94 Jalan Tembusu 438669, Katong, Central Region, Singapore
$4,028,000






Tembusu Grand is a new launch condominium with a 99-year leasehold at Jalan Tembusu within the Katong neighbourhood in District 15. The newly launched condominium boasts an impressive array of facilities for residents to enjoy, such as an infinity pool and an outdoor lounge area, ideal for entertaining guests. Tembusu Grand will be a short 5-minute walk to Tanjong Katong MRT station, improving connectivity and linking commuters to the Thomson-East Coast Line (TEL). For those who drive, Tembusu Grand is located near the East Coast Parkway (ECP) and Marina Coastal Expressway (MCE), which allows residents to reach the city and Changi Airport around 10 minutes, making it highly convenient. There are several malls within the area, such as Parkway Parade Mall and i12 Katong Mall, which can be accessed via a 4-minute drive and several popular schools nearby such as Tao Nan School, CHIJ Katong Primary and Victoria Junior College. Unit Mix: 1-bedroom + Study - 117 units (18.34%) 2-bedroom - 81 units (12.69%) 2-bedroom + Study - 119 units (18.65%) 3-bedroom - 79 units (12.38%) 3-bedroom + Study - 121 units (18.97%) 4-bedroom - 81 units (12.70%) 5-bedroom - 38 units (5.96%) 5-bedroom Penthouse - 2 units (0.31%)
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
13
Average Price
S1.6M
Total Value
S20.2M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 601 URA transactions · 6 outliers removed (IQR)
Fair Value
S$4.32M
S$2,526 psf
Asking Price
S$4.03M
S$2,354 psf
vs Market
-6.8%
vs Last Done
-2.3%
Tenure
101 yrs
99-year Leasehold · Balance remaining
Confidence
High
601 comps
Nearest MRT
Dakota
962m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
601 comparable transactions
S$2,452
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,526
Recent Comparable Transactions
10 shown · 601 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,124,000 | ▼S$2,410 -4.6% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,124,000 | ▼S$2,410 -4.6% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,124,000 | ▼S$2,410 -4.6% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,100,000 | ▼S$2,396 -5.1% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,136,000 | ▼S$2,417 -4.3% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 01-05 | 1,711sqft | S$4,052,000 | ▼S$2,368 -6.3% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,136,000 | ▼S$2,417 -4.3% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | JALAN TEMBUSU Floor 01-05 | 1,711sqft | S$4,076,000 | ▼S$2,382 -5.7% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | JALAN TEMBUSU Floor 16-20 | 527sqft | S$1,412,000 | ▲S$2,677 +6.0% vs FV | 99 yrs lease commencing from 2022 |
Jun 2025 | JALAN TEMBUSU Floor 06-10 | 1,711sqft | S$4,088,000 | ▼S$2,389 -5.4% vs FV | 99 yrs lease commencing from 2022 |
Jun 2025 | JALAN TEMBUSU Floor 11-15 | 1,711sqft | S$4,148,000 | ▼S$2,424 -4.0% vs FV | 99 yrs lease commencing from 2022 |
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-4.6% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-4.6% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-4.6% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-5.1% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-4.3% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 01-05
-6.3% vs FV
JALAN TEMBUSU
Aug 2025 · Floor 06-10
-4.3% vs FV
JALAN TEMBUSU
Jul 2025 · Floor 01-05
-5.7% vs FV
JALAN TEMBUSU
Jul 2025 · Floor 16-20
+6.0% vs FV
JALAN TEMBUSU
Jun 2025 · Floor 06-10
-5.4% vs FV
JALAN TEMBUSU
Jun 2025 · Floor 11-15
-4.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.