Tembusu Grand rent and sale price
D15 / Katong, Joo Chiat, Amber Road
Address 94 Jalan Tembusu Tembusu Grand Singapore 438669
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Condominium, Non-Landed Properties 825 transactions 99-year leasehold from 2022 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Tembusu Grand
Tembusu Grand is a 99-year leasehold condominium in D15 / Katong, Joo Chiat, Amber Road. The page currently tracks 182 rentals and 643 sales. Tembusu Grand is near TANJONG KATONG MRT STATION (TE25), about 0.73 km away.
For rent checks, start with the project median of $4,600 per month and compare it with the observed size-band range of $3,600 to $9,500. For sale checks, start with the median sale price of $2,302,000 and median sale PSF of $2,448 psf, then compare floor-band evidence from $2,098,000 to $2,478,000 and PSF from $2,334 psf to $2,521 psf.
- Typical rent is $4,600 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $2,302,000, with median sale PSF at $2,448 psf and total recorded sale value of $1.5B.
- Rent is down 36.2% over the last 3 months. Sale PSF is down 5.4% over the last 3 months.
Tembusu Grand Market Position
How this project compares with the wider D15 market before you read the detailed tables.
Rent vs D15 +4.5%
Rents near district median
Tembusu Grand's median rent is $4,600 compared with the D15 median of $4,400. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D15 +12.5%
Sale PSF above district median
Tembusu Grand's median sale PSF is $2,448 psf versus the D15 median of $2,176 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.40%
Rent support near district screen
Gross yield is roughly 2.40% versus a D15 screen of 2.36%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 89.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +556.7%
Activity is rising
197 recent transactions versus 30 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2022 matters most on sale price. Compare Tembusu Grand against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Tembusu Grand Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,600
Is the asking rent fair?
$4,350 to $4,850 is the first fair-rent band to check. Above $4,850 should have a visible reason.
Median sale PSF $2,448 psf
Is the purchase price fair?
$2,230,000 to $2,370,000 and $2,370 to $2,520 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,800
Are similar units renting for more?
Unknown bedroom and 500 to 600 sqft give the closest unit-size checks.
Rent stability 89.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +556.7%
Is activity rising?
Activity is rising. 197 recent transactions versus 30 in the prior 6-month view.
Run Tembusu Grand numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,600/mo Test gross and net yield against typical rent. Buy vs rent $2.3M Compare ownership cost against renting. Mortgage $2.3M Estimate monthly payment from the sale price. Stamp duty $2,448 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Tembusu Grand Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2022
Property type Condominium, Non-Landed Properties
Sales 632 new sale transactions, 11 sub sale transactions
Total sold value $1.5B
Tembusu Grand Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 182 Jan 2026 to May 2026
Sale transactions 643 Apr 2023 to Jun 2026
Rent trend -36.2% Last 3 months
Sale PSF trend -5.4% Last 3 months
Tembusu Grand Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TANJONG KATONG MRT STATION (TE25) 0.73 km away
DAKOTA MRT STATION 0.86 km away
DAKOTA MRT STATION (CC8) 0.89 km away
Schools nearby
CANADIAN INTERNATIONAL SCHOOL (TANJONG KATONG CAMPUS) 0.28 km away
TANJONG KATONG SECONDARY SCHOOL 0.33 km away
EIS INTERNATIONAL PRE-SCHOOL (BRANCH 1) 0.35 km away
TANJONG KATONG PRIMARY SCHOOL 0.4 km away
Amenities
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 1.23 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 6.34 km away
GEYLANG PARK CONNECTOR Park / green link · 0.93 km away
MARKET & HAWKER CENTRE (BLKS 13/14 HAIG ROAD) Food centre · 1.04 km away
Tembusu Grand Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,500 182 rentals in view
Latest median sale PSF $2,569 psf 61 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 1 $2,569 psf $1,908,000
May 2026 58 $4,500 9 $2,848 psf $2,820,000
Apr 2026 60 $4,500 3 $2,411 psf $1,557,000
Mar 2026 45 $4,800 1 $2,719 psf $1,434,000
Feb 2026 18 $5,300 0 - -
Jan 2026 1 $8,800 1 $2,411 psf $1,557,000
Dec 2025 0 - 2 $2,715 psf $1,431,500
Nov 2025 0 - 1 $2,354 psf $4,028,000
Oct 2025 0 - 3 $2,361 psf $4,028,000
Sept 2025 0 - 12 $2,393 psf $4,094,000
Aug 2025 0 - 9 $2,417 psf $4,136,000
Jul 2025 0 - 3 $2,677 psf $1,472,000
Projects Similar to Tembusu Grand
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Amber Park 0.7 km away 750 transactions
- Median rent
- $4,800
- Median sale PSF
- $2,517 psf
- Median rent
- $5,050
- Median sale PSF
- $2,446 psf
- Median rent
- $4,500
- Median sale PSF
- $2,573 psf
- Median rent
- $4,500
- Median sale PSF
- $2,149 psf
- Median rent
- $4,650
- Median sale PSF
- $2,083 psf
- Median rent
- $3,900
- Median sale PSF
- $2,224 psf
Tembusu Grand Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,600 $3,626 21
2 bed $4,500 $4,550 38
3 bed $6,200 $6,224 21
4 bed $8,700 $8,700 4
5 bed $9,500 $9,500 1
Unknown $4,800 $5,450 97
Tembusu Grand Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,675 $3,683 50
600 to 700 sqft $4,488 $4,463 24
700 to 800 sqft $4,600 $4,720 42
800 to 900 sqft $4,900 $4,900 1
900 to 1,000 sqft $6,000 $5,976 21
1,100 to 1,200 sqft $6,750 $6,775 28
1,400 to 1,500 sqft $8,800 $8,681 13
1,600 to 1,700 sqft $9,200 $9,200 1
Tembusu Grand Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,098,000 $2,372 psf 156
06 to 10 $2,340,000 $2,423 psf 161
11 to 15 $2,195,000 $2,489 psf 164
16 to 20 $2,478,000 $2,521 psf 156
21 to 25 $2,452,500 $2,334 psf 6
Tembusu Grand Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Tembusu Grand shows a typical monthly rent of $4,600 across 182 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,600
Rentals 182
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Tembusu Grand point to a typical sale price of $2,302,000 and $2,448 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,302,000
Median PSF $2,448 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2022 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Tembusu Grand has 643 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $1.5B
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D15 to compare Tembusu Grand against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Tembusu Grand FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Tembusu Grand?
Tembusu Grand has a median monthly rent of $4,600 across 182 rentals.
What is the typical sale price at Tembusu Grand?
The median sale price for Tembusu Grand is $2,302,000, based on 643 sales on this page.
What is the median sale PSF at Tembusu Grand?
The median sale price per square foot for Tembusu Grand is $2,448 psf. The average sale PSF is $2,467 psf.
Is Tembusu Grand freehold or leasehold?
Tembusu Grand is listed as 99-year leasehold from 2022. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Tembusu Grand located?
Tembusu Grand is located at 94 Jalan Tembusu Tembusu Grand Singapore 438669 in D15 / Katong, Joo Chiat, Amber Road.
How current is the Tembusu Grand transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.