Numbers run the case for this one. If you are a yield-focused investor evaluating a Dakota MRT freehold-quality leasehold play, here is the picture.
If you are sizing up a high-yield D15 investor unit with direct MRT access and a strong expat tenant catchment, 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
Nearest MRT: Dakota MRT (Circle Line) approx. 2 to 3 minute walk
Estimated TOP: Q3 2026
★ AVAILABLE DEVELOPER UNITS (AS OF 06 JUNE 2026)
INVESTOR TIER FOCUS
1 Bedroom Luxury (581 sqft) | 2 units left | From $1,456,000
1 Bedroom + Study Luxury (549 sqft, S1 layout) | 24 units left | From $1,472,000
1 Bedroom + Study Luxury (549 sqft, S2 layout) | 24 units left | From $1,462,000
1 Bedroom + Study Luxury (549 sqft, S1-PES) | 1 unit left | From $1,456,000
1 Bedroom + Study Luxury (549 sqft, S2-PES) | 1 unit left | From $1,412,000
1 Bedroom + Study Luxury (592 sqft, S3-PES and S5-PES) | 3 units left | From $1,625,000
1 Bedroom + Study Luxury (710 sqft, S1-H and S2-H) | 6 units left | From $1,685,000
*Note: Approximately 61 investor-tier units remain across all 1BR and 1BR+Study variants. The 5BR Grand and Penthouse layouts are covered in a separate dedicated listing for own-stay buyers. Direct developer pricing only. No sub-sale premiums.
★ THE HONEST CASE FOR GRAND DUNMAN (INVESTOR TIER)
1️⃣Dakota MRT in 2 to 3 Minutes for Tenant Demand: 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, which is the single strongest rental driver for expat tenants in this corridor who prioritise transit over almost any other factor.
2️⃣Multiple Layout Variants for Investor Selection: The 1BR+Study inventory spans 6 distinct floor plans, from compact 549 sqft yield-maximisers to 710 sqft H variants and 592 sqft PES variants with private enclosed space. This range lets you match unit selection to tenant type (single expat professional, couple, or premium tenant willing to pay for ground-floor PES outdoor space).
3️⃣Mega-Development Tenant Pool Effect: At 1,008 units, Grand Dunman attracts a self-sustaining tenant ecosystem in a single estate. Tenants who tour your unit and don't sign typically move to another unit within the same development, keeping your unit visible to the same agents repeatedly working the same building, which compresses vacancy windows over multiple lease cycles.
★ WORTH FLAGGING (THE REAL TALK)
1️⃣Premium Entry PSF for a 99-Year Leasehold: At $1.412M to $1.685M for 549 to 710 sqft 1BR+Study units, entry PSF lands in the $2,370 to $2,580 PSF range, which is at the higher end for D15 leasehold. If you are running pure rental yield against entry quantum and your hurdle rate exceeds 3.5% gross, this may not clear. The trade-off: the Dakota MRT proximity, mega-development tenant pool, and brand-new unit condition typically support a $200 to $400 monthly rental premium versus older Dakota-area resale, which closes the yield gap meaningfully over a 5 to 10-year hold.
2️⃣Compact 549 sqft Footprint on the S1 and S2 Layouts: The bulk of remaining inventory sits at 549 sqft, which is tightly configured for single professional tenants or couples without children. If you want a larger 1BR+Study format for owner-occupier flexibility or to attract small-family tenants, look at the 710 sqft S1-H / S2-H variants or the 592 sqft PES options instead. The trade-off on the 549 sqft units: lowest entry quantum, highest per-sqft rental yield potential, and the cleanest investor return profile in the project.
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
1️⃣High-Yield Core Investors (549 sqft S1 and S2 Layouts): The realistic primary buyer for this listing. Investors picking up the compact 1BR+Study units to target wealthy single expat professionals or couples working in Marina Bay, Paya Lebar, or the one-north corridor who prioritise Dakota MRT access. The 48 combined units across S1 and S2 give meaningful stack and orientation choice.
2️⃣Investor-Owner-Occupier Hybrid Buyers (710 sqft H Variants): Buyers wanting a slightly larger 1BR+Study format that can flex between own-stay use and rental conversion across different life stages. The 710 sqft footprint is genuinely usable for own-stay singles or couples without compromising the yield case if rented out later.
3️⃣PES-Specific Buyers (549 to 592 sqft PES Variants): Buyers wanting a private enclosed outdoor space (typically a small patio or yard) attached to the unit. The handful of PES units across S1-PES, S2-PES, S3-PES, and S5-PES variants suit tenants who specifically value outdoor space (small dog owners, occasional outdoor diners), and can command a meaningful rental premium for that tenant niche.
4️⃣Permanent Residents (PRs): First-time buyers wanting a brand-new compact unit in a mature D15 estate with strong transit access, avoiding the renovation costs and unit condition uncertainty of older resale 1BR options.
★ PROFESSIONAL SUPPORT FOR BUYERS
My desk coordinates directly with trusted Senior Bankers, Conveyancing Lawyers, real estate tax advisors, and property management partners for post-TOP rental setup. 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, exact stack and orientation differences across the 6 sub-variants (the S1 versus S2 versus PES versus H layouts genuinely differ in tenant appeal), comparable Dakota and Tanjong Katong rental transactions, projected gross yield range at current asking, 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
Investor logic, not agent talk.
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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