Grand Dunman Review: The Guide to D15’s Mega-Launch (2025)

I. Grand Dunman: The Definitive 10,000-Word Review of 2025’s Landmark D15 Mega-Development

The launch of a new residential project in Singapore’s coveted District 15 is always a noteworthy event.

But the arrival of Grand Dunman transcends the typical; it represents a paradigm shift for the district.

With 1,008 residential units, this is a “mega-development” on a scale not seen in the East Coast/Katong area since the 1980s.1

In recent years, buyer skepticism has sometimes met such large-scale projects.

Concerns over unit supply, resale competition, and facility overcrowding are common.1 However, the market’s trajectory has consistently proven these initial doubts wrong.

Landmark mega-developments like Parc Clematis (1,468 units) 4, Treasure at Tampines (2,203 units), and Normanton Park (1,862 units) have not only sold out but have also seen healthy price appreciation.1

This history provides a critical context for Grand Dunman. Its scale is not a liability; it is its greatest strategic advantage.

This scale allows the developer, SingHaiyi Group, to orchestrate a “staged pricing” strategy, building momentum and rewarding early purchasers.1

More importantly for the resident, it facilitates a “laundry list of facilities” 1—from an 80-meter Grand Pool to a rare 1-to-1 carpark ratio—that smaller, boutique developments in the same district simply cannot offer.6

This report provides a comprehensive, 10,000-word analysis of Grand Dunman, examining its “triple threat” value proposition:

Unbeatable Location: A 3-minute, sheltered walk to the operational Dakota MRT station.8
Strategic Scale: The lifestyle and investment benefits derived from its 1,008-unit, 271,620 sqft site.6
Future-Proofed Growth: The unprecedented URA Master Plan transformations on its doorstep, including the Paya Lebar Air Base relocation and Kallang River rejuvenation.10

The market has already delivered a strong verdict. On its launch weekend, Grand Dunman sold 550 units, or 54.6% of the project.12

This “record-breaking launch” 13 was not just a sales figure; it was a clear signal of robust market confidence and a validation of the project’s pricing and positioning.12

The diverse demographics of the buyers underscore its broad and diverse appeal.13

Project at a Glance

Key Detail	Information
Project Name	Grand Dunman
Developer	SingHaiyi Group & CSC Land Group 8
Location	Dunman Road, District 15 8
Tenure	99-year leasehold (from June 2022) 8
Total Units	1,008 residential units + 5 retail shops 8
Site Area	271,620 sqft (approx. 25,234 sqm) 8
Architect	P&T Group 8
Unit Mix	1-Bedroom to 5-Bedroom, Penthouses 15
Expected TOP	2027 / 2028 2

II. The Investment Thesis: Analyzing Capital Appreciation & Rental Yield

For the discerning investor, a property must be more than a home; it must be a high-performance asset.

Grand Dunman is engineered to be precisely that, built upon a data-driven investment thesis that combines immediate rental appeal with significant long-term capital appreciation potential.

The Five Pillars of Appreciation

Analysis shows that a property’s long-term value is driven by five key factors, all of which are deeply embedded in Grand Dunman’s DNA 16:

MRT Accessibility: Its proximity to Dakota MRT is a powerful driver that “increases rentability & resale value”.16
School Proximity: The 1km radius to top-tier schools “enhances family buyer demand,” securing a stable and motivated resale market.16
Lifestyle Amenities: Access to icons like Old Airport Road Food Centre and East Coast Park “retains buyer interest over time”.16
Future Growth Nodes: Proximity to the Paya Lebar Quarter and the future Paya Lebar Air Base redevelopment “raises asset value as nearby zones redevelop”.16
Economic Stability: The project’s location is anchored in a mature estate with high employment rates, strong average income levels, and a clear pipeline of future job growth and infrastructure projects.17

Rental Yield Deep Dive: The Paya Lebar Quarter (PLQ) Effect

The most immediate driver of rental demand comes from the Paya Lebar Quarter (PLQ), located just one MRT stop away.9

PLQ is not merely a mall; it is the closest commercial hub to the CBD and a dynamic regional center.18

The three Grade A office towers at PLQ provide nearly one million square feet of prime office space.18

This has attracted a massive, high-income tenant pool of professionals and expatriates from leading corporations.18

These tenants seek modern, full-facility condominiums within walking distance of an MRT.

Grand Dunman, being the newest and largest of these, is perfectly positioned to capture this demand.

This superior location translates directly into quantifiable returns.

Data analysis projects Grand Dunman’s average rental yield at approximately 3.27% to 3.65%.16

This is significantly higher than the District 15 average of 3.01%.19

The reason for this outperformance is clear: Grand Dunman’s 162-meter walk to the MRT is vastly superior to the D15 average of 1,181 meters.19

Nearby, older condominiums like Waterbank at Dakota and Dakota Residences already demonstrate this high rental demand.18

Waterbank at Dakota, for instance, posts a strong 3.4% rental yield.21

Grand Dunman, being a brand-new development with superior facilities, is poised to set a new benchmark for rental performance in the area.

The Macro-Investment Climate: A “Value-Add” Strategy

The APAC investment sentiment for 2025 remains positive, with Singapore consistently ranked as a top destination.22

Critically, the most favored strategy for investors in 2025 is “value-added” investments.22

Grand Dunman is the epitome of this strategy. The “value-add” is not in performing a minor renovation.

It is in acquiring an asset before the maturation of massive, state-funded infrastructure projects.

The long-term upside is locked in by the URA Master Plan, specifically the Paya Lebar Air Base relocation 10 and Kallang River rejuvenation.11

Investors are buying into a location where the surrounding land value is set to be systematically unlocked by public transformation over the next 10 to 15 years, a classic and powerful “value-add” play.

Table: Grand Dunman Projected Rental Yield vs. D15 Comparables

Unit/Property	Est. Entry Price	Est. Monthly Rental (2028)	Est. Gross Yield
Grand Dunman 1-BR	~$1.05M 16	~$3,200 16	~3.65% 16
Grand Dunman 2-BR	~$1.45M 16	~$4,200 16	~3.47% 16
Grand Dunman 3-BR	~$1.85M 16	~$5,500 16	~3.56% 16
Waterbank @ Dakota	N/A	N/A	3.4% 21
Grand Dunman (Avg)	N/A	N/A	3.27% (Avg) 19
District 15 (Avg)	N/A	N/A	3.01% (Avg) 19

III. The “D15 Trilogy” Showdown: Grand Dunman vs. The Continuum vs. Tembusu Grand

The year 2023 was defined by the “D15 Trilogy,” the launch of three major developments that gave buyers a rare opportunity to compare and contrast: Grand Dunman (1,008 units).

The Continuum (816 units), and Tembusu Grand (638 units).12 This section provides an objective, data-driven analysis for mid-funnel buyers.

Analysis 1: Location & Convenience (The MRT Factor)

This is the most critical differentiator. Grand Dunman’s value proposition is built on immediate, “ready access” to an operational MRT line.9

Grand Dunman: A 3-minute, 250-meter walk to the operational Dakota MRT (Circle Line).9
The Continuum: An ~8-minute walk to Dakota MRT 9 and a similar walk to the upcoming Tanjong Katong MRT (Thomson-East Coast Line).23
Tembusu Grand: A ~10-minute walk to the upcoming Tanjong Katong MRT.9

The distinction between “operational” and “upcoming” cannot be overstated.

For investors seeking immediate rental returns or homeowners who rely on public transport, Grand Dunman’s connectivity is a tangible, present-day advantage.

Buyers “won’t need to wait years for infrastructure to catch up”.9 This is why it was rated as having the “overall highest convenience” of the three.12

Analysis 2: Tenure & Price (The Freehold Debate)

The second major difference is land tenure.

The Continuum: Freehold, launched at an average PSF of $2,732.12
Grand Dunman: 99-year leasehold, launched at an average PSF of $2,500.12
Tembusu Grand: 99-year leasehold, launched at an average PSF of $2,465.12

The Continuum’s freehold status carries a price premium of approximately 20% over Grand Dunman.

As one analysis notes, this premium “makes mathematical sense when you compare properly”.24

This presents buyers with a clear-cut strategic choice, not a “better” or “worse” option.

The Continuum is the ideal choice for a legacy-focused, “pass down to future generations” buyer 12 who values tenure above all else.

Grand Dunman, in contrast, is the choice for the buyer who prioritizes immediate convenience (MRT), a significantly lower quantum, and a superior rental-yield-to-price ratio.

Analysis confirms Grand Dunman as the “best for rental investment” of the three.12

Analysis 3: Launch Success & Market Confidence

The market voted decisively with its money, providing a clear proxy for buyer confidence.

Grand Dunman (Launch Day): 550 units sold (54.6% of project).12
Tembusu Grand (Launch Day): 338 units sold (53% of project).12
The Continuum (Launch Day): 188 units sold (23% of project).12

These launch-day figures are of “paramount importance”.12

They demonstrate that the market has strong, majority confidence in the 99-year, MRT-adjacent value proposition offered by Grand Dunman and Tembusu Grand.

Grand Dunman’s “record-breaking launch” 13 and “most successful launch” 12 of the trio validates its pricing and superior positioning, even when competing directly against a large-scale freehold alternative.

Table: D15 New Launch Competitor Matrix (2023-2024)

Project	Developer(s)	Tenure	No. of Units	Site Area	Nearest MRT	Walk Time	MRT Line (Status)	1km Schools	Avg. Launch PSF
Grand Dunman	SingHaiyi Group & CSC Land	99 Years	1,008	271,619 sqft	Dakota	3 mins	Circle Line (Operational)	Kong Hwa, Tanjong Katong Pri	$2,500 9
The Continuum	Hoi Hup & Sunway	Freehold	816	269,995 sqft	Dakota / Paya Lebar	8-10 mins	Circle Line (Operational)	Kong Hwa, Tanjong Katong Pri, Haig Girls’	$2,732 9
Tembusu Grand	CDL & MCL Land	99 Years	638	210,543 sqft	Tanjong Katong	10 mins	Thomson-East Coast (Upcoming)	Tanjong Katong Pri, Haig Girls’	$2,465 9

IV. Location & Lifestyle: The Unbeatable Convenience of the Dunman Road Enclave

Beyond the investment data, Grand Dunman offers an unparalleled lifestyle.

Its location on Dunman Road places it at the nexus of connectivity, heritage “food paradise,” and green recreation.

Pillar 1: Unmatched Connectivity (The Power of the Circle Line)

The core location asset is the 3-minute, 250-meter sheltered walk to Dakota MRT Station.8

This is not just any MRT line; the Circle Line (CCL) is arguably Singapore’s most critical interchange line, acting as a network hub that connects all other major lines.

This connectivity means residents are not just 3 minutes from a station, but minutes from the entire city. The travel times from Dakota quantify this convenience.

Table: Travel Time from Dakota MRT

Destination	Travel Time	Interchange / Location
Paya Lebar Quarter	1 stop 9	Interchange to East-West Line (EWL)
Bugis	4 stops 9	Interchange to Downtown Line (DTL)
Suntec City / Promenade	4 stops 25	Major Office & Retail Hub
Marina Bay	6 stops 25	Central Business District (CBD)
Raffles Place	6 stops (via Paya Lebar) 9	Central Business District (CBD)
One-North / Buona Vista	~30 mins 9	Business & Tech Park
Changi Airport	~35 mins 9	Interchange at Expo

For residents who drive, the location is equally strategic, with seamless access to the East Coast Parkway (ECP), Pan Island Expressway (PIE), and Kallang–Paya Lebar Expressway (KPE), connecting them to the CBD and Changi Business Park with ease.25

Pillar 2: The “Food Paradise” & Lifestyle Hub

Grand Dunman is situated in an area widely celebrated as a “food paradise”.27

Old Airport Road Food Centre: A mere 5 to 7-minute walk away.18 This is one of Singapore’s most iconic and largest hawker centers, offering a legendary array of local food.18
Katong & Joo Chiat: A short drive away are the “iconic food destinations” 28 of Katong and Joo Chiat. This area is famous for its rich Peranakan heritage, preserved shophouses, trendy cafes, and late-night supper spots.26
Retail & Commercial Hub: The Paya Lebar cluster (PLQ Mall, Paya Lebar Square, SingPost Centre, Kinex) provides a massive, “dynamic regional hub” 18 for all shopping, dining, and entertainment needs, just one MRT stop or a short drive away.25

Pillar 3: Recreation & Green Spaces

The urban convenience is perfectly balanced with extensive green and recreational spaces.

East Coast Park: A 7-minute drive 27 or a short cycle via the park connectors. This is Singapore’s premier coastal park, a haven for jogging, cycling, water sports, and family outings.28
Geylang River / Kallang River: The development’s site boundary directly fronts the Geylang River.29 This provides residents with immediate “river walks” 28 and access to the extensive Park Connector Network, which is part of the URA’s Kallang River rejuvenation plan.
Singapore Sports Hub: Just a short drive away, the Sports Hub and Kallang Wave Mall offer world-class sporting events, concerts, and retail options.27

V. The Future Growth Engine: How the URA Master Plan Will Transform the Region

The most compelling, long-term investment case for Grand Dunman lies in the massive, state-level transformations planned for its immediate surroundings.

Owners are not just buying a property; they are securing a “first-mover” position at the edge of Singapore’s next great redevelopment story.

Transformation 1: The Paya Lebar Air Base (PLAB) Relocation (The “Next Punggol”)

Starting from the 2030s, the relocation of the Paya Lebar Air Base will free up 800 hectares of land.30

To put this in perspective, this is a land size comparable to Bishan or Ang Mo Kio.

This site will be redeveloped into a massive new, sustainable town accommodating up to 150,000 new homes.10

This is an almost unprecedented scale. As noted in the 2022 National Day Rally, this is “roughly the combined population of Punggol and Sengkang today”.10 3

This is not a minor plot of land; it is the creation of an entire new region within Singapore.

For Grand Dunman residents, the implications are profound.

First-Mover Advantage: Grand Dunman sits at the fringe of this transformation. Owners are buying before this massive influx of new infrastructure, amenities, and population drives up land values across the entire region.
New Infrastructure: The new town will be “stitched” 30 to neighboring communities. This means new transport links (MRT, roads) and amenities (schools, healthcare, parks) will be developed, directly benefiting Grand Dunman.
Removal of Height Restrictions: The relocation of the airbase will remove the current height restrictions on surrounding buildings, unlocking future redevelopment potential and value for the entire area.10
Unique Identity: The URA plan will thoughtfully preserve heritage elements, such as a section of the runway and former airport buildings, repurposing them as community spaces.30

Transformation 2: The Kallang River Rejuvenation (The “Amazon of Singapore”)

While the PLAB is a long-term catalyst, the Kallang River rejuvenation is a more immediate lifestyle enhancement that directly borders the development.

The URA’s vision is to transform the 10km Kallang River—Singapore’s longest 32—from a fragmented waterway into a vibrant “lifestyle hub”.32

This plan, dubbed the “Amazon of Singapore” 11, will create new parks, community nodes, and recreational spaces.

Grand Dunman’s design, which is “inspired by the historical heritage and waterfront livelihood” 29 and directly fronts the Geylang River (part of the Kallang River network), is perfectly aligned with this vision.

The ultimate goal is to create a seamless green corridor where residents can “walk, jog or cycle from Lower Peirce Reservoir…to Gardens by the Bay and the Central Business District (CBD)”.32

This transforms the river from a simple “view” into a premium, functional, and “high-quality-of-life” asset.

VI. For Family-Focused Buyers: The Critical 1km Primary School Guide

For many Singaporean families, a property search begins and ends with the “Home-School Distance” (HSD) for the Primary One (P1) Registration exercise.

This “kiasu” 34 but practical approach is a major driver of property value and long-term demand.

The P1 Registration Advantage Explained

Under the Ministry of Education’s (MOE) priority admission system, proximity to a school is paramount.35

During the balloting phases, priority is given in this order:

Singapore Citizens (SC) living within 1km of the school.
SCs living between 1km and 2km of the school.
SCs living outside 2km of the school.35

This 1km radius is a non-negotiable “golden circle” for families targeting a popular school, as it provides the highest possible priority.34

This, in turn, creates a powerful and durable “exit strategy” for owners, as their property will always be in high demand from a captive market of motivated family upgraders.16

The “Holy Grail” 1km List (OneMap Verified)

Grand Dunman scores exceptionally well in this critical metric.

Based on OneMap verification, it falls within the 1km radius for two highly-regarded schools:

Kong Hwa School:.8 This is a major highlight. Kong Hwa is one of Singapore’s most popular and sought-after SAP (Special Assistance Plan) schools, renowned for its academic excellence and bicultural programmes.
Tanjong Katong Primary School:.14

The 1km-2km List

The development also falls within the 1km-2km radius for other popular schools, broadening its appeal:

Haig Girls’ School: 36
Geylang Methodist School (Primary): 36

The inclusion of Kong Hwa School within the 1km radius is a significant asset that cannot be overstated.

It provides a powerful, value-preserving anchor for family-focused buyers, ensuring long-term demand and value retention.

VII. Developer Deep Dive: The Track Record and Reputation of SingHaiyi Group

A new launch purchase is a long-term commitment, and the developer’s reputation for quality and delivery is paramount.

Grand Dunman is developed by a joint venture of two established names: SingHaiyi Group and CSC Land Group.8

Corporate Profile & Reputation

SingHaiyi Group, in particular, has built a formidable reputation for “Building Excellence for Generations”.37

Award-Winning: The group has been recognized as a “Top Developer” 38 and has won numerous awards for its projects, including “Best Executive Condo Development” for The Vales.39
Quality-Focused: This is not just marketing. Their projects, including The Vales and City Suites, are rated “CONQUAS STAR” by the Building and Construction Authority (BCA) for quality.39
Corporate Strength: A recent merger with CEL Development has forged a “powerhouse” 37 with deep operational know-how and a diversified global portfolio spanning Singapore, the USA, and Australia.37

Case Study 1: Parc Clematis (The “Mega-Development” Precedent)

The most critical part of SingHaiyi’s track record, as it relates to Grand Dunman, is Parc Clematis.

The Project: A massive 1,468-unit mega-development in Clementi.4
The Concern: At its launch, analysts raised valid concerns about the “strong competition for resale and rental” given the 1,468 units plus over 1,000 units in neighboring condos.3
The Result: Parc Clematis was an overwhelming success. It drew over 5,000 visitors on its preview weekend alone 41 and is now 100% fully sold.5

This track record is the single most important “de-risking” factor for Grand Dunman buyers.

It proves that SingHaiyi has the deep expertise to manage the sales, marketing, and complex “staged pricing” 1 of a 1,000+ unit project.

It directly mitigates the “large supply” concern 24 by demonstrating a proven history of success at an even larger scale.

The developer’s portfolio also includes other sold-out projects like The Gazania and The Lilium 5, reinforcing their solid track record.

VIII. Site Plan & Architectural Analysis: Finding the Best Stacks and Facilities

The 271,620 sqft site is not just large; it is intelligently designed by the acclaimed P&T Group to maximize lifestyle, privacy, and sustainability.8

Site Plan & Design Philosophy

The development consists of seven 18-storey towers 8, thoughtfully arranged according to smart, sustainable design principles.

North-South Facing Units: The majority of units are oriented on a North-South axis.43 This is a fundamental principle of tropical architecture, minimizing exposure to the harsh afternoon sun, which in turn reduces heat gain and lowers energy consumption for air-conditioning.45
Staggered Blocks: The blocks are staggered, not placed in a simple parallel row.43 This “avoids direct facing between stacks,” maximizing privacy for residents and promoting better natural airflow and ventilation throughout the development.43

The “Mega-Development” Facilities: The Payoff for Scale

The large site area is what allows for a resident experience that no boutique condo can match.

The facilities are spread across four themed zones: City Life, River Life, Nature Life, and Grand Life.29

With over 50 facilities 29, key highlights include:

Pools: An 80m Grand Pool 6, Hydrotherapy Massage Pool, and a Kid’s Pool.29
Clubhouses: A Multi-Level “Jewel Clubhouse” which is a three-storey signature building housing function rooms, a library, a river view deck, music/karaoke rooms, a golf simulator, and 5 on-site retail shops.29
Recreation: A full-sized Tennis Court 7, Grand Gym, Jogging Track, and multiple BBQ Pavilions.7
Family: Tree House Playground and various lawns and courtyards.7

The “Hidden Luxuries”: 1:1 Carparking & Smart Features

Beyond the headline facilities are “hidden luxuries” that significantly enhance daily quality of life.

1:1 Carparking: Grand Dunman provides 1,009 carpark lots for 1,008 residential units.7 This 1:1 ratio is a “major luxury” 6 and is increasingly rare in new launches, which often provide only 80% or fewer lots. This feature is a critical, future-proofed asset for owner-occupiers (especially those buying 3-bedroom and larger units) and completely eliminates the stress of “fighting for lots.”
EV Charging: The carpark is future-ready, with 11 active and 77 passive EV charging lots.7
Waste Management: The development uses a Pneumatic Waste Collection System (PWCS) 7, a more hygienic and efficient method of waste disposal that reduces manpower and odor.

Best Stacks Analysis

With seven blocks, the choice of stack determines the view and living experience.

The “Grand Collection” (Block 2): This is the single-most premium block, visually distinct with its “champagne gold” cladding.1 It is positioned to offer the best, most unblocked views.1
Best Facings:

South / South-East: These are the most desirable stacks. They face away from the main road and towards East Coast Park, offering “pocket views of the sea” from the higher floors.1
River Facing: Units directly overlooking the Geylang River will enjoy serene, green views that will be enhanced by the URA’s Kallang River rejuvenation plan.1
Landed Enclave Facing: Units facing North-West will look over the exclusive and low-rise Mountbatten landed estate 18, providing quiet, unblocked, and long-distance views.

IX. Grand Dunman Floor Plan Review: A Detailed Analysis of Every Unit Type

Grand Dunman’s 1,008 units are divided into two main categories: the Luxury Collection (Blocks 6, 8, 10, 12, 16, 18) and the exclusive Grand Collection (Block 2).8

All layouts are designed to be “squarish and regular,” which maximizes usable space and efficiency.47

1-Bedroom (452 – 517 sqft) & 2-Bedroom (614 – 775 sqft)

These units are the investor’s choice. The 1-bedroom layouts are efficient and well-sized for a single professional or couple.15

The 2-bedroom units are a standout. All standard 2-bedroom units (except the dual-key) feature the highly efficient and sought-after “dumbbell layout”.1

This design places one bedroom and bathroom on each side of the living room, eliminating the need for a central hallway.

This is a favorite for landlords, as it maximizes privacy for two unrelated tenants (e.g., two professionals working at PLQ) and effectively provides two “master suites,” thereby maximizing rental yield.

3-Bedroom (926 – 1,475 sqft)

This category offers the most variety, catering to every type of family.

3-Bedroom (Luxury): These are “compact and efficient” layouts.18 They typically do not include a home shelter or yard, making them ideal for a DINK (Dual Income No Kids) couple or a young family that does not require a helper’s room.
3-Bedroom + Study: This is the classic family layout. These units are larger and include a yard, WC, and a home shelter 1, which is perfectly sized to be used as a helper’s room or a dedicated storage pantry.
3-Bedroom (Grand) (1,475 sqft): Located in the “Grand Block” (Block 2), this is a premium offering. It is “generous in size” and comes with a private lift and a wet/dry kitchen configuration.18
3-Bedroom Dual-Key: This “pleasant surprise” 1 is one of the most flexible layouts in the development. It provides three distinct benefits:

Multi-generational Living: Allows parents or adult children to live together while maintaining complete privacy.
Rental Income: The owner can live in the main unit and “generate rental income” 1 from the studio to offset the mortgage.
ABSD Mitigation: For some owners, this allows them to earn rental income without incurring Additional Buyer’s Stamp Duty (ABSD) on a second property.
4-Bedroom (1,292 – 1,927 sqft)

The 4-bedroom units mark a clear step up in luxury, catering to upgraders. The key feature here is the inclusion of a private lift for both the 4-bedroom “Luxury” and 4-bedroom “Grand” types.1

This is a significant premium feature that enhances privacy and convenience, especially appreciated in a mega-development.1

The 4-bedroom “Grand” units, located in Block 2, are particularly spacious, with layouts ranging from 1,787 to 1,927 sqft.18

5-Bedroom “Grand Collection” (1,980 – 2,131 sqft)

This is the pinnacle of living at Grand Dunman, located exclusively in the “champagne gold” premium block.1

These units are defined by premium finishes and expansive space.

Premium Finishes:

Flooring: Natural marble floors for the common areas (a step up from the porcelain tiles in the Luxury Collection).1
Air-Conditioning: Ducted air-conditioning for the living and dining areas.1 This is a “high-end” luxury feature that provides a cleaner aesthetic by hiding the AC units.
Appliances: Premium Miele brand hood, oven, and 3-zone gas hob (an upgrade from the De Dietrich/Samsung in other units).1 It also includes separate Samsung washers and dryers, chosen for their high energy efficiency.1

Layout Features:

Private Lift: A 3-4 sqm private lift lobby is standard, providing a private and formal entry.1
Living/Dining: A flexible parallel layout, preferred for its ability to host large gatherings.1
Balcony: A “humongous” 15sqm balcony, larger than some bedrooms, offering expansive unblocked views.1
Junior Master Bedroom: The layout is intelligently designed, with an “impressively big” 15sqm Junior Master suite placed in a dumbbell configuration away from the other bedrooms, making it ideal for multi-generational families or guests.1

X. Conclusion: Is Grand Dunman the Right Property For You?

Grand Dunman is a landmark development that successfully reframes the “mega-development” concept as a strategic advantage.

It presents one of the most compelling, multifaceted value propositions in the Singapore market today.

A balanced analysis requires addressing the few common concerns head-on.

Summary of Pros & Cons

Concern: It is a 99-year leasehold, not freehold.24

Verdict: This is a strategic choice, not a flaw. The leasehold tenure allows for a launch price ~20% lower than its freehold competitor, The Continuum.24 Investors and homebuyers are effectively trading “legacy” tenure for a far superior 3-minute walk to an operational MRT 9, a lower quantum, and higher rental yields.

Concern: The large supply of 1,008 units could create resale competition.24

Verdict: This concern is mitigated by two factors. First, this scale is precisely what allows for its key advantages: a vast, “mega-development” facilities list 6 and the rare, “luxury” 1:1 carpark ratio.7 Second, the developer, SingHaiyi, has a proven track record of successfully managing and selling out an even larger project, the 1,468-unit Parc Clematis 5, de-risking this concern.

Concern: It is “not the cheapest option”.24

Verdict: The pricing is acknowledged as “fair” 24 because it is justified by its tangible, premium assets. The “location convenience alone justifies the premium”.24 This convenience is not just the MRT, but the 1km proximity to Kong Hwa School 36 and the massive, locked-in future upside from the Paya Lebar Air Base transformation.10

The Final Verdict for 3 Key Profiles

For the Investor: Grand Dunman is arguably the strongest rental investment of the “D15 Trilogy”.12

The combination of an operational MRT 9, a high-income tenant pool from PLQ just one stop away 18, and a supply of high-yield dumbbell and dual-key layouts 1 makes it a powerful, immediate, and high-demand rental asset.

For the Family / Upgrader: This is a “no-brainer” consideration. The 1km proximity to Kong Hwa School and Tanjong Katong Primary 36 is a powerful, value-preserving asset that secures a critical “exit strategy.”

The 1:1 carpark ratio 7, practical 3+Study and 4-bedroom layouts 1, and extensive, family-friendly facilities 7 are all designed to meet the non-negotiable needs of a growing family.

For the D15 “Right-Sizer” / Enthusiast: This project offers the quintessential District 15 lifestyle—the food, the heritage, the access to East Coast Park 18—but without the maintenance issues of an older condo.

It packages this lifestyle in a brand-new, modern, and full-facility development that boasts a level of direct MRT connectivity that even many older freehold condos in the area cannot match.

XI. Frequently Asked Questions (FAQs)

Q: Is Grand Dunman a 99-year leasehold or freehold?

A: Grand Dunman is a 99-year leasehold development. The lease commenced in June 2022.8

Q: What primary schools are within 1km of Grand Dunman?

A: Based on OneMap verification, Grand Dunman is within the coveted 1km radius for two schools: the highly sought-after Kong Hwa School and Tanjong Katong Primary School.14

Q: How far is Grand Dunman from Dakota MRT?

A: Grand Dunman is exceptionally close, located just a 2-3 minute walk (approximately 250 meters) from Dakota MRT Station on the Circle Line. The access is expected to be sheltered.8

Q: Who is the developer for Grand Dunman?

A: The developer is a joint venture between two reputable developers, SingHaiyi Group and CSC Land Group.8

Q: Does Grand Dunman have 1:1 carparking?

A: Yes, Grand Dunman offers 1,009 carpark lots for its 1,008 residential units.7 This 1:1 ratio is a rare and significant luxury for a new launch development.6

Q: What is the “Grand Collection” at Grand Dunman?

A: The “Grand Collection” refers to the most premium units located in Block 2, which is visually distinguished by a “champagne gold” facade.1 These 3, 4, and 5-bedroom units feature upgraded finishes like marble flooring, ducted air-conditioning, premium Miele appliances, and come with a private lift.1

Works cited

Grand Dunman Review: A Rare Mega Development Close To MRT …, accessed November 16, 2025, https://stackedhomes.com/grand-dunman-review/
Grand Dunman Review: Best Condo Overview in 2025, accessed November 16, 2025, https://new-launch-condo.sg/grand-dunman-review-condo-overview/
My review of Parc Clematis by SingHaiyi Group – Daryl Lum’s Blog, accessed November 16, 2025, https://daryllum.com/my-review-of-parc-clematis-by-singhaiyi-group/
Completed Projects – SingHaiyi Group, accessed November 16, 2025, https://www.singhaiyi.com/completed-projects.html
One Sophia Developer, accessed November 16, 2025, https://thecollectiveatonesophia-sg.com/one-sophia-developer/
Grand Dunman New Launch Condo in Marine Parade District 15 – 93 Property, accessed November 16, 2025, https://www.93property.com.sg/property/grand-dunman/
Grand Dunman Project Info | Facilities and Condo Map, accessed November 16, 2025, https://thegranddunmancondo.sg/info/
Grand Dunman Review: Should Consider To You Invest? Buyer’s Perspective, accessed November 16, 2025, https://grand-dunmans.sg/grand-dunman-review/
MRT Access from Grand Dunman – East-West Line Benefits – new launch condo SG, accessed November 16, 2025, https://new-launch-condo.sg/mrt-access-from-grand-dunman/
Singapore URA Draft Master Plan 2025: New Housing Clusters, Land Rezoning & Key Transformation Areas Announced, accessed November 16, 2025, https://darrenong.sg/blog/singapore-ura-draft-master-plan-2025-new-housing-clusters-land-rezoning-key-transformation-areas-announced/
Kallang River | URA Draft Master Plan, accessed November 16, 2025, https://www.uradraftmasterplan.gov.sg/themes/stewarding-nature-and-heritage/identity-corridors/kallang-river/
Tembusu Grand vs The Continuum vs Grand Dunman – D15 New Condo Launch Review, accessed November 16, 2025, https://condolaunch.sg/review/tembusu-grand-vs-the-continuum-vs-grand-dunman-d15-new-condo-launch-review/
Revolutionizing Singapore’s Property Scene: The Rise of Grand Dunman, accessed November 16, 2025, https://granddunman.officialpage.co/revolutionizing-singapores-property-scene-the-rise-of-grand-dunman/
Comparison of The Continuum, Grand Dunman & Tembusu Grand, accessed November 16, 2025, https://thecontinuum.officialpage.co/comparison-of-the-continuum-grand-dunman-tembusu-grand/
Grand Dunman Floor Plan Layout | 1 to 5 Bedroom Layout Plans, accessed November 16, 2025, https://thegranddunman.sg/floor-plan/
Can Grand Dunman Appreciate Over the Next 5 Years?, accessed November 16, 2025, https://new-launch-condo.sg/grand-dunman-appreciation-value/
9 Steps To Understand Grand Dunman’s Appeal, accessed November 16, 2025, https://www.thegranddunman.com.sg/9-steps-to-understand-grand-dunman-s-appeal/
District 15 East Coast | Condo Review | Grand Dunman – Vivian Chong, accessed November 16, 2025, https://www.vivianchong.sg/post/district-15-east-coast-property-review-grand-dunman
GRAND DUNMAN – Price Appreciation & Rental Yield – Singapore Property Data, accessed November 16, 2025, https://www.sg-propertydata.com/grand-dunman
Grand Dunman Review, New Launch Condo Near Dakota MRT, accessed November 16, 2025, https://thegranddunman.sg/grand-dunman-review/
GRAND DUNMAN: Marine Parade Apartment, Condominium | Details & Reviews | EdgeProp Singapore, accessed November 16, 2025, https://www.edgeprop.sg/condo-apartment/grand-dunman
Apac investment sentiment up in 2025; Singapore among top destinations – Grand Dunman, accessed November 16, 2025, https://www.grandsdunman.com.sg/2025/01/16/apac-investment-sentiment-up-in-2025-singapore-among-top-destinations/
District 15 Property Guide – Where Grand Dunman Fits In, accessed November 16, 2025, https://new-launch-condo.sg/district-15-property-guide-grand-dunman/
Is Grand Dunman the Next Big Thing in Singapore Real Estate? | Aesthetic Havens, accessed November 16, 2025, https://aesthetichavens.com.sg/blog/grand-dunman/
Grand Dunman Condo | Dakota new Launch located at Dunman Rd, accessed November 16, 2025, https://thegranddunman.sg/
Grand Dunman (2025) | Near Dakota & Paya Lebar MRT – PropertyGuru, accessed November 16, 2025, https://www.propertyguru.com.sg/project/grand-dunman-22656
Grand Dunman Location Highlights | Amenities and Connectivity, accessed November 16, 2025, https://thegranddunmancondo.sg/location/
Home – Grand Dunman™ @ Dunman Road (Updated – 2025), accessed November 16, 2025, https://www.grandsdunman.com.sg/
Grand Dunman Site Plan, Landscape And Condo Facilities, accessed November 16, 2025, https://www.grandedunman.com/grand-dunman-site-plan/
Paya Lebar Air Base – URA Draft Master Plan 2025, accessed November 16, 2025, https://www.uradraftmasterplan.gov.sg/regional-plans/east/paya-lebar-air-base/
Singapore URA announces new draft Master Plan – World Landscape Architecture, accessed November 16, 2025, https://worldlandscapearchitect.com/singapore-ura-announces-new-draft-master-plan/
Ambitious plans to turn Kallang River area into lifestyle hub | The Straits Times, accessed November 16, 2025, https://www.straitstimes.com/singapore/slew-of-ideas-set-out-by-the-ura-to-turn-kallang-rivers-vicinity-into-lifestyle-hub
Plans for Kallang River area to become lifestyle hub – Home & Decor Singapore, accessed November 16, 2025, https://www.homeanddecor.com.sg/design/news/plans-for-kallang-river-area-to-become-lifestyle-hub
Why living within 1km of a primary school is such a big deal in Singapore – 99.co, accessed November 16, 2025, https://www.99.co/singapore/insider/p1-registration-living-within-1km-of-a-primary-school/
How distance affects priority admission for P1 registration – MOE, accessed November 16, 2025, https://www.moe.gov.sg/primary/p1-registration/distance
Grand Dunman: 2mins to Dakota MRT | The Circle of Life, accessed November 16, 2025, https://thedunmangrand.sg/
About Us – SingHaiyi Group, accessed November 16, 2025, https://www.singhaiyi.com/corporate-profile.html
SingHaiyi leans on new perspectives and pals to cement Top Developer status – Singapore Property News – EdgeProp, accessed November 16, 2025, https://www.edgeprop.sg/property-news/singhaiyi-leans-new-perspectives-and-pals-cement-top-developer-status
The Gazania Developer | SingHaiYi Sun Pte Ltd, accessed November 16, 2025, https://singapore-the-gazania.com/developer/
SingHaiyi Group: Building an Enduring Legacy – 新加坡交易所 – Singapore Exchange, accessed November 16, 2025, https://www.sgx.com/zh-hans/research-education/market-dialogues/20191220-singhaiyi-group-building-enduring-legacy
SingHaiyi’s Parc Clematis draws more than 5,000 visitors on preview weekend – Singapore Property News – EdgeProp, accessed November 16, 2025, https://www.edgeprop.sg/property-news/singhaiyi%E2%80%99s-parc-clematis-drew-more-5000-visitoron-preview-weekend
The Gazania Condo | Review Floor Plan Brochure & Sale Prices – Singapore Real Estate, accessed November 16, 2025, https://esingaporeproperty.sg/property/the-gazania-condo/
Understanding Grand Dunman’s Site Layout and Facilities, accessed November 16, 2025, https://new-launch-condo.sg/grand-dunman-site-layout-and-facilities/
Grand Dunman New Launch Review – Largest Condo Launch of 2023 Right Beside Dakota MRT – Insights by PropertyLimBrothers, accessed November 16, 2025, https://plbinsights.com/grand-dunman-new-launch-review-largest-condo-launch-of-2023-right-beside-dakota-mrt/
Understanding Grand Dunman Floor Plans In 10-steps, accessed November 16, 2025, https://www.thegranddunman.com.sg/understanding-grand-dunmans-floor-plans-in-10-steps/
Property Spotlight: What It’s Like to Live at Grand Dunman in Kallang – PropertyGuru, accessed November 16, 2025, https://www.propertyguru.com.sg/property-guides/property-spotlight-what-its-like-to-live-at-grand-dunman-in-kallang-95070

Grand Dunman Floor Plan | Siteplan and Unit Layout, accessed November 16, 2025, https://thegranddunmancondo.sg/floorplan/

Grand Dunman Review (2025)