Tembusu Grand is no longer best understood as an upcoming launch. The Jalan Tembusu condominium obtained its Temporary Occupation Permit (TOP) in December 2025, according to the developer’s construction update. Buyers can now assess an actual home and operating estate rather than rely mainly on a showflat, brochure and projected completion date.
The enduring question is not whether the 2023 launch was popular, but whether a particular unit, price and ownership plan make sense today. This guide separates stable project facts from launch-era marketing and sets out the checks a buyer should complete before exercising an Option to Purchase (OTP).
Tembusu Grand facts that can be verified
Tembusu Grand is a 99-year leasehold condominium on Jalan Tembusu, with the lease commencing on 25 April 2022. It comprises 638 homes in four residential towers. Unit types marketed at launch ranged from one-bedroom-plus-study apartments to five-bedroom homes and two penthouses. The project was presented as a joint development by City Developments Limited (CDL) and MCL Land, while project documents identify Tembusu Residential Pte. Ltd. as the developer entity.
CDL and MCL Land’s April 2023 press release reported that 340 units sold over launch weekend at an average S$2,465 per square foot. That figure is a dated launch statistic, not a valuation benchmark or a promise of future returns. CDL later reported that the project received TOP in December 2025. TOP means the building may be occupied; it should not be confused with the separate Certificate of Statutory Completion.
Marketing descriptions such as “heart of Katong”, “iconic” or “luxury” are positioning statements. The lease start, unit count, registered floor area, title, approved use and transaction records are the facts that should drive legal and financial checks. An archived Tembusu Grand project reference can help locate original floor-plan and unit-mix material, but buyers should verify it against the title documents, approved plans and current seller disclosures rather than treat an agent-operated page as an official record.
Price the exact unit, not the launch story
Start with recent transactions for the same bedroom type, size band, floor range and facing. Use the URA private residential transaction search, which covers new-sale Options issued by developers and resale or subsale caveats. URA cautions that caveat lodgement is not mandatory, so the dataset may not capture every deal.
Do not compare price per square foot without checking what lies behind it. A higher-floor unit with a more open outlook is not identical to a lower-floor home facing facilities, a road or another block. Balcony and air-conditioner ledge allocation, ceiling height, internal efficiency, condition and renovation needs can also justify differences. Ask for the strata area and floor plan, then measure whether furniture, storage and circulation work for the household.
Launch averages are especially weak comparables because the mix of units sold in a period can move the average. Current asking prices are also not evidence of completed transactions. Build a small comparable set, explain each adjustment and obtain a bank valuation before assuming the advertised price is fully financeable.
Test connectivity and the Katong location in person
Tanjong Katong station is no longer an “upcoming MRT”. The Land Transport Authority confirms that the station opened with Thomson-East Coast Line Stage 4 on 23 June 2024. Walk from the actual side gate and tower at the times the household will travel; marketing walk times may use a different start point, pace or route.
Repeat the visit during weekday peaks, late evening and rain. Check the route’s shelter, crossings and pavement width, as well as bus alternatives. For drivers, test access towards Mountbatten Road, East Coast Parkway and the destinations that matter, rather than accepting a generic “minutes to the CBD” claim.
Katong’s dining, retail and East Coast lifestyle are genuine location attributes, but their value is household-specific. Noise, traffic, school-hour congestion and activity from nearby sites can be trade-offs. Review the current URA Master Plan and nearby planning applications before paying for an “unblocked” outlook. No private view should be assumed permanent merely because it was open at launch.
Inspect the completed unit and common property
A completed project gives buyers an advantage: the product can be examined. Visit in daylight and after rain where possible. Test windows, doors, sanitary fittings, water pressure, drainage, electrical points and built-in appliances. Look for uneven finishes, hollow tiles, staining, condensation, seepage and signs of hurried repair. Record defects with photographs and dates, and consider an independent inspector.
Inspect beyond the apartment. Observe lift waiting times, loading access, basement circulation, parcel handling, bin areas, pool noise, privacy between stacks and how heavily facilities are used. Confirm the parking arrangement and any restrictions instead of inferring that every unit has a dedicated lot.
BCA publishes new and resale condominium checklists and quality information. Ask a conveyancing lawyer what defect rights, notices or warranties apply to the specific transaction. A launch purchaser’s contractual position should not be assumed to transfer unchanged to a resale buyer. The broader Singapore property due-diligence guide offers a useful framework for matching legal, physical and financial checks.
Read the estate’s early operating record
Now that residents have moved in, request the latest available management information through the seller and proper legal channels. Relevant material can include maintenance and sinking-fund contributions, by-laws, insurance details, meeting notices and minutes, approved budgets, contracts, known defects, disputes and proposed special levies. Availability will depend on how far the estate has progressed through its initial management period.
Compare recurring charges by share value and clarify what is included. A new estate can still face teething issues, while an apparently low fee may not prove that long-term reserves are adequate. Ask how defects in common property are being tracked and rectified. Also check rules affecting renovation, pets, deliveries, facility booking and leasing. These practical restrictions can matter more to daily life than a long facilities list.
For an investment purchase, verify achievable rent using current contracts for genuinely comparable units, not furnished listing asks. Allow for vacancy, agent fees, repairs, property tax, maintenance and replacement of appliances. Gross yield alone does not describe the cash flow or resale risk.
Complete tax, financing and exit checks before the OTP
Calculate Buyer’s Stamp Duty and any Additional Buyer’s Stamp Duty on the higher of purchase price or market value. Liability depends on each buyer’s profile and property count; partial interests and joint ownership can matter. Confirm the current position on the IRAS stamp-duty tables and with a lawyer before signing, rather than relying on a sales illustration. Our current cooling-measures guide explains how ABSD, loan-to-value limits, TDSR and Seller’s Stamp Duty interact.
Seller’s Stamp Duty requires special care at Tembusu Grand because owners may have different acquisition dates. Residential property bought from 11 March 2017 to 3 July 2025 generally follows the earlier three-year SSD schedule, while property bought on or after 4 July 2025 is generally subject to the revised four-year schedule and higher rates. A buyer’s own future exit will follow the rules tied to that buyer’s acquisition date.
Obtain in-principle financing, then stress-test repayments at a higher interest rate. Budget cash and CPF separately for the downpayment, valuation shortfall, duties, legal fees, renovation, maintenance and reserves. Investors should also account for non-owner-occupier property tax; this Singapore property-tax guide explains Annual Value and occupancy treatment.
Finally, have the lawyer search title, ownership, encumbrances and caveats, review the OTP terms, and confirm what fixtures, vacant-possession terms and completion obligations are included. The strongest Tembusu Grand purchase case is unit-specific: a defensible price, acceptable physical condition, workable estate rules and a holding plan that survives tax, financing and lifestyle changes.
