🧭💰 Tembusu Grand – North-Facing 2-Bedroom (667 sqft)
Unobstructed PLQ View | Dumbbell Layout | East Coast Lifestyle | Asking $2.09M
A modern 2-bedroom residence that brings together Feng Shui orientation, efficient living, rental resilience, replacement-cost logic, and one of Singapore’s most desirable coastal lifestyles — the kind people move towards, not away from.
⸻
🏠 The Unit – Designed to Age Well
• 2 Bedrooms | 667 sqft | Type B1
• North-facing (highly sought-after)
• No harsh west sun
• Cooler interiors, gentler daylight
• Favoured by Feng Shui-conscious buyers for balance & stability
• Unobstructed view towards Paya Lebar Quarter (PLQ)
• Mid floor – optimal balance of privacy, airflow & future liquidity
• Excellent natural ventilation – consistently breezy
• True dumbbell layout
• Zero corridor wastage
• Bedrooms separated for privacy
• Living/dining forms a clean, functional centre
This is a layout that doesn’t fight you — it supports how people actually live.
⸻
📊 Pricing Logic – Calm, Defensible
• Project average transacted PSF: ~$2,558
• Highest 2-bedroom PSF achieved: ~$2,708 psf
💡 Asking: $2.09M (mid-floor)
Positioned with intent:
• Above low-floor compromises
• Below high-floor premium distortion
• Reflecting orientation, view & usability — not marketing hype
⸻
🆚 Why Buyers Are Rethinking Older D15 Homes
Parkway Mansion
• TOP: 1980 (≈45 years old)
• Average transacted PSF: ~$2,884 psf
• Known for very large floor plates:
• Higher overall quantum
• Inefficient layouts with long corridors & dead space
• Designs misaligned with modern lifestyles and rental needs
📌 Reality check:
Concrete doesn’t last forever.
As buildings age:
• Structural and waterproofing fatigue sets in
• Mechanical systems need replacement
• Major upgrading cycles become unavoidable
That’s when owners start asking:
“Do we really want to stay… or is it time to move?”
This is where newer, smarter homes absorb that demand.
⸻
🧠 Buy Now vs Wait – Replacement Cost Logic
Waiting feels prudent — until replacement cost catches up.
• Construction, labour, and compliance costs trend one way
• New launches must price above replacement cost
• Each redevelopment cycle resets the price floor higher
As older condos and retail assets reach renewal or redevelopment stages:
• Owners relocate
• Demand shifts into newer projects nearby
• Prices don’t spike — they ratchet upward quietly
Buying now isn’t about rushing.
It’s about locking in today’s cost of replacement before it becomes tomorrow’s baseline.
⸻
🎓 Schools Nearby
Within ~1 km
• Tanjong Katong Primary School
• Kong Hwa School
Within ~2 km
• Tanjong Katong Girls’ School
• Chung Cheng High School (Main)
• Dunman High School
🌴 East Coast Park – The Lifestyle Multiplier
Just minutes away from East Coast Park, one of Singapore’s most enduring lifestyle assets.
This isn’t just greenery — it’s Sun. Sand. Sea.
• Morning jogs and cycling by the coast
• Weekend rollerblading, picnics, beach walks
• Open skies, sea breeze, and yes — an active, attractive crowd
• A place where:
• Young professionals stay fit
• Families spend time outdoors
• Older residents age gracefully, not sedentarily
📌 Homes near the coast don’t just rent well —
they hold emotional value, which supports long-term pricing.
People don’t say, “I live near the expressway.”
They say, “I live near East Coast Park.”
⸻
🛍️ Katong Precinct Upside
Beyond lifestyle, the amenity landscape continues to strengthen:
• KINEX
• Katong Shopping Centre
• Parkway Parade
Several of these sit on large land parcels and are often discussed in the context of:
• Asset enhancement
• Redevelopment or en-bloc potential
Retail rejuvenation brings:
• Higher footfall
• Better tenant mix
• Stronger residential demand
Which quietly adds upward price pressure to nearby homes.
⸻
💰 Rental Yield – Practical, Not Theoretical
• Entry price: ~$2.09M
• Target tenants:
• PLQ professionals
• CBD / Marina Bay executives (TEL line)
• Expat couples drawn to East Coast living
Indicative rental range:
• ~$6,000 – $6,500 / month
➡️ Indicative gross yield: ~3.4% – 3.7%
More importantly:
• Manageable quantum
• North-facing comfort
• Layout that tenants actually like living in
Low drama. High stickiness.
⸻
🎯 Who This Home Is Really For
• Singles or young couples who value lifestyle + logic
• Buyers downsizing from older, inefficient homes
• Feng Shui–conscious owners
• Investors who understand that people pay to live well
• parents who want to get their children into good schools
⸻
🧠 Final Perspective
You’re not just buying a newer home.
You’re buying into a way of living that people aspire to — and pay to stay close to.
Markets move.
Construction costs rise.
Lifestyle anchors endure.
This unit sits right where those forces meet.
Virtual tour link
https://bit.ly/2StudyTembusuGrand
Whatsapp Chat
