Ardor Residence
1 unit available
$2,445–$2,542 psf
97% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Tembusu Grand is a 638-unit 99-year leasehold condominium in D15 (RCR, East region), developed by City Developments Limited (CDL) & MCL Land, with TOP expected in 2025. The land was secured through a URA Government Land Sales tender in January 2022 at $1,302 psf ppr.
The site sits about 0.68 km in a straight line from Tanjong Katong (TE25), roughly 10 minutes on foot. The project is fully sold. Matched developer-sale transactions put take-up at 99.1% — 632 of 638 units, at an average of $2,459 psf. The remaining 6 units have no lodged caveat yet, which is common for the last sales of a launch.
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Tembusu Grand, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.
The project
- Property type
- Condo
- Status
- Fully Sold
- Developer
- City Developments Limited (CDL) & MCL Land
- Tenure
- 99 years
- Total units
- 638
- Bedroom mix
- 1, 2, 3, 4, 5 bedroom
- Size range
- 527 - 2,691 sqft (49 - 250 sqm)
- Expected TOP
- 2025
Prices and sales
- Average psf
- $2,459Transacted, developer sales
- Units sold
- 99.1%632 of 638, 6 without a lodged caveat yet
- HDB upgraders
- 28.3%Of matched buyers with a prior HDB address
Land and cost
- Land cost
- $1,302 psf pprURA GLS tender, January 2022
- Breakeven
- $2,115 psf pprest.
- Site area
- 19,560 sqmest.210,543 sqft, derived from GFA ÷ plot ratio
- Gross floor area
- 54,768 sqm
- Plot ratio
- 2.8
Location
- District
- D15, RCR, East
- Nearest MRT
- Tanjong Katong TE250.68 km in a straight line, ~10 min walk
- Coordinates
- 1.30555, 103.89715
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Tembusu Grand sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Tanjong Katong (TE25), about 0.68 km away in a straight line, roughly 10 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Tembusu Grand is located at 1.30555, 103.89715 in D15, Singapore. The interactive map loads when this section comes into view.
- District
- D15 · East · RCR
- Nearest MRT
- Tanjong Katong TE250.68 km in a straight line, ~10 min walk
- Coordinates
- 1.30555, 103.89715
- Tenure
- 99 years
- Site status
- Fully Sold
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.
MRT and LRT stations4 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Tanjong Katong MRTTE25 · Thomson-East Coast Line | 0.9 km | — | 10 min |
| Dakota MRTCC8 · Circle Line | 1.3 km | 3 min | 15 min |
| Marine Parade MRTTE26 · Thomson-East Coast Line | 1.5 km | 3 min | 16 min |
| Paya Lebar MRTEW8 · East West Line | 2.0 km | 4 min | 22 min |
Schools11 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Tanjong Katong Primary SchoolPrimary school, very high P1 demand | 0.5 km | — | 6 min |
| Haig Girls' SchoolPrimary school, moderate P1 demand | 1.2 km | 3 min | 14 min |
| Kong Hwa SchoolPrimary school, very high P1 demand | 1.6 km | 3 min | 18 min |
| CHIJ (Katong) PrimaryPrimary school, moderate P1 demand | 2.1 km | 4 min | 23 min |
| Tao Nan SchoolPrimary school, high P1 demand | 2.1 km | 5 min | 23 min |
| Tanjong Katong Girls' SchoolSecondary · Girls | 0.4 km | — | 5 min |
| Tanjong Katong Secondary SchoolSecondary | 0.5 km | — | 5 min |
| Chung Cheng High School (Main)Secondary | 0.8 km | — | 9 min |
| 5 Steps AcademyInternational school | 1.2 km | 3 min | 14 min |
| Olympiad International SchoolInternational school | 3.1 km | 7 min | — |
| James Cook University SingaporeOverseas university branch | 3.5 km | 7 min | — |
Shopping malls4 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Katong Shopping CentreShopping mall | 0.7 km | — | 8 min |
| Odeon Katong Shopping ComplexShopping mall | 0.7 km | — | 8 min |
| Katong VShopping mall | 1.0 km | — | 11 min |
| Katong PlazaShopping mall | 1.0 km | — | 11 min |
Hawker centres3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Dunman Food CentreHawker centre · 30 cooked-food stalls | 0.9 km | — | 10 min |
| Haig Road Market and Cooked Food CentreHawker centre · 72 cooked-food stalls | 1.5 km | 3 min | 16 min |
| 84 Marine Parade Central Market and Food CentreHawker centre · 55 cooked-food stalls | 1.5 km | 3 min | 16 min |
Parks and nature2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| East Coast Park Area BPark · 28 ha | 1.4 km | 3 min | 16 min |
| East Coast Park Area CPark · 33 ha | 2.4 km | 5 min | 27 min |
Sports and community clubs3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Joo Chiat CCCommunity club | 1.1 km | 2 min | 12 min |
| Mountbatten CCCommunity club | 1.6 km | 4 min | 18 min |
| Geylang Serai CCCommunity club | 1.7 km | 4 min | 18 min |
Healthcare2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Marine Parade PolyclinicPublic polyclinic · SingHealth Polyclinics | 1.7 km | 4 min | 18 min |
| Eunos PolyclinicPublic polyclinic · SingHealth Polyclinics | 2.2 km | 5 min | 24 min |
Workplaces3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Paya Lebar CentralRegional commercial centre | 2–5 km | 5–10 min | — |
| Paya Lebar iParkBusiness and innovation park | 2–5 km | 5–10 min | — |
| Downtown (CBD and Marina Bay)Central business district | 5–10 km | 10–20 min | — |
Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | — | $2,538 | — | — | — | |
| 2 Bedroom | — | $2,515 | — | — | — | |
| 3 Bedroom | — | $2,412 | — | — | — | |
| 4 Bedroom | — | $2,413 | — | — | — | |
| 5 Bedroom | — | $2,418 | — | — | — |
Figures from matched transactions as at 20 Oct 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Elevation chart
Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.
Floor plans
Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.
Virtual tours
Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D15 resales have performed
Capital appreciation context for Tembusu Grand: what sellers of completed condos in the same district actually realised on 9,484 matched buy-and-sell pairs (March 1995 to October 2026), including the 11.2% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 11.2% recorded on completed sales here.
Median annualised return
4.1% p.a.
all 9,484 exits in district D15, winners and losers; 88.8% made money
RCR segment median
3.8% p.a.
46,610 exits island-wide, 90.2% profitable
D15 resalesRCR resales, all districtsTembusu Grand, average new-sale psf to date
Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. Tembusu Grand: average developer-sale psf to date; no dated sales record is on file, so it is marked at the latest quarter. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D15 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
6.3% p.a.middle of the 10 mapped, all exits5.0–12.2%slowest to fastest of the 10$684kmiddle project’s median gain, gross$1,270 psftheir middle average resale psf$2,459 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)This launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| The Sea View | 2008 | 479 | 99.6% | 12.2% p.a. | 4.8y | $873k | $1,132 |
| The Belvedere | 2007 | 187 | 97.9% | 11.7% p.a. | 4.7y | $894k | $1,215 |
| One Amber | 2010 | 692 | 99.0% | 10.8% p.a. | 4.0y | $608k | $1,117 |
| The Esta | 2008 | 440 | 100.0% | 9.8% p.a. | 5.1y | $754k | $1,064 |
| Haig Court | 2004 | 208 | 98.6% | 6.8% p.a. | 7.9y | $744k | $2,253 |
| Laguna Park | 1978 | 184 | 88.6% | 5.8% p.a. | 9.9y | $724k | $1,440 |
| Lagoon View | — | 117 | 83.8% | 5.8% p.a. | 8.5y | $490k | $1,268 |
| Cote D'Azur | 2004 | 722 | 96.7% | 5.5% p.a. | 8.1y | $643k | $2,188 |
| Neptune Court | 1975 | 313 | 89.8% | 5.4% p.a. | 9.7y | $535k | $1,271 |
| Sanctuary Green | 2004 | 568 | 95.2% | 5.0% p.a. | 9.5y | $536k | $1,916 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Tembusu Grand and the 6 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Tanjong Katong Primary School≤1km0.38 km (est.)≈ 6 min walk
2A 1.07× • ballot PR <1km2B 0.45×2C 1.68× • ballot SC <1km2C(S) —
Haig Girls' School≤1km0.92 km (est.)≈ 14 min walk
2A 0.17×2B 0.24×2C 0.85×2C(S) 2.11× • ballot SC 1–2km
Kong Hwa School1–2km1.17 km (est.)≈ 18 min walk
2A 0.82×2B 2.11× • ballot SC <1km2C 2.09× • ballot SC <1km2C(S) —
CHIJ (Katong) Primary1–2km1.53 km (est.)≈ 23 min walk
2A 0.42×2B 0.78×2C 0.89×2C(S) 1.36× • ballot SC >2km
Tao Nan School1–2km1.57 km (est.)≈ 23 min walk
2A 1.19× • ballot SC >2km2B 2.00× • ballot SC <1km2C 1.36× • ballot SC <1km2C(S) —
Geylang Methodist School (Primary)1–2km1.99 km (est.)≈ 30 min walk
2A 0.27×2B 0.13×2C 1.01× • ballot PR >2km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.
Compare with nearby launches
Other tracked launches and GLS sites in D15 or the same segment and region.
Arina East Residences
9 units available
$2,643–$2,866 psf
92% sold
Atlassia
Fully sold
$2,101–$2,206 psf
100% sold
Claydence
7 units available
$2,400–$2,428 psf
75% sold
Grand Dunman
79 units available
$2,442–$2,604 psf
92% sold
Meyer Blue
48 units available
$3,194–$3,435 psf
79% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
