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TOP Year 2028      .       9 Mins Walk to MRT


New Launch @ East Coast . 9 Mins Walk to Tanjong Katong MRT
Register for Updates . By CDL + MCL

Welcome to the review of the upcoming Tembusu Grand condo launch. This is a new residential development at Jalan Tembusu, in the Katong-Mountbatten neighbourhood of Singapore.

The Katong-Mountbatten neighbourhood is part of the prime District 15 East Coast precinct, in the Marine Parade Planning Area. This area is comparatively close to the city centre, and the central business and financial districts of Raffles Place and Marina Bay. Under the URA master plan, it actually lies within the Rest of Central Region (RCR) zone.

The Tembusu Grand Location Map . Singapore

The Tembusu Grand Location Map . Singapore

Convenience-wise, Tembusu Grand is about 9 minutes walk to Tanjong Katong MRT station. It is surrounded by plenty of eateries as well, and quite a few reputable schools too.

The site itself is a good mid-size. It will accommodate four blocks of 20 to 21 storeys housing 638 apartments, besides the usual communal facilities. The project is being built by Tembusu Residential Pte Ltd, a partnership of two of Singapore’s most trusted developers, MCL Land and City Developments.

They are pretty upbeat about the prospects for this development. Mr Sherman Kwek, CDL group chief executive, said, “While there will be some headwinds on the back of the property cooling measures, we believe that the market remains well-supported by an improving job market and strong household balance sheets.”

Taken all in all, it promises to be a fairly attractive proposition.

Tembusu Grand Location Plan

Tembusu Grand Location Plan . Click to Expand

Note: This is NOT an advertisement for sale.

The Tembusu Grand Condo . Concept

Tembusu Grand: the Essence of Katong Living. The name is a nod to the evergreen tree from which the road leading into the project is called. It is an old road, rooted in the very heritage of Katong itself, redolent of long-ago memories.

Hence this development, grand and modern though it may be, will bear its own unique stamp of quiet understated elegance.

The tower blocks will take inspiration from the Tembusu tree. It will evoke the textures, colours, and distinctive crown design that exemplify the tree’s sculptural form.

The Tembusu Grand Condominium . Lap Pool

The Tembusu Grand Condominium . Lap Pool

The whole will be set in a fittingly lush green landscape, woven around tranquil water features and thematic gardens.

In the best tradition of homes developed by CDL and MCL Land.

The Tembusu Condominium . Neighbourhood


The project occupies a GLS (government land sale) land parcel at the junction of Jalan Tembusu and Tanjong Katong Road. This was formerly the site of Katong Student Hostel, flanked mainly by a private condominium, old shophouses, and schools. It sits within the expanse of the Katong and Mountbatten landed housing estates.

Tembusu Condo Neighbourhood . Location Map

Tembusu Condo Neighbourhood . Location Map

Katong and Mountbatten, along with Marine Parade and Siglap nearby, form the fairly upmarket housing enclaves of District 15. They rank among the most prized residential neighbourhoods outside of the high-end 9, 10, 11 districts.

Much of this area is filled with private homes, both condominiums and landed, including the Goodman Road Good Class Bungalows. The low-rise expanse of landed housing, mixed with private condos, gives it a friendly, human-scale charm. Added to that is Katong and Joo Chiat’s cultural heritage and old-world ambience. It has kept a good bit of old Singapore’s shophouse architecture and streetscape here.

As if in contrast, Paya Lebar to the north, and Kallang to the west, are undergoing major transformations. These are being developed into vibrant economic centres and lifestyle hubs.

Tembusu Grand Site Location . Map View . Source Google Maps

Tembusu Grand Site Location . Map View . Source Google Maps

There is hence a good balance of lifestyles here: the future vs the past, the old vs the new.


The Tembusu condo site is relatively unobstructed on three sides at the moment. However the empty land to its immediate north and south are zoned for high-rise residential. So at some point in the future, it could be built up.

But to its west, is the one to three-storey high Mountbatten landed housing estate. These will continue to afford unblocked views all the way to the Singapore Sports Hub and city skyline.


The Tembusu Grand condo is roughly 650 metres, or 9 minutes walk, from the Tanjong Katong station on the upcoming Thomson-East Coast Line. That is not very close by, but it is considered fairly walkable.

Which brings us to an interesting facet of the neighbourhood, and in fact the whole East Coast area. This corner of Singapore has continued to thrive, and remains sought after, despite being without a train line so far.

One possible reason is that it is very well-served by several bus services. Another is that, being so near the city centre, it doesn’t take long to get in by bus or cab anyway.

Tanjong Katong station is around 15 minutes ride from the Marina Bay interchange station in the heart of the CBD.

This location is hence prized for its quick access to major nodes. It is about 15 minutes drive to the city centre via Marina Coastal Expressway, and 20 minutes to Changi Airport via East Coast Parkway.


There is no major shopping centre within close walking distance of the site. But what Tembusu Residences lacks in this respect, is made up for by the wide variety of neighbourhood shops.

Tanjong Katong Road Shophouses . Eateries Galore

Tanjong Katong Road Shophouses . Eateries Galore

These are in vintage shophouses lining both sides of Tanjong Katong Road, providing an eclectic collection of retail offerings. From medical and dental clinics, to vets and pet shops, to mini-marts, salons, spas, stationers, fruiterers, pizzerias, hawker fare, all sorts of cafes, and more.

Village Hotel Katong near the Tembusu Condo

Village Hotel Katong near the Tembusu Condo

It would likely take more than a month to eat your way up one side of the road, and down the other. There is certainly more diversity and colour here too, than in most malls.

But if you must have your mall fix, Tembusu residences is almost equidistant from Parkway Parade, and Paya Lebar Quarter. Both are about 15 to 20 minutes walk away, and are pretty major retail centres in themselves.

Project FactSheet

Name Tembusu Grand
Developer Tembusu Residential Pte Ltd (JV of CDL and MCL Land)
Status Condominium (No restrictions on ownership)
Address 92, 94, 96, 98 Jalan Tembusu Singapore 439188
District 15
Approx Site Area 19,567.4 m² (210,622 sq ft)
Approx Floor Area 54,788.7 m² (589,742 sq ft)
Plot Ratio 2.8
Tenure 99 Years commencing from 25 April 2022
Estd TOP Date 31 October 2028
No. of Blocks 4
No. of Storeys 20 / 21
No. of Units 638
Car Park Spaces 516 including 6 EV Spaces and 5 Accessible Spaces
Architect ADDP Architects LLP
Project ID JOW Architects
Landscape Consultant Tinderbox Pte Ltd
Main Builder United Tec Construction Pte Ltd

Tembusu Grand Floor Plan

The Tembusu Grand floor plans are not finalised yet. Please drop us your contact details in the Form below if you wish us to email or WhatsApp them to you once ready.

Tembusu Grand Site Plan

Tembusu Grand is a high-rise condominium in the private residential neighbourhood bounded by Tanjong Katong and Mountbatten. It occupies a roughly rectangular plot of land at the corner of Tanjong Katong Road and Jalan Tembusu.

The URA Master Plan zones the land parcel for residential use, at a 2.8 gross plot ratio. The main vehicular entrance is along Jalan Tembusu, on the south of the site.

Across Jalan Tembusu, the land is occupied by the low-rise APSN centre, beyond which is the Canadian International School.

This affords relatively unblocked views for the moment, with possible sea views on the horizon. However the APSN centre land is zoned for high-rise residential. So it will be built up later to some extent, though likely to still allow for pocket views.

To the north of the site, there is an empty plot of land too, beyond which is Tanjong Katong Girls’ School. This land parcel is similarly zoned for high-rise residential development. So north-facing units will enjoy open views as well for the time being. But eventually it will also be partially blocked by whatever new development arises on that side.

The Tembusu Grand Condo Location Views . Source Google Maps

The Tembusu Grand Condo Location Views . Source Google Maps

However to the west, across Tanjong Katong Road, is the landed housing estate of Mountbatten. This area will remain low-rise indefinitely, providing unobstructed views to the CBD skyline and Sports Hub. It will also allow for good wind flows to the site.

Being surrounded by landed and private housing, without major roads, the site seems fairly quiet, with little heavy traffic noise.

Tembusu Grand Showflat

The Tembusu Grand condo showflat is not ready for viewing yet. Please drop us your contact details via the Form below if you wish to be notified when the showflat becomes available for viewing appointments.

Tembusu Grand Prices · Unit Types

Tembusu Grand Condo Price . Unit Types & Sizes . Click to Open / Close


Unit Description Type No. of
Typical Strata
Area (sq m)
Typical Strata
Area (sq ft)
1 Bedroom + Study A 117 49 527
2 Bedroom B 81 62 667
2 Bedroom + Study BS 119 69 743
3 Bedroom C 79 92 990
3 Bedroom + Study CS 121 109 1,173
4 Bedroom D 81 133 1,432
5 Bedroom E 38 159 1,711
Penthouse PH 2 250 2,691
Total Number of Units 638

Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.



Prices for this Jalan Tembusu condo have not been finalised yet.

Please let us know via the Contact Form if you wish to know the pricing once available.

Development Costs . Click to Open / Close

The state land tender for this 210,623 square feet site closed on 18 January 2022. Interest in this land parcel near the East Coast was quite keen, with eight developers vying for it.

Of this field, a unit of CDL (City Developments Pte Ltd) topped the bidding with its offer of SGD$768 million.

The URA Master Plan plot ratio for the site is 2.8 (ratio of gross floor area to land area). It translates to maximum allowable GFA (Gross Floor Area) of 589,746 square feet.

Hence CDL’s top bid works out to a land cost of roughly $1,302 PSF PPR (per sq ft per plot ratio).

After adding all the construction and associated development costs, the project could break even at around $1,900 to $2,000 PSF. Industry analysts think it might launch at between $2,100 to $2,400 PSF.

Developer Track Record

The Tembusu Grand condo is being developed by CDL Triton, a collaboration of MCL Land Ltd with City Developments Pte Ltd.

About City Developments Limited (“CDL” or “The Group”)

CDL is a leading international real estate company, operating across 112 locations in 29 regions and countries. It is also a global hotel and property conglomerate, and a member of the Hong Leong Group of companies.

It has been listed on the Singapore Exchange since 1963. Since then the Group has grown to become one of Singapore biggest companies by market capitalisation. Its geographically-diverse portfolio comprises homes, serviced apartments, hotels, shopping malls, offices, and integrated developments.

Within Singapore, CDL is known as one of the more established and trusted local developers. It comes with a track record of almost 60 years in property development, management, and investment. This includes building over 48,000 homes in Singapore, and overseas markets like Australia, the UK, China, and Japan.

Amongst its local developments are Gramercy Park, Cliveden @ Grange, St Regis Residences, Boulevard 88, Nouvel 18, New Futura at Leonie Hill, The Glyndebourne, Residences @ Evelyn, The Pier at Robertson, The Sail @ Marina Bay, The Oceanfront @ Sentosa Cove, Amber Park, Goldenhill Park, and Golden Hill Villas.

More recently it has undertaken a number of integrated developments too, like Piccadilly Grand, The South Beach with South Beach Residences at Beach Road, and the high profile Canninghill Piers in conjunction with CapitaLand, to name but a few.

View of Canninghill Piers from Fort Canning Park

View of Canninghill Piers from Fort Canning Park

The Group also owns about 23 million square feet of floor space of hospitality, commercial, and residential assets worldwide. As well as a 3.3 million square feet global land bank.

Beyond shaping the skyline, CDL has contributed to Singapore’s sustainability drive too, with its many recent award-winning “green” buildings. Over the last 20 years, it adopted a “Conserve as we Construct” ethos, investing in innovations that enabled productivity and resource efficiency.

The Group has thereby positioned itself as leader in this respect, and consistently been awarded for its green buildings.

As of 2021, CDL is the only developer to have won BCA’s Quality Excellence Award – Quality Champion (Platinum) – for nine consecutive years. This award acknowledges builders and developers for commitment to, and achievements in, producing quality homes of good workmanship. Hence BCA’s “Search for Quality Housing” online tool lists CDL as the top developer, in recognition of its quality standards.

Similarly, Euromoney’s annual Real Estate Survey of 2020 names CDL as the “Best Residential Real Estate Developer” in Singapore.

South Beach Residences by CDL . Developer for Tembusu Residences

South Beach Residences by CDL . Developer for Tembusu Residences

CDL Track Record . Developer for this Tembusu Condo

CDL Track Record . Developer for this Tembusu Condo

For more information on City Developments, see www.cdl.com.sg (opens in new window).


About MCL Land Limited (“MCL Land” or the “Group”)

MCL Land is another well-established real estate company. It has a similarly long track record of over 50 years of property development in Singapore and Malaysia.

The joint credentials of both together, should give buyers some peace of mind to invest with a degree of confidence. Most buyers look not only for good value and design, but for assurance of quality too.

Among the projects that MCL Land has developed are Parvis @ Holland Village, The Grange, The Fernhill, Palms@Sixth Avenue, Leedon Green, Este Villa, Peak @ Balmeg, Margaret Ville, Parc Esta, and Uber388 at East Coast.

Uber 388 by MCL Land

Uber 388 by MCL Land . Joint Developer for the Lakegarden Residence

In conjunction with CDL, it is currently building Piccadilly Grand and the recently sold-out Copen Grand.

For more on MCL Land, see https://www.mclland.com.sg



Updated on February 10, 2023 at 6:28 am
  • Property Type: Condo
  • Property Status: For Sale

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