Numbers first, narrative second. Here is the real picture of this development before you decide if it is worth your time.
This is a tail-end closeout. The standard 2-Bedroom, 3-Bedroom, 4-Bedroom, and 5-Bedroom layouts are fully sold. What remains direct from the developer is approximately 7 units across 638 total, five final 1-Bedroom + Study units and two flagship Penthouses. The project sits at roughly 99% sold-through, and there is no middle-ground inventory between $1.55M and $7.88M. If you are tracking District 15 Katong/Marine Parade and one of these two profiles fits your needs, read on.
★ PROJECT SNAPSHOT
Project: Tembusu Grand
Address: 92, 94, 96, 98 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 Units: 638 units across 4 towers
Nearest MRT: Tanjong Katong MRT (TEL) approx. 8-11 min walk;
TOP Status: Obtained — move-in ready
★ AVAILABLE DEVELOPER UNITS (AS OF 31 MAY 2026)
1 Bedroom + Study (527 sqft, A1S layout) | 3 units left | From $1,409,000
1 Bedroom + Study (527 sqft, A2S layout) | 1 unit left | From $1,434,000
1 Bedroom + Study (646 sqft, A1S(d) layout) | 1 unit left | From $1,546,000
Penthouse (2,691 sqft, single-floor plate) | Only 2 units left | From $7,888,000
*Note: Total developer inventory is approximately 7 units across the entire 638-unit project. There is no remaining inventory between $1.55M and $7.88M. Direct developer pricing only. No sub-sale premiums.
★ THE HONEST CASE FOR TEMBUSU GRAND
1️⃣The 1km School Catchment Position: Tembusu Grand sits within the 1km radius of Haig Girls' School and Tanjong Katong Primary School, with additional respected institutions including CHIJ Katong Primary, Geylang Methodist, Kong Hwa School, and Tao Nan School within the 1-2km bracket. For investors targeting families during the Phase 2C registration cycle, this is the primary rental driver for the 1BR+Study units.
2️⃣CDL + MCL Land Blue-Chip Build Quality: This is a joint venture between two of Singapore's most established developers, both with public listings and decades of delivery track record. For a 99-year leasehold purchase, builder credibility materially impacts long-term resale value and warranty execution. CDL's portfolio specifically commands a recognised resale premium across the secondary market.
3️⃣TOP Already Obtained, Move-In Ready: Tembusu Grand has received TOP. You inspect the actual unit, not a showflat. You collect keys on a defined timeline, not a developer estimate. For investors wanting immediate rental income on the 1BR+Study units or affluent buyers wanting immediate occupancy on the Penthouse, the difference between "ready now" and "ready in 2028" is real money in rental yield, hotel stays, or delayed life decisions.
★ WORTH FLAGGING (THE REAL TALK)
1️⃣Bimodal Inventory, No Middle Ground: Let's be direct about what is left. You can buy in at $1.4M to $1.55M for a compact 1BR+Study yield play, or step up to $7.88M for a flagship Penthouse. There is no 2BR, 3BR, 4BR, or 5BR inventory left. If you wanted a standard family layout in Tembusu Grand, the window closed months ago. Look at nearby D15 launches instead.
2️⃣Compact 1BR+Study Footprint: At 527 sqft, the smaller 1BR+Study units are engineered strictly for high rental yield, not for own-stay comfort. They are tightly configured and best suited to expat tenant rental or single professional own-stay. If you want a sprawling space to live in permanently, skip the 1BR+Study entirely. Even the 646 sqft variant is a single-bedroom configuration, not a small 2BR.
3️⃣Mega-Development Density: With 638 units across 4 towers, this is a large residential community. Expect well-utilised facilities, busier common spaces during peak hours, and a higher-traffic estate feel. The trade-off is access to extensive amenities including the Water Lily Courtyard, gym, co-working lounge, and function rooms. If you want a 50 to 100-unit boutique enclave, this is the wrong product profile.
★ WHO THIS WORKS WELL FOR
1️⃣High-Yield Core Investors (1BR+Study Units): Buyers picking up the final 5 units to target wealthy expat tenants who want CDL build quality, immediate TEL access, and the Katong lifestyle. The smaller 527 sqft layouts are configured specifically for this play. With TOP already obtained, rental income starts immediately upon completion.
2️⃣Own-Stay Buyers (Penthouse): Affluent families wanting a 2,691 sqft Penthouse in District 15 without the structural maintenance burden of an actual landed property. The Penthouse layout is a single-floor plate with a generous 33 sqm strata void in the living room and 4.4m floor-to-ceiling heights, which creates a genuinely spacious volume that most 2,691 sqft units cannot match. No private roof terrace wastage, no awkward duplex staircase, and no private lift premium baked into a sub-optimal layout. The full square footage is usable internal space.
3️⃣Foreigners (FTA 0% ABSD Qualified) for the Penthouse: 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 under Free Trade Agreements. On a $7.88M Penthouse purchase, this represents approximately $4.73M in saved ABSD versus the standard 60% foreigner rate. This is the single largest financial argument for qualified buyers looking at the Penthouse units.
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 arranging a viewing slot. I will send you the exact remaining stack orientations, full Penthouse floor plan details (the strata void and ceiling height genuinely change how the space lives), comparable transacted data across the Katong corridor, and a clean pre-viewing brief so you do not waste a trip. Let's make sure the visit is worth your time.
Willy Ng | ERA Realty Pte Ltd
WhatsApp / Call: +65 9623 XXXX | WeChat: WillyNg1688
Yield over hype.
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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