RPS · Resale Project Scorecard
Tembusu Grand — Grade B
RPS score 6.21/10 · D15 · East Coast, Marine Parade · 638 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2025
Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).
2 primary schools within 1km (nearest: TANJONG KATONG PRIMARY SCHOOL at 0.34km). Strong school proximity — a genuine advantage for young families.
638 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.71km from Tanjong Katong Mrt Stn (TE25) — short walk to MRT, good transport convenience.
Rental yield of 3.17% — below-average income return.
99YR tenure — about 95 years remaining — no near-term decay concern.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: Tanjong Katong Primary School, HAIG Girls' School.
The verdict· Scores updated September 2026
Tembusu Grand scores 6.21 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 897th of 2,357 resale condos scored in Singapore and 173rd of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Project Size (10/10) and Tenure (9/10); its weakest is Future Transformation (0/10). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Tembusu Grand
12 months to September 2026 (Oct 2025 – Sep 2026): 21 resale transactions, median $2,794 psf, median price $2.82M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 13 | $2,847 psf | $2.82M |
| Jul–Sep 2026 | 8 | $2,731 psf | $2.81M |
| 12-month total | 21 | $2,794 psf | $2.82M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Tembusu Grand: frequently asked questions
Answers generated from the scorecard data — RPS rank 897th of 2,357, scores updated September 2026.
- Is Tembusu Grand a good buy in 2026?
- Tembusu Grand scores 6.21/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 897th of 2,357 Singapore resale condos and 173rd of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Tembusu Grand?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 21 resale transactions at Tembusu Grand, at a median of $2,794 psf and a median price of $2.82M (range $2,192 psf to $2,908 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Tembusu Grand from the nearest MRT station?
- Tembusu Grand is about 710m from Tanjong Katong MRT (TE25), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tembusu Grand compare with Sunshine Regency?
- Sunshine Regency is the project scored next to Tembusu Grand on the District 15 ranking: 6.21 (Grade B) against Tembusu Grand's 6.21 (Grade B). Tembusu Grand scores higher on Project Size (10 vs 3) and MRT Proximity (7 vs 6); Sunshine Regency scores higher on Primary School Effect (7 vs 10) and Rental Yield (4 vs 6).
- Which primary schools are within 1km of Tembusu Grand?
- 2 primary schools are within 1km of Tembusu Grand: Tanjong Katong Primary School, HAIG Girls' School. 2 primary schools within 1km (nearest: TANJONG KATONG PRIMARY SCHOOL at 0.34km). Strong school proximity — a genuine advantage for young families. Tembusu Grand scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Tembusu Grand, and how big is the project?
- Tembusu Grand is 99-year leasehold, completed in 2025, has 638 units, developed by City Developments Limited. 99YR tenure — about 95 years remaining — no near-term decay concern. 638 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tembusu Grand in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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