A serious purchase deserves a serious write-up. Here is the unfiltered view of this Penthouse before you decide if it is worth your time.
This is the last two Penthouse units at Tembusu Grand, direct from the developer. TOP has been obtained, meaning the units are physically inspectable and move-in ready. What makes these Penthouses worth a closer look is not the price point or the 2,691 sqft footprint, it is the layout structure, which is genuinely counterintuitive for a Penthouse at this scale. Read on.
★ PROJECT SNAPSHOT
Project: Tembusu Grand (Penthouse Collection)
Address: Jalan Tembusu (Tanjong Katong Enclave)
District: District 15 (East Coast / Marine Parade / Katong)
Developer: City Developments Limited (CDL) and MCL Land Joint Venture
Tenure: 99-year Leasehold
Total Penthouse Units: 2 (of 638 total in development)
Nearest MRT: Tanjong Katong MRT (Thomson-East Coast Line) approx. 8-10 min walk;
TOP Status: Obtained and move-in ready
★ THE UNIT (DIRECT DEVELOPER STOCK)
Penthouse (2,691 sqft, single-floor plate) | Only 2 units left | From $7,888,000
*Note: These are the final two Penthouses available directly from the developer. After this, the next entry point into a Tembusu Grand Penthouse will be the resale market at resale pricing. Direct developer pricing only. No sub-sale premiums.
★ THE HONEST CASE FOR THIS PENTHOUSE
1️⃣The Layout Is Not What You Expect From a 2,691 sqft Penthouse: Most buyers shopping in this size and price bracket default-assume a duplex configuration with a private lift, internal staircase, and a private roof terrace. Tembusu Grand's Penthouse breaks that template. It is a single-floor plate with a generous 33 sqm strata void in the living room and 4.4m floor-to-ceiling heights in the dining. No internal staircase eating into the floor area, no private terrace footprint priced into the PSF that you may never use, no awkward duplex layouts that fragment the entertaining flow. The full 2,691 sqft lives as cohesive, single-level luxury. This is materially different from how most CCR or D15 Penthouses are configured.
2️⃣TOP Obtained, Inspect Before You Commit: Tembusu Grand has received TOP. You walk the actual Penthouse, measure the 4.4m ceiling in person, stand under the 33 sqm strata void, and verify the view profile from the actual unit, not from a showflat mock. For a $7.88M commitment, the difference between buying off a brochure and buying after physical inspection is structurally meaningful. You also collect keys on a defined timeline, not a developer estimate.
3️⃣CDL + MCL Land Blue-Chip Build Quality at a Top-Floor Position: The Penthouse sits at the apex of a joint venture between two of Singapore's most established developers, both publicly listed with decades of delivery track record. For a 99-year leasehold luxury asset, builder credibility materially impacts long-term resale value and warranty execution. CDL's portfolio specifically commands a recognised resale premium across the secondary market.
★ WORTH FLAGGING (THE REAL TALK)
1️⃣Inward-Facing Orientation at the 20th Storey: Both Penthouses face south across the internal courtyard toward opposite blocks, not an unobstructed external skyline. If a panoramic Tanjong Katong or Kallang waterfront view is non-negotiable, these are not the right units. The trade-off: privacy from the street, no harsh west sun on the living space, and a quieter acoustic profile than road-facing units.
2️⃣Mega-Development Density: Tembusu Grand has 638 total units across 4 towers, the development itself is a large residential community. Expect well-utilised common facilities and a higher-traffic estate feel at the ground level. If your luxury profile requires a 50 to 100-unit boutique enclave with concierge tiers, this is the wrong product. Look at smaller boutique freehold developments in D9, D10, or D11 instead.
3️⃣Leasehold vs Freehold Consideration: Tembusu Grand is a 99-year leasehold. If your priority is generational legacy across 100+ years with no lease decay conversation, freehold Penthouses in D9, D10, or D15 are alternative considerations. The trade-off here is that you are paying meaningfully less PSF for a Penthouse in this corridor than a freehold equivalent would cost, with the layout advantage as a genuine offset to the tenure structure.
★ WHO THIS WORKS WELL FOR
1️⃣Affluent Own-Stay Families: Buyers wanting Penthouse-scale luxury in District 15 without the maintenance burden of a landed property. The single-floor plate is genuinely friendly for multigenerational households, entertaining, and mobility-impaired residents (no internal staircase to navigate). The 4.4m ceiling height and strata void give the unit a volume that competitors at the same PSF cannot easily match.
2️⃣Successful Downsizers (50+ and above): Local owners moving out of an oversized landed property or aged GCB who want to keep prestige addressing in District 15, shed the maintenance burden, and unlock significant capital from the sale. The 2,691 sqft single-floor layout delivers landed-style spatial grandeur with the security and lock-up-and-leave convenience of a luxury complex. Same lifestyle, less upkeep, freed-up capital.
3️⃣Foreigners (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 this $7.88M Penthouse purchase, the remission represents approximately $4.73M in saved ABSD versus the standard 60% foreigner rate. This is the single largest financial argument in the entire listing for qualified buyers.
4️⃣Permanent Residents (PRs): First-time buyers wanting a brand-new asset backed by blue-chip developers, with the added advantage that TOP is already obtained so you can physically inspect the unit and collect keys on a clean handover timeline.
★ 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 booking a viewing slot. I will send you the full Penthouse floor plan (the strata void and 4.4m ceiling genuinely change how the unit lives), exact stack and orientation differences between the two remaining units, comparable D15 Penthouse transactions for context, and a clean pre-viewing brief. Let's make sure the visit is worth your time.
Willy Ng | ERA Realty Pte Ltd
WhatsApp / Call: +65 9623 XXXX | WeChat: WillyNg1688
What the brochure does not say.
Disclaimer: Visuals and floor plans are for reference only. Prices subject to change. Buyers do not pay commission.
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