9 min read

Last year, District 15 saw the launch of three notable residential projects: The Continuum, Tembusu Grand, and Grand Dunman, providing prospective homeowners with a variety of options in this sought-after area of the East.

This year, anticipation surrounds a new project by Sim Lian Group, seemingly named “Emerald of Katong.” Given its proximity to the other three projects (it’s located next to Tembusu Grand), direct comparisons are inevitable. But perhaps what is of more interest to buyers would be its price. It was purchased at a lower land rate than the others and could spark keen competition among homebuyers if priced well.

As such for buyers who are struggling to decide on which is a more suitable choice, this comprehensive overview will compare The Continuum, Grand Dunman, and Tembusu Grand, while also considering what we can expect from Emerald of Katong. 

Let’s start with a look at how much each site was purchased for:

Site Name	Tender Closed	Bids	Winning Bid	Tenure	Site Area	Plot Ratio	$PSF per Plot Ratio
Thiam Siew Avenue (The Continuum)	18 November 2021	–	$815m	Freehold	263,794 sq ft	2.8	$1,440
Jalan Tembusu Plot 1 (Tembusu Grand)	18 January 2022	8	$768m	99-year Lease	210,545 sq ft	2.8	$1,302
Dunman Road GLS (Grand Dunman)	2 June 2022	2	$1,283.9m	99-year Lease	271,619 sq ft	3.5	$1,350
Jalan Tembusu Plot 2 (Emerald of Katong)	18 July 2023	2	$828.8m	99-year Lease	221,438 sq ft	3.5	$1,069

Of the 4 projects, The Continuum at Thiam Siew Avenue stands out as it is the only project with freehold tenure. So it is no surprise that it was the highest priced at $1,440 psf ppr. 

Another point to highlight was the trending decrease in bids for each following site. The Jalan Tembusu Plot 1 GLS started with a whooping eight bids, followed by the Dunman Road GLS and Jalan Tembusu Plot 2 GLS receiving only two bids each. 

As the Dunman Road GLS site is going to be a large project, it is understandable why most developers had a more conservative stance when bidding for this site. This is more so given the current market conditions: the sale timeline, the slightly saturated supply in the neighbourhood, the cooling effect from the higher ABSD rates and the supply of upcoming GLS sites announced for 2024. 

As such, the Jalan Tembusu Plot 2 GLS (Emerald of Katong) ensued an interesting response. It had the lowest number of bids and the lowest $PSF price of $1,069 PSF PPR. Compared to Tembusu Grand, this amounts to a $233 (17.9%) price difference PSF PPR. 

Besides the earlier mentioned market conditions, one possibility for the lower price may lie with the harmonisation of GFA – a policy rolled out last year in June 2023. This is because developers now have to take strata areas (like pesky aircon ledges that were previously omitted from the GFA) into account. If you want to see how that affects floor plans moving forward, you can take a look at our Lentor Mansion review, the first project that was under the new GFA guidelines. 

Interestingly enough, CDL (also the developer of Tembusu Grand) was the only other company that placed a bid for this GLS with an eyebrow-raising difference of just $1 PSF PPR. Yes, you saw that right – just a dollar. 

Next, here’s a quick rundown on the key points of each project: 

	The Continuum	Tembusu Grand	Grand Dunman	Emerald of Katong
Developer	Hoi Hup & Sunway	MCL Land & CDL	SingHaiYi Group	Sim Lian Group
Lease	Freehold	99-years	99-years	99-years
Land Size	24,507 sqm	19,567.4 sqm	25,234.4 sqm	20,572.1 sqm
Distance to MRT	Approx. 9 minutes to Dakota MRT	700m to Tanjong Katong MRT	3 minutes to Dakota MRT	650m to Tanjong Katong MRT
Number of units	816	638	1,008	Approx. 840

Currently, these are the balance units left for each project: 

Project	Units Left	Percentage Sold
The Continuum	475	41.7%
Tembusu Grand	245	61.5%
Grand Dunman	340	66.2%

Here’s a look at the transacted prices of the developments. 

Project Name	Bedroom	Lowest $PSF	Average $PSF	Highest $PSF
GRAND DUNMAN	1	$2,321	$2,605	$2,780
	2	$2,145	$2,526	$2,904
	3	$2,108	$2,506	$2,760
	4	$2,385	$2,499	$2,601
	5	$2,265	$2,469	$2,589
TEMBUSU GRAND	1	$2,366	$2,509	$2,791
	2	$2,280	$2,495	$2,708
	3	$2,310	$2,423	$2,577
	4	$2,290	$2,401	$2,457
	5	$2,466	$2,466	$2,466
THE CONTINUUM	1	$2,614	$2,698	$2,789
	2	$2,579	$2,740	$2,970
	3	$2,573	$2,756	$2,972
	4	$2,623	$2,759	$2,876
	5	$2,834	$2,925	$3,016

Project Name	Bedroom	Lowest Price	Average Price	Highest Price
GRAND DUNMAN	1	$1,093,000	$1,268,395	$1,578,000
	2	$1,541,330	$2,009,928	$2,430,000
	3	$2,124,000	$2,848,125	$3,329,000
	4	$3,414,000	$3,576,912	$3,723,000
	5	$4,016,000	$4,570,800	$5,200,000
TEMBUSU GRAND	1	$1,248,000	$1,323,593	$1,472,000
	2	$1,556,000	$1,775,276	$1,978,000
	3	$2,288,000	$2,520,816	$2,958,000
	4	$3,341,000	$3,464,643	$3,677,000
	5	$4,220,000	$4,220,000	$4,220,000
THE CONTINUUM	1	$1,463,000	$1,510,200	$1,561,000
	2	$1,670,000	$1,896,832	$2,142,000
	3	$2,306,000	$2,821,802	$3,711,000
	4	$3,312,000	$3,600,381	$4,861,000
	5	$5,746,000	$6,076,000	$6,406,000

Project Name	Lowest $PSF	Avg $PSF	Highest $PSF
GRAND DUNMAN 1BR	$2,321	$2,605	$2,780
TEMBUSU GRAND 1BR	$2,366	$2,509	$2,791
THE CONTINUUM 1BR	$2,614	$2,698	$2,789
GRAND DUNMAN 2BR	$2,145	$2,526	$2,904
TEMBUSU GRAND 2BR	$2,280	$2,495	$2,708
THE CONTINUUM 2BR	$2,579	$2,740	$2,970
GRAND DUNMAN 3BR	$2,108	$2,506	$2,760
TEMBUSU GRAND 3BR	$2,310	$2,423	$2,577
THE CONTINUUM 3BR	$2,573	$2,756	$2,972
GRAND DUNMAN 4BR	$2,385	$2,499	$2,601
TEMBUSU GRAND 4BR	$2,290	$2,401	$2,457
THE CONTINUUM 4BR	$2,623	$2,759	$2,876
GRAND DUNMAN 5BR	$2,265	$2,469	$2,589
TEMBUSU GRAND 5BR	$2,466	$2,466	$2,466
THE CONTINUUM 5BR	$2,834	$2,925	$3,016

These are the prices of what’s on offer:

Project	Bedroom	Min Asking	Average Asking	Max Asking
Grand Dunman	1	$1,390,000	$1,521,214	$1,706,000
Grand Dunman	2	$1,925,000	$2,011,000	$2,214,000
Grand Dunman	3	$2,409,000	$3,010,324	$4,080,000
Grand Dunman	4	$3,246,000	$3,967,785	$4,803,000
Grand Dunman	5	$3,954,000	$5,115,029	$8,193,000
Tembusu Grand	1	$1,344,000	$1,437,806	$1,608,000
Tembusu Grand	2	$1,930,000	$1,996,385	$2,161,000
Tembusu Grand	3	$2,648,000	$2,818,959	$3,126,000
Tembusu Grand	4	$3,288,000	$3,461,615	$3,743,000
Tembusu Grand	5	$4,028,000	$4,327,487	$7,888,000
The Continuum	1	$1,486,000	$1,602,873	$1,703,000
The Continuum	2	$1,756,000	$1,960,529	$2,180,000
The Continuum	3	$2,341,000	$3,109,440	$4,228,000
The Continuum	4	$3,273,000	$4,084,557	$5,733,000
The Continuum	5	$5,456,000	$5,712,733	$6,536,000

Project	Bedroom	Min $PSF	Average $PSF	Max $PSf
Grand Dunman	1	$2,344	$2,698	$2,865
Grand Dunman	2	$2,160	$2,699	$2,942
Grand Dunman	3	$2,090	$2,490	$2,795
Grand Dunman	4	$2,041	$2,449	$2,613
Grand Dunman	5	$2,222	$2,486	$2,680
Tembusu Grand	1	$2,393	$2,640	$2,903
Tembusu Grand	2	$2,381	$2,617	$2,719
Tembusu Grand	3	$2,174	$2,376	$2,537
Tembusu Grand	4	$2,296	$2,407	$2,502
Tembusu Grand	5	$2,354	$2,443	$2,931
The Continuum	1	$2,654	$2,862	$3,041
The Continuum	2	$2,592	$2,870	$3,024
The Continuum	3	$2,596	$2,830	$3,058
The Continuum	4	$2,617	$2,817	$3,008
The Continuum	5	$2,589	$2,965	$3,062

Considering that it’s the only freehold project on the list, it’s no surprise that The Continuum has the highest asking price in terms of $PSF and overall asking price, with a minimum starting price of $1,486,000 for the 1-bedder.

But in terms of a premium gap over the rest, it may be somewhat surprising that The Continuum is only 10.8% higher than Tembusu Grand and is cheaper than Grand Dunman (at least, when comparing between the 3 bedder prices). 

The Continuum vs Tembusu Grand vs Grand Dunman Unit Comparison

1-bedroom + Study Comparison 

At first glance, all three projects have a very similar design with a long foyer that features a foyer kitchen upon entry. They also sport a rectangular-shaped living area and a balcony, along with a study space that can also double as a multi-use alcove for homeowners who require the added space.

I do like that all the layouts give homeowners the choice to use it as a private study or the flexibility to combine it with the master bedroom and convert it into something else (like a walk-in wardrobe). 

However, the differences in size between the common living areas and study nook means that those who are more sensitive at the price point would then be drawn to the slightly more compact Tembusu Grand. 

On the same note, those who are looking for something even cheaper (and smaller) may be interested in Grand Dunman. It is currently the only new launch project that offers the more compact 1-bedroom unit sized at 452 square feet.

So for those looking for the lowest entry price into the area, it would be an easy choice. This can be seen from its take-up rate as 89 out of the 92 1-bedroom units have already been sold. 

Let’s head on to have a look at the 2-bedroom units. 

2-bedroom Comparison 

Homeowners looking for a 2-bedroom unit would find that they have more options to choose from as all projects have several variations to cater to different buyers and their needs. 

In addition to the standard 2 Bed 2 Bath layout, all three projects also come with the 2-bedroom + study layout. For a bigger range of options, Grand Dunman also offers dual-key units and The Continuum has a more spacious 2-bedder option. 

Notably, all three projects share a very similar design and sport a dumbbell layout, which is generally preferred for space efficiency. 

The key difference here would be the placement of the kitchen.

In Grand Dunman and The Continuum’s case, these two layouts feature a foyer kitchen which has been a typical design for more space-conscious projects. 

On the other hand, Tembusu Grand offers a designated kitchen nook. This is advantageous for those who cook more often – although granted, the space does not have a window for natural ventilation. Nevertheless, having a designated kitchen space is still a plus point. 

As for the prices, The Continuum currently has a 6+% price difference when compared to Tembusu Grand and on average, is actually more affordable than Grand Dunman in terms of 2-bedders on an absolute price basis (though its $PSF is 8.4% more than Grand Dunman).

3-bedroom Comparison 

With regards to the 3-bedders, it’s quite interesting to note that all three projects feature different layouts and sizes but with a rather similar total cost. The biggest price difference based on average prices (which is between Tembusu Grand and The Continuum) is around 13-14% on a $PSF basis.  

Tembusu Grand has the most generously sized 3-bedders, with units starting from 990 sq ft. 

At first glance, this might appeal to homeowners who prioritise having more space. However, upon a closer look at the floorplan, the unit might not be the most efficient as it features a long hallway and foyer which is generally not very usable space. 

Grand Dunman, on the other hand, offers a comparable amount of liveable space but without the long hallway, foyer and home shelter. This results in it being 64 sq ft smaller and as a result, has the lowest average price among all 3 projects.

On the other hand, The Continuum is the smallest and only project that offers a dumbbell layout, which is generally preferred for space efficiency. In this case, it is still able to offer all the same features as Tembusu Grand (including a storeroom) despite being 118 sq ft smaller. 

Based on actual transactions, it still averages less than Tembusu Grand and when compared to Grand Dunman, it’s only 2.2% more expensive than Grand Dunman so far.

4-bedroom Comparison 

Now, let’s take a look at the 4-bedders on offer: 

Despite its highest $PSF price of $2,759 and being the sole freehold project, The Continuum surprisingly ranks as the most affordable entry point amongst all the new launch options for the 4-bedders as it recorded the lowest 4-bedroom price of $3,312,000.

This is because it has the most compact unit size of 1,227 sq ft (and hence, lower total cost outlay) and the main difference is that it is a 4 Bed 2 Bath unit, while Tembusu Grand and Grand Dunman features a 4 Bed 3 Bath layout instead. That said, families looking at this price point anyway might not be too fussed at the higher prices, given the benefits of having an additional bathroom for bigger families. 

On a final note, Grand Dunman had the highest entry price for the 4-bedders given the higher $PSF price of $2,642. 

5-bedroom Comparison

Last but not least, let’s look at the 5-bedroom apartments. 

At first glance, the 5-bedders might look very similar, but each project has some unique points. 

Starting with Tembusu Grand, the entry-level 5-bedders are quite spaciously sized at 1,711 sq ft and it comes with five bedrooms (two of which are ensuite) and three bathrooms (in which one has a jack-and-jill door for easier access). 

As with all the other units in Tembusu Grand, it features a long hallway and a foyer. This unit also comes with a rather spacious balcony that spans across to the length of Bedroom 4. 

The 5-bedder offered in Grand Dunman is slightly smaller and sized at 1,679 sq ft (which results in the lowest entry price of $4,016,000). In contrast, Grand Dunman offers a slightly more luxurious touch as it features a private lift, along with five bedrooms (three of them ensuite), and three bathrooms (one of them featuring a jack-and-jill component that is connected to two common bedrooms. 

Last but not least, The Continuum is the most spacious unit out of the three (sized at 1,905 square feet) and has the highest asking price starting from $5,746,000. However, it also comes with more premium fittings, such as a private lift lobby, five bedrooms (including a junior master and master bedroom), three bathrooms, a powder room and a rather spacious balcony. 

Furthermore, The Continuum is the only project that offers flexible room configurations. 

Overall Verdict

To conclude, The Continuum is the only freehold option so those who are looking to hold for the long term wouldn’t have much of a choice. That said, its freehold title might not be a big advantage in this neighbourhood as D15 already has an extensive list of freehold condos (especially in the Joo Chiat area).

Grand Dunman, on the other hand, is one of 2023’s largest mega projects and that comes with a wider range of facilities and lower maintenance fees (due to more units sharing the cost). However, this also comes with the downside of living in a denser environment, which might be a deal breaker for some folks. 

What ultimately puts Grand Dunman at the biggest advantage is its location, which is a 3-minute walk to the Dakota MRT station. Depending on the unit of choice, the entry price is also quite competitive as it is more affordable than The Continuum but comparable with Tembusu Grand. 

However, those who want to live the Katong lifestyle might find that Grand Dunman’s location can’t satisfy that sweet spot. The project is closer to Dakota than the shophouses (lined with restaurants and cafes) that D15 is well-loved for. 

As such, buyers looking to live that lifestyle would be more drawn to Tembusu Grand, which is located a walking distance of Joo Chiat and Katong. Apart from the lifestyle appeal, it would also offer a lower living density and has one of the lowest $PSF prices, especially for those looking to own bigger units.