🌿 Tembusu Grand – Mid-Floor 2-Bedroom, Pool View (743 sqft)
Priced with Logic at $2.2M | One of the Best-Value Entries in Newer D15 Stock
A calm, internal-facing 2-bedroom that balances liveability, Feng Shui, and long-term value discipline—ideal for buyers who want District 15 without emotional overpaying.
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🏠 Unit Snapshot
• 2 Bedrooms | 743 sqft
• Mid floor – optimal balance of privacy, airflow & Feng Shui
• Unblocked pool view with quiet internal orientation
• Highly efficient, squarish layout (no corridor wastage)
• Comfortable proportions for daily living and long-term holding
A home that feels easy to live in today — and easy to exit in the future.
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📈 Pricing & Market Context (The Numbers Matter)
Within ~1 km, comparable District 15 projects show a clear pricing gap:
• Coastline Residences (TOP 2023): ~$2,935 psf
• Parkway Mansion (Older resale): ~$2,884 psf
• Amber Park (TOP 2023): ~$2,847 psf
• Amber 45 (TOP 2020): ~$2,610 psf
• Tembusu Grand (Newest): ~$2,558 psf (avg)
📌 Key takeaway:
Tembusu Grand is currently the lowest-priced among nearby newer / freehold-like developments, despite being the youngest project in the immediate vicinity.
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📊 Internal Project Benchmarks
• Average transacted PSF: ~$2,558
• Highest 2-bedroom PSF achieved: ~$2,720 psf
• Current asking range (2BR):
• ~$2.1M (low floor)
• ~$2.28M (high floor)
💡 This mid-floor, pool-view unit at $2.2M sits exactly where logic says it should —
below high-floor premiums, above low-floor compromises, with the best balance of comfort and resale defensibility.
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🧠 Buy Now vs Wait – Replacement Cost Logic
Waiting often feels prudent — until replacement cost resets the market.
• Construction, labour, and compliance costs do not move backwards
• New launches must price above replacement cost to be viable
• As older projects age, upgrading and relocation demand shifts into newer, more efficient homes
Buying now isn’t about rushing.
It’s about locking in today’s replacement cost before tomorrow’s becomes the new baseline.
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🌴 East Coast Lifestyle – The Silent Price Support
Just minutes to East Coast Park, one of Singapore’s most enduring lifestyle anchors.
Think:
• Morning jogs and cycling by the sea
• Open skies, sea breeze, active outdoor living
• A crowd that values health, fitness, and ageing well
Homes near East Coast Park don’t just transact —
they hold emotional value, which quietly supports long-term pricing and rental demand.
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🚆 Connectivity & Accessibility
• Tanjong Katong MRT (TEL) – walking distance
• Dakota MRT (CCL) – short drive / bus ride
• Direct access to ECP, PIE, KPE, CBD & Marina Bay
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🏙️ Lifestyle & Amenities (Minutes Away)
• Paya Lebar Quarter (PLQ) – offices, malls, dining
• Tanjong Katong Complex & Tanjong Katong Shopping Centre
• Parkway Parade – daily conveniences & retail
Kinex & Katong Shopping Centre
• Katong cafés, heritage dining, coastal lifestyle belt
Several older retail assets in the Katong area sit on large land parcels, often discussed in the context of enhancement or redevelopment — a longer-term uplift factor for surrounding homes.
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🎓 Schools (Within 1–2 km Radius)
Within ~1 km
• Kong Hwa School
• Tanjong Katong Primary School
Within ~2 km
• Tanjong Katong Girls’ School
• Chung Cheng High School (Main)
• Dunman High School
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🏡 Who This Unit Makes Sense For
• Owner-occupiers upgrading from OCR / HDB who want District 15 without overpaying
• Buyers prioritising entry price discipline over headline PSF
• Investors looking for a valuation catch-up story versus nearby projects already trading near $2.8k–$2.9k psf
• Buyers who value lifestyle anchors + long-term logic, not short-term noise.
• Parents who want to enroll their children into top primary schools.
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Final note:
This isn’t a unit priced to excite emotionally.
It’s priced to make sense early — before replacement cost, lifestyle demand, and neighbourhood renewal do the repricing for you.
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