serious family buyer or right-sizer planning a multi-decade hold in the Tanjong Katong corridor, read on.
★ PROJECT SNAPSHOT
Project: Grand Dunman
Address: 2 to 18 Dunman Road (7-address footprint)
District: Prime District 15 (East Coast / Marine Parade)
Developer: Grand Dunman Pte Ltd (SingHaiyi Group and CSC Land Group Joint Venture)
Tenure: 99-year Leasehold
Total Units: 1,008 units (mega-development scale)
Nearest MRT: Dakota MRT (Circle Line) approx. 2 to 3 minute walk
Estimated TOP: Q3 2026
★ AVAILABLE DEVELOPER UNITS (AS OF 06 JUNE 2026)
UPPER TIER FOCUS
5 Bedroom Grand (2,217 sqft, G1 layout) | 14 units left | From $5,607,000
5 Bedroom Grand PES (2,131 sqft, G2-PES) | 1 unit left | From $5,162,000
Penthouse Grand (2,336 to 3,068 sqft, single-floor plate) | 10 units left | From $6,015,000
*Note: The 2BR, 2BR+Study, 3BR, and 4BR layouts are fully sold out. Approximately 57 units of 1BR+Study Luxury remain in the lower tier and are covered in a separate dedicated listing. Direct developer pricing only. No sub-sale premiums.
★ THE HONEST CASE FOR GRAND DUNMAN
1️⃣All Penthouses Are Single-Floor Plate With Pocket Seaview Options: Most buyers default-assume Penthouses mean duplex layouts with internal staircases and wasted private terraces. Every Penthouse here is a single-floor plate, with select units oriented toward the low-rise Mountbatten landed enclave for pocket seaviews that cannot be replicated at lower floors.
2️⃣Dakota MRT in 2 to 3 Minutes: Most agents stretch the definition of "near MRT." Grand Dunman is a literal 2 to 3 minute walk to Dakota MRT on the Circle Line, putting you one stop from Paya Lebar interchange and connecting to the rest of Singapore without a car.
3️⃣The 1km Academic Catchment: Grand Dunman sits within 1km of Kong Hwa School and Tanjong Katong Primary School, with Geylang Methodist and Haig Girls' within the 1-2km bracket. For families buying a 5BR Grand or Penthouse as a multi-generational own-stay asset, this Phase 2C registration leverage supports the asset's long-term family-hold thesis.
★ WORTH FLAGGING (THE REAL TALK)
1️⃣99-Year Leasehold at Upper Quantum: At $5.16M+ for the 5BR Grand and $6M to $8.34M for the Penthouses, this is a 99-year leasehold asset entering at premium quantum. If your priority is generational legacy across 100+ years with no lease decay conversation, look at freehold alternatives in D15 instead. The trade-off: the entry PSF is materially below comparable freehold launches in the corridor, and the single-floor Penthouse layouts are genuinely difficult to find elsewhere at this price point.
2️⃣The Mega-Development Footprint: At 1,008 units across a 7-address footprint, Grand Dunman is one of the largest condominium developments in District 15. If you want a boutique 50 to 100-unit building with intimate facility access, skip this entirely and look at smaller D15 developments. The trade-off: an extensive facility array including the 50m Grand Pool, Hydro Massage Pool, Tennis Court, Treetop Walk, and Jewel Clubhouse with Golf Simulator, plus the buffer of being on the upper-tier units that sit above the ground-level density.
3️⃣TOP in 2026: Current estimated TOP is Q3 2026, you will be receiving keys within months not years, which is meaningfully different from a pre-completion launch with 2 to 3 years of construction risk ahead.
★ WHO THIS WORKS WELL FOR
1️⃣Affluent Multi-Generational Families (5BR Grand): The realistic primary buyer for this listing. Local family buyers wanting 2,217 sqft of D15 luxury space with extensive facilities, the 1km school catchment, and Dakota MRT at the doorstep. With 14 units across various stacks and orientations, you have genuine choice on view profile, floor level, and elevation.
2️⃣Wealthy Penthouse Buyers (Pocket Seaview Variants): Buyers wanting a single-floor Penthouse at 2,336 to 3,068 sqft, with selected variants offering pocket seaviews over the low-rise Mountbatten landed enclave. The single-floor plate is genuinely friendly for multigenerational households, entertaining, and mobility-impaired residents, no internal staircase to navigate.
3️⃣Right-Sizers Downshifting from Landed Properties: Local owners moving out of an oversized landed property in the Mountbatten, Katong, or Marine Parade enclaves who want to keep prestige addressing in D15, shed the maintenance burden, and unlock significant capital from the sale. The 5BR Grand or Penthouse single-floor layouts deliver landed-style proportions with security, concierge, and lock-up-and-leave convenience.
4️⃣Foreigners (FTA 0% ABSD Qualified): International buyers holding citizenship from the USA (US Citizens only, Green Card holders do not qualify), or citizens of Switzerland, Norway, Iceland, and Liechtenstein qualify for the 0% ABSD remission framework under Free Trade Agreements. On a $6.015M Penthouse purchase, this represents approximately $3.61M in saved ABSD versus the standard 60% foreigner rate. This is the single largest financial argument in the listing for qualifying buyers seeking D15 luxury at this scale.
5️⃣Permanent Residents (PRs): First-time buyers wanting a brand-new asset with a defined Q3 2026 handover and immediate occupancy, avoiding the unpredictable renovation costs of older Meyer Road or Marine Parade resale options.
★ PROFESSIONAL SUPPORT FOR FOREIGN BUYERS
My desk coordinates directly with trusted Senior Private Bankers, Conveyancing Lawyers, Immigration Specialists, Singapore Family Office Consultants, and International School Enrolment Specialists. Inquiries in English or 中文 are welcome.
★ CONTACT
Contact me before arranging a viewing slot. I will send you the live unit availability map, full Penthouse floor plan comparison across all 8 variants (the orientation differences materially change which units carry the pocket seaview), specific 5BR stack and elevation analysis, comparable D15 luxury transactions, and TOP handover status confirmation beforehand. Let's make sure the visit is worth your time.
Willy Ng | ERA Realty Pte Ltd
WhatsApp / Call: +65 9623 XXXX | WeChat: WillyNg1688
Where you live the next 30 years.
Disclaimer: Visuals and floor plans are for reference only. Prices and balance units are subject to change by the developer without prior notice. Buyers do not pay agent commission.
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