Grand Dunman Review

Grand Dunman location review

Neighbourhood and amenities around Grand Dunman

Grand Dunman is bordered by both public and private housing. On one side, you’ll find the Mountbatten landed enclave; on the other, you’ll find the HDB flats near Dakota MRT station. 

In terms of F&B spots and retail options, residents will be spoilt for choice. The popular Old Airport Road Food Centre is just a 9-minute walk, together with the Kallang Estate Market. Shopping malls in Paya Lebar and Katong/Marine Parade like PLQ, KINEX, i12 Katong and Parkway Parade are also within a short drive. 

For more retail options, major shopping spots like Kallang Wave Mall, Suntec City and Marina Bay Sands are less than a 10-minute drive away or residents can take the Circle Line to get to these places. 

If you’re a fitness enthusiast, the good news is that you can jog or cycle from Grand Dunman to the Marina Bay Waterfront via the Geylang Park Connector. Cycling from the development to Marina Bay will take you around 30 minutes. East Coast Park is also a short 6-minute drive away. 

Connectivity and accessibility 

Grand Dunman will appeal to buyers who value the convenience of being close to the city centre. The development is attractive to those working in the CBD as it’s a short journey to and from the office. 

As Grand Dunman is just a 2-minute walk from Dakota MRT, it is a huge advantage for residents as the Circle Line is well-connected to other lines on the MRT network. Residents can easily travel to Promenade, Esplanade, Dhoby Ghaut, Bayfront and Marina Bay stations. 

Several buses along Dunman Road will also bring residents to the city directly or various parts of Singapore. 

For drivers, both the Kallang-Paya Lebar Expressway (KPE) and East Coast Parkway (ECP) are a 5-minute drive away. 

Schools near Grand Dunman

Grand Dunman will draw families with children as the area is known for its prestigious schools. 

Schools near Grand Dunman. Image source: OneMap

The development is within 1km of Kong Hwa School (a 9-minute walk), best known for being one of the six Singapore Hokkien Huay Kuan schools. Other popular primary schools like Tanjong Katong Primary and Haig Girls’ School are within 1-2km of Grand Dunman and are a 5-minute drive away. 

Several reputable secondary schools are nearby, such as Chung Cheng High (Main), Dunman High, Tanjong Katong Girls’ School and Tanjong Katong Secondary School. 

For expatriate families, the nearest international school is EtonHouse International School Broadrick. 

Facilities review of Grand Dunman and stack analysis

Grand Dunman Site Plan

Grand Dunman has seven residential blocks - 2, 6, 8, 10, 12, 18 and 16.

Block 2 is reserved purely for units in the Grand collection; all stacks come with a private lift. It’s also the most exclusive as there are 6 units on every floor. The other six blocks comprise the Luxury units, with 18 stacks in every block. 

Main entrance along Dunman Road 

Grand Dunman’s entrance is via Dunman Road, which is a main thoroughfare. It’s not as busy as major roads in the area like Sims Avenue or Changi Road, but there’s still considerable traffic during peak hours. It’s also a two-lane road with several major bus routes. 

There’s only one entrance to the development but the good news is that there’s quite a long driveway into the drop-off area. So hopefully, this would ensure that there’s no congestion when entering the development. 

Another advantage is that the arrival plaza is a roundabout so this helps to facilitate the traffic flow. The drop-off area is also pretty long to cater to more than 1,000 units.

The good news is that there are 1,009 carpark lots for 1,008 units, so it’s a 1:1 unit to parking lot ratio. This is quite rare for new developments, let alone large ones. As Grand Dunman is very close to Dakota MRT, not all units will have a car (ie. tenants). Hence, families in larger units with more than one car will most likely have enough parking space. 

80m pool and hydro massage 

One of the signature highlights of the facilities are the 80m Grand Pool in the middle of the development. Many projects will only have a 50m lap pool, so 80m is quite a luxury. The other smaller pools are around the Grand Pool; the Kids’ Pool, Jacuzzi and River Garden. 

While it’s great that the pool is longer than 50m, it might not be the most suitable for serious swimmers as they will have to share the space with families and children. 

One interesting feature is that the Grand Pool is shaped like a peacock. What’s great is that there’s a smaller model at the sales gallery that shows an overview of the facilities. 

At one end of the Grand Pool is the Hydro Massage where residents can relax and unwind. They can swim under the Viewing Bridge and the Pool Clubhouse from the Hydro Massage to the Grand Pool. 

It’s quite a remarkable architecture here as the Pool Clubhouse overlooks the Grand Pool. The clubhouse comprises the gym, changing rooms, sauna, two function rooms and more. So, as you’re working out in the gym, you can enjoy a stunning view of the pool. 

There’s only one main pool for the whole development. Considering the large number of units, we would have seen multiple mid-sized pools around the development. 

In terms of other sporting facilities, there’s a decently-sized tennis court on-site too. We foresee that the tennis court might get overbooked on weekends and holidays. 

Treetop walk and playground

From the Pool Clubhouse, there’s a Treetop Walk that will take you to the Treehouse Playground, a unique concept. There’s a viewing deck which overlooks the facilities as well. 

The playground area has a Splash Play Zone and Rainbow River, which is perfect for those with younger kids. There’s also a BBQ Pavilion so residents can gather with loved ones. The kids can play at the Splash Play Zone as the adults bond over a meal.  

Jewel Clubhouse with family-friendly facilities and commercial shops 

Besides the Pool Clubhouse, the Jewel Clubhouse is another facility that’s suitable for organising gatherings or parties. There are three function rooms, a karaoke/music room and a golf simulator/games room. 

For those who need some focus time to work or study, the Jewel Library is perfect for that. 

Another highlight of the Jewel Clubhouse is five commercial shops on the first floor. It’s not decided what types of shops they will be, but we’re hoping it’ll be a mix of F&B outlets and probably a grocery store. If you’re concerned about privacy, the good news is that the shops are separated from the other floors of the Jewel Clubhouse via a gate. 

Stack analysis of Grand Dunman

Views from the stacks

Majority of the stacks at Grand Dunman are outward-facing. What’s great is that the site is bounded by Dunman Road, Geylang River and a canal, so the blocks won’t be too close to their neighbours. 

View of Mountbatten landed estate and the sea. Image source: Google Maps 

In terms of views, the stacks facing south will get views of the Mountbatten landed estate and the sea. Currently, the north-facing stacks will still get an unblocked view but it won’t be for long as there is a planned future residential development opposite Grand Dunman. It has the same gross plot ratio (3.5) as Grand Dunman, so it will likely be as tall. 

View of Dakota HDBs and the city. Image source: Google Maps

For some units in stacks 1 and 2 of the Grand block, they will able to get a view of the Mountbatten landed estate. Units of higher floors will get views of the Dakota HDBs and the city skyline. These are the 5-bedroom Grand units. 

Grand Dunman afternoon sun analysis

In terms of afternoon sun analysis, most of the blocks are arranged in a north-south orientation, except for blocks 10 and 12. Hence, most units will be able to avoid having direct afternoon sun. 

The stacks that might be affected by the afternoon sun are 30, 31, 36, 37, 38, 39, 40, 45 and 46. They may get direct afternoon sun during some months between March and September when the sun moves in the northwest direction. 

Review of unit layouts at Grand Dunman

There are four showflat units at Grand Dunman’s sales gallery. These are the 2-bedroom + Study, 3-bedroom + Study, 4-bedroom and 5-bedroom Grand.

Grand Dunman Showflat: 2-bedroom + Study (Type 2BR S1) - 775 sqft (72 sqm)

No. of units:

• 137

Who is it suited for?

• Couples
• Young families with one child
• Tenants
• Investors

We’ll review the 2-bedroom + Study unit first as they are the predominant unit types and the most popular for new launches these days. The 2-bedroom + Study (137 units) and standard 2-bedroom units (119 units) make up around 25% of the unit mix at Grand Dunman. 

There are also 34 2-bedroom dual-key units for those who want to live in the main unit and rent out the sub-unit. Alternatively, it could also be suitable for investors who want to rent out both units. 

Open kitchen 

As you enter the 2-bedroom + Study, you’re greeted by an open kitchen. 

You’ll immediately notice that the corridor space is wider than average. This could be because the kitchen cabinets are only on one side of the kitchen. But we like it this way as it makes the unit more spacious. 

Though some buyers might prefer to have more kitchen cabinets and counter space, this arrangement is quite practical as most buyers for these units would be investors. If you are an owner-occupier, you can install more cabinets if you wish to. 

In terms of provisions, kitchen appliances like the induction hob, hood and oven are from De Dietrich, while the fridge and washer-dryer are from Samsung. The stainless steel sink and mixer are from Franke. One bonus feature is the water filter tap, a rare provision we haven’t seen in other developments.  

In the showflat, the dining area is next to the oven. It works if you plan to have a compact table but finding one that fits in the space might be challenging.  

An alternative is to place the dining table opposite the kitchen cabinets. You could even place it parallel to the wall, so it won’t disrupt the walkway from the entrance too much.   

Efficient dumbbell layout 

All the 2-bedroom + Study and standard 2-bedders have a dumbbell layout where the two bedrooms are on opposite sides of the unit. This is great for tenants as they are able to have their personal space. 

Flexibility to combine study and common bedroom 

The study area is between the common bedroom and bathroom and is decent for one person. The good thing about this arrangement is that there’s flexibility to enclose the study so it joins the common bedroom and bathroom to make another ensuite bedroom. 

The common bedroom in the 2-bedroom + Study unit 

Master bedroom comes with a side dresser

The master bedroom is reasonably sized for a 2-bedder, with sufficient space for a king-sized bed and side tables. There’s also some space in front of the bed for display shelves. 

The wardrobe has built-in lights and an accessories drawer to store belts, jewellery and other small items. We’re pretty impressed with the satin mirror and melamine finish of the wardrobe doors as satin is usually reserved for larger or more premium units. 

There’s also a side dresser with a full-length mirror to keep make-up or skincare items you’d need daily. Like other new launches, this is a great alternative to having a proper dressing table as it doesn’t take up much space. 

The master bathroom comes with a vanity mirror with a cabinet and countertop. We love the ample cabinets here, as all the mirror panels have storage space behind them (even the smaller ones). They also come with built-in lights, so that’s a plus point. 

In terms of sanitary fittings, the overhead rain shower, shower set and mixer tap are by Gessi, while the basin is by Kohler. 

Grand Dunman Showflat: 3-bedroom + Study (Type 3BR LS) - 1,119 sqft (104 sqm)

No. of units:

• 103

Who is it suited for?

• Families with 2 or 3 children

There are various 3-bedroom units at Grand Dunman. These are the standard 3-bedders, 3-bedroom + Study, 3-bedroom Flex (with a yard and store) and 3-bedroom dual-key units. There’s only one layout for the 3-bedroom + Study unit and they make up six stacks. All 3-bedroom units come with a foyer space. 

There are also 32 3-bedroom (Grand) units with a private lift, larger living and dining spaces, a walk-in wardrobe in the master bedroom and a powder room. We’ll elaborate more on the Grand units in the 5-bedroom showflat. 

Kitchen has a glass partition wall 

The kitchen and yard are about 108 sqft (10 sqm), quite a generous space for a 3-bedder. There’s also more than enough countertop space for meal preparation and ample cabinet storage. The window in the yard also helps with natural ventilation, especially since a 3-bedroom household is expected to cook more often. 

We love the glass partition wall, which allows more light into the kitchen. This makes the unit feel more open as you can see the living and dining areas from the kitchen and vice-versa.

Like the 2-bedroom + Study unit, the kitchen appliances are from De Dietrich and Samsung. However, instead of an induction hob, you’ll get a gas hob and cooker hood, the standard provision for larger units. There’s also a separate washer and dryer instead of a washer-dryer combination.  

Sizeable dining and living areas 

The dining area can fit a six-seater table comfortably; we like that there’s still sufficient space behind the chairs so it doesn’t feel too cramped. 

However, you’d have to consider an appropriate size for the dining table so it fits nicely into the space without encroaching on the corridor space. 

Similarly, the living room can accommodate a four-seater couch, and there’s space for a decently-sized coffee table. If you need more seating, perhaps an L-shaped sofa would fit comfortably too.   

Master bedroom

The master bedroom in the 3-bedroom unit is considerably larger than the one in the 2-bedder, so you’d be able to fit in a king-sized bed with generous walkway space around it. The ID didn’t place a dressing table in the bedroom, but we think there’s some space for that in front of the bed, albeit small. 

Otherwise, the wardrobe has a side dresser with a full-length mirror similar to the 2-bedder. So, you won’t actually need a proper dressing table. 

The provisions in the master bathroom are pretty standard for all the Luxury units, with bathroom fittings by Gessi, Kohler and Geberit. One thing we like here is that there’s a small window behind the WC for natural ventilation. 

Study room has a unique nook to install shelves

A plus point of this unit is that the study area is a properly enclosed room situated right next to the master bedroom. There’s also a window so there’s natural light during the day. 

Part of the ceiling in the study room has something like a bulkhead and that creates a unique nook where you can add shelves, like what the ID had done in the showflat. 

Common bedrooms

The common bedrooms are about 97 sqft (9 sqm), giving them enough room to fit a queen-sized bed each. Both bedrooms have full-length windows, too, so that’s an advantage. 

As for the common bathroom, the provisions are pretty similar to the master bathroom; the only difference is that it doesn’t have an overhead rain shower. What’s great is that you’ll get a sizeable window in the shower area, which is rare for common bathrooms. 

Grand Dunman Showflat: 4-bedroom (Type 4BR L) - 1,432 sqft (133 sqm)

No. of units:

• 87

Who is it suited for?

• Multi-generational families

There are 87 4-bedroom Luxury units and 34 4-bedroom Grand units. Most 4-bedroom layouts come with a private lift, except for one.

The 4-bedroom showflat unit has a private lift lobby, a dry and wet kitchen concept and a junior master bedroom. 

Private lift lobby 

Residents and guests will be greeted by a private lift lobby before entering the unit. It’s about the size of a study area and there’s substantial space for a shoe cabinet or shelves. You can even add ornaments or a display table for decoration to impress guests. 

Functional dry kitchen in the dining area

The dining area is adjacent to the unit’s entrance and what’s interesting here is that the dry kitchen on the side. 

Having a dry kitchen in the dining area is practical as you can serve dishes on the countertop when guests are over. Alternatively, it can be a drinks corner, as a wine cellar is also provided. As there’s a sink, guests can also wash their hands without heading to the wet kitchen. 

There are also storage cabinets where you can keep tableware and utensils. This way, it’s more convenient when setting the dining table.  

You’ll notice that the dry kitchen comes with a tile backsplash, which is a bonus provision. 

The dining area can comfortably fit a 6 or 8-seater table. Of course, having a 6-seater table will give you more space to move around. 

We feel that the space can also accommodate a decently sized round dining table (with about 6 to 8 chairs), but this would mean you have less walkway space to the kitchen. Some families might prefer having a round table as sharing meals and having conversations is easier. 

Spacious living room

The living and dining rooms have a combined area of 388 sqft (36 sqm). In the showflat, you can see that the ID had placed an L-shaped sofa, which shows how spacious the living room is. Alternatively, you can place a 3 to 4-seater sofa and two side couches. 

There’s a lot of room from the sofa to the TV, so you can be more flexible about the type of coffee table you choose. 

Wet kitchen, yard and foyer

From the dining room, you’ll see the yard area before the wet kitchen. It’s not a common layout, as yard areas are usually together with the household shelter and WC, but it’s not a huge concern either. 

What’s great is that there’s a window here for natural ventilation close to the gas hob and hood. It’s a plus point if you do a lot of cooking. 

In terms of the provisions, they are similar to the other showflat units in the Luxury collection. The hob, hood and oven are by De Dietrich, while the washer, dryer and fridge are by Samsung. One difference is that there’s a two-door fridge to accommodate a larger household.  

The wet kitchen has abundant cabinet space and countertops, which is always good. We love that there’s this nook that’s perfect for placing a coffee machine. There are power sockets here, too, so it could be for other appliances.

On the other side of the kitchen is the foyer, where you’ll find the entrance from the common corridor. With the household shelter and WC, it’s a decent space for helpers to have their personal space. 

Two master bedrooms for multi-generational families

Main master bedroom

As you would expect from a 4-bedder, the master bedroom has quite an impressive amount of space. Even with a king-sized bed, the walkway space around it is wide.   

The ID had installed some storage and display shelves in front of the bed, but we still felt like we had lots of space to manoeuvre. 

If you need a dressing table, there’s enough space between the bed and the wardrobe. But you’d probably want to shift the bed closer to the windows.

The master bathroom is similar to what we’ve seen in the other two showflats. Plus, the shower area has a half-length window for natural ventilation. 

Junior master bedroom 

The junior master bedroom has an entryway, giving it some privacy. Some buyers might see this as wasted space, but we like that it elevates the junior master and sets it apart from the common bedrooms. If you need additional storage, it could also be a good space to have some shelves or cabinets.  

There’s a decently sized sleeping area in the junior master, too, with ample room for a king-sized bed and side tables. Hence, it’s suitable for elderly parents living with their children’s family or newlyweds still living with their parents. 

Common bedrooms

Both common bedrooms are the same size as the ones in the 3-bedder. So, both bedrooms can fit a queen-sized bed.

The developers have collaborated with global gaming brand Razer to turn one of the common bedrooms into a gaming room for the show unit. It’s a cool setup; all products are from Razer, from the chair to the laptop and monitor. 

It’s the first time we’ve seen such a concept in a condo showflat, and it’s a breath of fresh air. We would have loved it even more if there were special discounts on Razer products for buyers!

Grand Dunman Showflat: 5-bedroom (Type 5BR G2) - 2,131 sqft (198 sqm)

No. of units:

• 34

Who is it suited for?

• Multi-generational families

The last showflat is the 5-bedroom Grand unit, which is also the most luxurious. Both the Grand and Luxury 5-bedders have 34 units each. 

The Grand units comprise 3, 4 and 5-bedroom units with a private lift lobby, a dry kitchen, a powder room and a walk-in wardrobe in the master bedroom. The 4 and 5-bedroom Grand units have a junior master bedroom. 

Elegant private lift lobby

The unit starts with a modestly-sized private lift lobby, which makes for an impressive entrance when you have guests over. The bronze-gold facade of the lift also elevates the look of the unit. 

There’s space to add storage cabinets or a seating area like the ID did in the showflat. 

Large living and dining areas

One of the highlights of the 5-bedroom Grand unit is its large living and dining areas. Together with the dry kitchen, they have a combined area of 495 sqft (46 sqm), equivalent to the size of a standard 1-bedder.

The dining area is huge enough to accommodate an 8-seater dining table. If you need more seating areas, we reckon that you’ll also be able to fit a slightly longer table that’ll fit 10 people or a round table. 

The huge communal space aids in quality bonding time for multi-generational families. It’s also a great space to host gatherings with extended family and friends.

One feature of the Grand units is the marble flooring in the living and dining areas, the private lift lobby and the dry kitchen.   

If there are not enough seating areas, you can add more to the balcony. It’s about 161 sqft (15 sqm), roughly the size of a master bedroom, so there’s a lot of space.  

What’s more, most stacks in the Grand collection will enjoy spectacular views of the surrounding landed estate. Some might even get city skyline or sea views. 

Dry kitchen-wet kitchen concept 

While most dry kitchens feel like an extension of the wet kitchen, the dry kitchen in the 5-bedder feels like a space on its own. There’s also space for additional storage or wine cabinets, which the ID had installed.  

As it’s adjacent to the dining area, you can serve dishes buffet-style or beverages on the dry kitchen countertop during gatherings. 

Like the dry kitchen in the 4-bedder, the dry kitchen has a feature wall backsplash, which matches the countertop. It’s an elegant addition to the dry kitchen. 

The provisions include a wine cellar and a sink, so guests can wash their hands instead of entering the wet kitchen. 

They can also use the powder room in the dry kitchen. 

As expected, the wet kitchen has plenty of upper and lower storage cabinets. The colour scheme for the countertop and backsplash is also darker than the Luxury unit and this is a sleeker and more stylish look.

Instead of having De Dietrich for the kitchen appliances, the Grand units will be provided with luxury Miele appliances. This includes the gas hob, cooker hood, oven and dishwasher. As 5-bedroom units cater to a larger household, having a dishwasher is a plus point. The fridge, washer and dryer are from Samsung, similar to the other units. 

The provisions for Grand units are certainly generous, though we wished there were more than three stoves for the gas hob. 

Like the 4-bedder, the yard is nearer to the cooking area and not the WC/household shelter. But you’ll get a nicely-sized window, so you won’t have to worry about insufficient ventilation. 

The foyer and entrance from the common corridor are on the other side of the kitchen. Besides the household shelter and WC, there’s a store with additional storage space. 

Three bedrooms with ensuite bathroom

Besides the master bedroom, the 5-bedroom Grand unit has two additional bedrooms with ensuite bathrooms. These are the junior master bedroom and a common bedroom. Hence, this is an advantage for multi-generational families with more than one married couple. 

Master bedroom

There’s a small entryway into the master bedroom, which allows some privacy for the Mr and Mrs of the house. This way, you won’t see the bed area from the corridor. 

The master bedroom is divided into the main sleeping area and the walk-in wardrobe. 

The main sleeping area is generously sized at 183 sqft (17 sqm). Of course, there’s no doubt that you can fit a king-sized bed here. With abundant space, you can place a couch, a massage chair, or a cupboard. 

There’s sizeable room for a proper dressing table as well. 

The walk-in wardrobe is almost the size of a common bedroom and it’s in an L-shaped layout, so there’s ample storage space. Instead of the usual sliding doors, they come with swing doors which is more convenient as you can see the whole wardrobe at once when they are open. 

Besides racks to hang your clothes, there are functional shelves for folded clothes and compartments to store small items like jewellery.

The master bathroom is one of the highlights of the unit. It’s lavishly adorned with marble countertops, and the walls are a mix of marble and porcelain, giving it a hotel-like feel. 

There are his and hers sinks so you and your spouse can have your personal space while getting ready in the morning. Instead of the standard silver or black colours, the mixer taps and shower heads (by Geberit) are gold, giving it a touch of luxury. 

The pièce de résistance of the master bathroom is the steam function in the shower area, provided in all Grand units. The shower area will have a glass door in the actual unit, so you can have your own steam room at home. There’s a control panel where you can control the temperature of the steam and even a seating area. 

It’s the first time we’ve seen a steam function in a new launch and it’s a remarkable feature. Most developments will provide a bathtub for their premium units but Grand Dunman has differentiated itself from the rest. 

Junior master bedroom

The junior master bedroom is the only one on the other side of the unit, next to the dining area. It’s larger than the main master bedroom in the 4-bedroom Luxury unit so you can comfortably fit a king-sized bed and a dressing table. 

As this bedroom is close to the communal areas and kitchen, it’s perfect for elderly parents who don’t want to move around too much.   

Common bedroom with bathroom 

The last ensuite bedroom is a common bedroom but it’s also larger than the size of the main master bedroom in the 4-bedder. This is suitable for newlyweds who are still living with their parents. 

One thing we love about this bedroom is an additional window between the bed and wardrobe, so it will have more natural light during the day. 

Other common bedrooms

The other two common bedrooms in the unit are around 118 sqft (11 sqm), larger than average. Both can fit a queen-sized bed. 

As part of the collaboration with Razer, one of the bedrooms has been turned into a live-streaming room with a Hello Kitty theme for the show unit. All the electronic products and the chair in this bedroom are also by Razer.

Grand Dunman - Price analysis and comparison

Grand Dunman hasn’t released its prices yet. However, we’ll look at the average prices of nearby new launch condos in District 15. 

Average prices of new launch condos in District 15 in the past 1 year

The last major project to launch in District 15 was The Continuum in May 2023, followed by Tembusu Grand a month earlier, in April 2023. Before that, the last launch was LIV@MB in May 2022. 

Other projects launched last year, like Baywind Residences, Royal Hallmark and Atlassia, are boutique developments with less than 50 units. Amber Park, Meyer Mansion and One Meyer launched in 2019, before the Covid-19 pandemic.

Based on the table above, there are some observations that we can make.

Firstly, the freehold status for projects of similar sizes impacts prices. Among the larger freehold new launch projects in District 15, The Continuum and Meyer Mansion have higher average psf prices than Tembusu Grand and LIV@MB, which are 99-year projects. This is despite Meyer Mansion launching 3-4 years earlier.

The only exception is Amber Park, which has a lower psf price than LIV@MB. This could be because the latter is situated closer to the city. 

Tembusu Grand's showflat

Compared to small projects, Tembusu Grand and LIV@MB's average psf prices are still higher than the freehold boutique condos like Atlassia or Royal Hallmark. Overall, the three boutique projects launched in 2022 have average psf prices of over S$2,100 psf. One thing to note is that none of these projects are near an MRT station. Plus, Baywind Residences is in the Telok Kurau area, already in the OCR. 

Another trend is that projects nearer to the city and/or East Coast Park have higher average psf prices than those farther away. These are LIV@MB, Meyer Mansion, One Meyer and Amber Park. But this might also be the effect of having an MRT station within walking distance. The first three projects are near Katong Park MRT, while Amber Park is near Tanjong Katong MRT station.

What's more, Amber Park, Meyer Mansion and One Meyer are within walking distance of East Coast Park. The last two projects also have unblocked views of the sea.

Grand Dunman has some of the characteristics above as well. It’s very close to Dakota MRT station and possibly more than half of the stacks have good views of the landed houses, the sea or the city. Hence, we feel that its average psf price might be somewhere between LIV@MB and Tembusu Grand. However, one advantage is that Grand Dunman has more than 1,000 units, so we’re hoping the developers can afford to be more competitive in its pricing. 

Profitable/Unprofitable sale transactions of resale condos near Grand Dunman in past 1 year 

If you’re looking to purchase Grand Dunman for investment and sell it after a few years, you might be interested in its resale prospects. Hence, we’ll look at the profitable and unprofitable transactions of four condos near Grand Dunman over the past year - Waterbank at Dakota, Dakota Residences, The Waterina and The Sunny Spring. We chose these four projects as they are mid-scale developments with full condo facilities and are within walking distance of Dakota MRT station. One thing to note is that they are in District 14. 

Overall, all four projects had profitable transactions in the past year except for Waterbank at Dakota, which had two unprofitable transactions. But this could also be because it had the highest volume of transactions compared to the rest.   

Waterbank at Dakota 

On average, profitable transactions at Waterbank at Dakota had 0.2% - 6.6% gain per year and the average years held was 10.4 years. The most capital gains* in the past year were S$383,000 for a 1-bedder, S$475,000 for a 2-bedder and S$1.014 million for a 3-bedder. 4- and 5-bedders only had one transaction each in the past year. Both unprofitable transactions were 1-bedders and made a capital loss of S$10,000 and S$40,000. 

*Take note that capital gains and losses are simply the difference between the previous owner's purchase price and the price they sold at. It hasn’t taken into account other costs such as stamp duty, legal fees, agent’s commissions and more. 

Dakota Residences 

On average, profitable transactions at Dakota Residences had 2.5% - 5.2% gain per year and the average years held was 10.6 years. The most capital gains in the past year were S$410,000 for a 2-bedder, S$855,000 for a 3-bedder and S$1.257 million for a 4-bedder. There were no transactions for 1 and 5-bedders. 

The Waterina 

On average, profitable transactions at The Waterina had 1.9% - 9.8% gain per year and the average years held was 12.3 years. The most capital gains in the past year were S$590,000 for a 1-bedder, S$934,209 for a 2-bedder and S$1.54 million for a 3-bedder. There were no transactions for 4 and 5-bedders. 

The Sunny Spring

On average, profitable transactions at The Sunny Spring had 4.5% - 12.7% gain per year and the average years held was 11.6 years. The most capital gains in the past year was S$1.07 million for a 3-bedder. 

Rental prospects of condos near Dakota MRT station

Grand Dunman just a 2-minute walk from Dakota MRT, so it will be popular with investors. There will also be strong rental demand, particularly for 1 and 2-bedroom units as the development is located close to the CBD. We’ll look at the rental prices of 1 and 2-bedroom units for mid-scale condos near Dakota MRT station.

1-bedroom units

For 1-bedroom units, the average rental price in 2023 is S$3,886 for Waterbank at Dakota and S$3,393 for The Waterina. On a psf price basis, it’s S$7 for Waterbank at Dakota and S$5.07 for The Waterina. The rental yield for 1-bedroom units is 4.71% for Waterbank at Dakota and 3.59% for The Waterina. 

The average rental yield is around 2-3%, so anything higher than that is potentially good for investment. 

2-bedroom units 

For 2-bedroom units, the average rental price in 2023 is S$4,575 for Waterbank at Dakota, S$4,100 for The Waterina and S$5,400 for Dakota Residences. On a psf price basis, it’s S$5.07 for Waterbank at Dakota, S$3.97 for The Waterina and S$5.14 for Dakota Residences. The rental yield for 2-bedroom units is 3.56% for Waterbank at Dakota, 2.75% for The Waterina and 3.49% for Dakota Residences. 

Overall, it’s no surprise that both the newer projects seem to be doing better in terms of rental yield for 1 and 2-bedroom units. Grand Dunman will TOP in 2028, which is 15 years after Waterbank at Dakota. Hence, there’s a good chance that it will do well in terms of rental yield. 

Appreciation value analysis

1. Proximity to an MRT station and reputable school

Based on data from URA, Realis and 99.co, the four mid-scale developments near Dakota MRT station have had a healthy appreciation over the last 13 years. The Sunny Spring had the highest appreciation rate of 126.96% and this could be because it is the closest to Kong Hwa School. While the two older freehold projects enjoyed a higher appreciation, this was because they started at lower average psf prices. 

The appreciation rate for the two 99-year projects was 48.35% for Waterbank at Dakota and 53.84% for Dakota Residences. By the time Grand Dunman is completed, it will be at least 15 years younger than these projects, making it more attractive to future buyers. 

Being near an MRT station is also a huge deal as it is convenient for residents to get anywhere in Singapore. As Singapore moves towards a car-lite society, it will also improve the rail network, benefiting those living near an MRT station. This will make Grand Dunman more attractive to investors due to their rental and resale prospects. 

Likewise, living close to a reputable primary school like Kong Hwa is also important as the primary 1 balloting has become more competitive. 

Not to mention that Grand Dunman is close to the famous F&B and lifestyle spots like Old Airport Road Food Centre and Kallang Wave Mall down the road. 

One thing to note is that there will be a future development opposite Grand Dunman that might affect its appreciation. 

However, as seen from the case of Waterbank at Dakota and Dakota Residences, both have seen a healthy appreciation rate. Dakota Residences has appreciated better as it launched at a lower price, and this could also be the case for Grand Dunman in future. 

Plus, Grand Dunman has an advantage as a huge percentage of its units have views of the Mountbatten landed estate and the sea compared to the future site. Hence, this would be an attractive factor for prospective buyers. 

2. Upcoming developments around Kallang

Located a 4-minute drive from Grand Dunman, the Kallang sports and entertainment hub is set to become more exciting. New developments in the area include the Kallang Football Hub, Singapore Tennis Centre, Youth Hub and Velodrome, and several park spaces along the waterfront.

The Old Kallang Airport will also be rejuvenated into a lifestyle hub and Kampong Bugis will be turned into an attractive residential and recreational precinct. These developments would also contribute to the potential appreciation of Grand Dunman.

3. Upcoming developments in Marine Parade and East Coast

The Marine Parade and the East Coast area are set to welcome several developments and one of the main highlights is the Thomson-East Coast Line (TEL). The nearest TEL stations to Grand Dunman will be Katong Park and Tanjong Katong. Although they are not within walking distance of Grand Dunman, the TEL is expected to boost property values in the area.

The TEL will also bring new developments such as an underground mall linking Marine Parade and Marine Terrace MRT stations. The new MRT line will add to the attractiveness of living in District 15, which is already known for its abundance of good food, reputable schools and colourful history and heritage. Hence, Grand Dunman will benefit from these developments and future residents can expect to enjoy potential appreciation if there's a high demand for housing in the area.

Summary

If you like living minutes away from the CBD, Grand Dunman suits you. Being a 2-minute walk from Dakota MRT is a huge advantage and getting to the city centre is very convenient. From an investors’ standpoint, this is also a huge draw. 

Grand Dunman is attractive for families with children due to its proximity to renowned schools like Kong Hwa, Tanjong Katong Primary, Dunman High and Chung Cheng High (Main). 

As Grand Dunman is a large development, an extensive variety of unit configurations will appeal to different demographics. Whether you’re single, a young couple, a small family with one child or a multi-generational family, there’s a layout that will suit your needs. Overall, we like the functional layouts of the units and premium fittings. For the well-heeled, the Grand units will also appeal to them.

However, some considerations that buyers might have is that Grand Dunman is a mega development with more than 1,000 units, which might not be for those who prefer more exclusivity. While some facilities are appealing, like the 80m Grand Pool, two clubhouses and 1:1 parking, buyers might be concerned about overcrowding during peak periods. 

Grand Dunman’s sales gallery is now open at Eunos Avenue 3 (opposite Hafary Gallery). Check out our Grand Dunman project page for the latest updates.