Deep Property Dossier
Grand Dunman
Dunman Road · District D15 (East Coast / Marine Parade)
Tenure 99-year LeaseholdType CondominiumMRT CC8 Dakota MRT Station · 290mDeveloper SingHaiyi Group Pte Ltd & CSC Land Group (Singapore) Pte Ltd
Livability
7.0/10
Own-stay
Investment
6.0/10
Invest fit
Overall
6.5/10
Live + Invest
Bottom line: Grand Dunman offers excellent MRT proximity and top school access but faces high supply and slow price growth.
1
Overview
- Project
- Grand Dunman
- Address / District
- Dunman Road · D15
- Positioning
- East Coast / Marine Parade
- Developer
- SingHaiyi Group Pte Ltd & CSC Land Group (Singapore) Pte Ltd
- Type
- Condominium
- Units
- ~1008
- Tenure
- 99-year Leasehold
- Nearest MRT
- CC8 Dakota MRT Station · 290m
- On-market
- ~234 listings
- Avg asking PSF
- ~$2580.0
- Historical txns
- ~725 txns
- District avg PSF
- D15 ~$2282
| Bed | Area sqft | On-sale | Txns | Avg PSF | Price range |
|---|---|---|---|---|---|
| 1-BR | 452–603 | 28 | 96 | $2591 | $1.29M–$1.50M |
| 2-BR | 667–1012 | 50 | 205 | $2566 | $0.19M–$2.42M |
| 3-BR | 926–1819 | 27 | 251 | $2501 | $2.59M–$3.39M |
| 4-BR | 1291–2314 | 15 | 119 | $2475 | $3.80M–$5.16M |
| 5-BR | 1679–2615 | 107 | 54 | $2480 | $4.04M–$7.83M |
Avg PSF is the per-bedroom historical transaction mean. Source: open-market transaction records.
2
Livability · 7.0
Transport 10 · Amenities 3 · Green 2 · Schools 10 · Quiet 9 · Layout 8
- Transport：Located just 290m from Dakota MRT, providing exceptional connectivity to the Circle Line.
- Amenities：No specific amenities data provided; proximity to MRT suggests some local shops, but major malls may be farther. Assess in person.
- Green：No park or green space data provided; greenery access may be limited unless nearby parks exist. Verify on site.
- Schools：Multiple top schools within 1km, including Chung Cheng High (0.3km), Kong Hwa (0.4km), and Tanjong Katong Girls’ (0.6km), offering strong primary/secondary options.
- Quiet：Likely pure-residential condo with internal facilities; external traffic noise on Dunman Road may be a minor factor.
- Layout：Unit layouts not detailed, but typical new condo designs are efficient; large bedrooms and functional spaces expected.
🚇 MRTCC8 Dakota MRT Station 290m
🎓 SchoolsChung Cheng High School (Main) (SECONDARY (S1-S4) ·top 0.3km) · Broadrick Secondary School (SECONDARY (S1-S5) 0.4km) · Kong Hwa School (Primary ·top 0.4km) · Tanjong Katong Girls' School (SECONDARY (S1-S4) ·top 0.6km) · Tanjong Katong Secondary School (SECONDARY (S1-S4) ·top 0.8km) · Tanjong Katong Primary School (Primary 1.1km)
Location · Dunman Road (map: OneMap / SLA)
3
Investment · 6.0
- Price Trend：Project CAGR of about 0.5% per year (2023-2026) indicates very slow capital appreciation, underperforming broader district growth.
- Liquidity：High transaction volume with 725 total recorded sales across unit types, averaging over 180 per year, ensuring strong resale market.
- Listing Premium：Average listing PSF of S$2,580 is above the district average of S$2,282 (2026), reflecting a premium entry price.
- Vs District：While project PSF is higher than D15 overall, top new launches have set a ceiling ($2,767 psf), suggesting limited upside potential unless district prices converge further.
- Summary：Investment appeal is mixed: excellent liquidity and school proximity, but negligible price growth and a premium entry point lower near-term capital return prospects.
Upside 3 · Rental 5 · Liquidity 9 · Resilience 8 · Entry 5
Source: open-market records · per-bedroom deep history. *Last year partial.
Yearly avg PSF by bedroom; ≥4 txns/point. Source: open-market records.
Source: open-market records + URA. *Last year partial.
| Project | TOP | Asking PSF | — |
|---|---|---|---|
| MeyerHouse | 2024 | $3,464 | |
| Emerald of Katong | 2028 | $3,089 | |
| Amber House | 2029 | $3,031 | |
| Meyer Mansion | 2024 | $3,021 | |
| MEYER BLUE | 2028 | $3,019 | |
| One Meyer | 2023 | $3,006 |
Same-district comparables · avg asking PSF. Source: open-market listings.
4
Entry Cost & Return
Price is only part of it — stamp duty (BSD + ABSD), monthly repayment, net yield and break-even decide whether it is worth it. Figures below use a representative 2-BR · $1.30M.
| Buyer | BSD | ABSD | Total duty | All-in price | % of price | Break-even* |
|---|---|---|---|---|---|---|
| Citizen · 1st | $0.04M | — | $0.04M | $1.34M | 2.8% | ~5.6 yr |
| Citizen · 2nd | $0.04M | $0.26M | $0.30M | $1.60M | 22.8% | ~41.2 yr |
| PR · 1st | $0.04M | $0.07M | $0.10M | $1.40M | 7.8% | ~15.1 yr |
| Foreigner | $0.04M | $0.78M | $0.82M | $2.12M | 62.8% | ~97.7 yr |
*Break-even = years of appreciation to offset stamp duty, at the project ~0%/yr historical growth; ABSD varies with policy.
Dark = at project ~0%/yr, light = district ~5%/yr (optimistic).
Repayment & down-payment (LTV 75% · 3.5% · 25 yr):
| Bed | Ref price | Down 25% | Min cash 5% | Loan 75% | Monthly |
|---|---|---|---|---|---|
| 1-BR | $1.29M | $0.32M | $0.06M | $0.97M | ~$4,862 |
| 2-BR | $0.19M | $0.05M | $0.01M | $0.14M | ~$713 |
| 3-BR | $2.59M | $0.65M | $0.13M | $1.94M | ~$9,712 |
Indicative only; subject to bank approval.
Recent transactions (negotiation basis):
| Month | Bed | Floor | Area | Price | PSF |
|---|---|---|---|---|---|
| 2026-06 | 4-BR | 16 | 1,787 | $4.60M | $2,576 |
| 2026-06 | 3-BR | 02 | 1,044 | $2.58M | $2,473 |
| 2026-06 | 2-BR | 18 | 893 | $2.05M | $2,291 |
| 2026-05 | 4-BR | 13 | 1,787 | $4.58M | $2,566 |
| 2026-05 | 5-BR | 02 | 2,131 | $5.17M | $2,425 |
| 2026-05 | 5-BR | 18 | 2,615 | $6.02M | $2,302 |
| 2026-04 | 5-BR | 04 | 2,132 | $5.18M | $2,430 |
| 2026-04 | 5-BR | 03 | 2,131 | $5.17M | $2,428 |
| 2026-04 | 4-BR | 12 | 1,926 | $4.48M | $2,325 |
| 2026-04 | 5-BR | 18 | 2,497 | $5.62M | $2,249 |
| 2026-03 | 2-BR | 17 | 667 | $2.01M | $3,016 |
| 2026-03 | 4-BR | 1 | 1,787 | $4.60M | $2,572 |
Source: open-market transaction records (per-bedroom · with floor).
5
Supply · Demand · Planning
- Planning Outlook：Proximity to the Greater Southern Waterfront transformation could benefit long-term desirability and urban renewal, though timelines and impact are uncertain.
- Future Supply：A significant upcoming supply pipeline in D15 (~5,000+ units) including Emerald of Katong, The Continuum, and others poses risk of oversupply and price competition.
- Future Demand：Strong demand from families seeking top schools and convenient MRT access supports rental and resale demand, but large supply may absorb some demand.
- Tenure & Holding：As a 99-year leasehold with likely over 95 years remaining, holding period flexibility is good; no immediate lease decay concern, but it lacks freehold resilience.
- Impact on Current Investment Value：Given the supply wave and slow price growth, short-term capital appreciation may be capped; best suited for long-term hold benefiting from school-driven demand and infrastructure upsides.
Future supply pipeline (District D15 upcoming launches):
| Upcoming | Units | Est. TOP | Status |
|---|---|---|---|
| Emerald of Katong | 846 | 2028 | U/C |
| The Continuum | 816 | 2027 | U/C |
| Tembusu Grand | 638 | 2026 | U/C |
| Vela Bay | 515 | 2034 | U/C |
| MEYER BLUE | 226 | 2028 | U/C |
| Total | ~3041 | completing |
Around 2025 new launches set the ceiling; resale here is the value entry. Source: URA (split by sale type).
Planning & supply timeline. Source: URA Master Plan 2025 + open-market listings.
Tenure & holding period: For a 99-yr lease, the future depends on how long you hold — below: remaining lease and CPF/loan impact by holding period.
| Hold | Lease left | Bala value* | CPF / loan |
|---|---|---|---|
| After 5 yr | ~93 yr | ~94% | Full access |
| After 10 yr | ~88 yr | ~92% | Full access |
| After 20 yr | ~78 yr | ~89% | Full access |
| After 30 yr | ~68 yr | ~85% | Full access |
*Bala curve is a lease-valuation rule of thumb; indicative only.
*Outlook is based on URA Master Plan 2025 and nearby public planning information, not an official forecast; launch unit counts/TOP are subject to official and developer announcements.
6
Risks & Fit
Who it suits
- Families prioritizing top primary and secondary schools within walking distance.
- Long-term owner-occupiers who value MRT convenience and a large condo development.
- Investors seeking stable rental demand from school-going tenants and professionals.
- Buyers comfortable with 99-year leasehold and moderate capital growth.
Caution / not for
- Investors expecting quick capital appreciation; historical CAGR is near zero.
- Those wary of oversupply: upcoming new launches may depress resale values.
- Buyers needing immediate proximity to major malls or green spaces, as data is lacking.
- Short-term speculators: the premium entry price and holding costs (BSD) could erode returns.
Verify before buying
Verify actual walking distance to essential amenities: supermarkets, clinics, dining. · Check construction quality and site plan to confirm unit layout efficiency and noise insulation. · Review current and upcoming supply timeline in D15 to gauge competition timing. · Confirm specific school admission criteria and proximity advantages (e.g., 1km radius).
7
Summary · Pros & Cons
| ✅ Pros | ⚠️ Cons · Risks |
|---|---|
| Exceptional MRT proximity (290m) ensures outstanding connectivity. | Near-zero historical price growth (0.5% CAGR), lagging district trends. |
| Unmatched school cluster: multiple renowned schools within 1km, including Chung Cheng and Kong Hwa. | Significant upcoming supply in D15 could pressure resale prices and rentals. |
| High liquidity with robust transaction volumes across all unit types. | No data on nearby amenities and green spaces; may require car or MRT for daily needs. |
| Large development with comprehensive facilities, enhancing living experience. | Premium pricing over district average suggests limited immediate upside. |
| New project with modern finishes and likely efficient layouts. | Leasehold tenure, although long, offers less capital resilience than freehold. |
Overall · 6.5/10: Grand Dunman is a top-tier choice for families focused on premier school access and MRT convenience, offering a vibrant community and strong liquidity. However, its investment potential is constrained by negligible capital appreciation, a looming supply glut, and a premium entry price. Buyers must carefully weigh lifestyle benefits against modest financial returns and verify missing amenity details.
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