Grand Dunman is one of the most closely-watched launches in Katong, Marine Parade, East Coast, and the factsheet now published by the developer gives us enough to form a clear early view. In this guide we walk through tenure, unit mix, indicative pricing, connectivity to the MRT, facilities programme and the progressive-payment schedule — all of it mapped to how a real Singapore buyer actually assesses a launch.
Quick Answer
Grand Dunman is a 99-year leasehold condominium at 1 Dunman Road, Singapore 439425, in D15 — Katong, Marine Parade, East Coast.
1008 units across Seven residential towers (mix of 18-, 19- and 21-storey blocks), developed by SingHaiyi Group (SHG (DM) Pte Ltd).
Connectivity: Dakota MRT (Circle Line) — approx. 250 m, 3-minute walk; Mountbatten MRT (CCL) — 750 m.
TOP / VPExpected TOP: 4Q 2028 · Legal completion: 30 June 2029
lovelyhomes.com.sgSource: Developer factsheet — April 2026
Why Grand Dunman matters
Three factors give Grand Dunman its character. First, the location: 1 Dunman Road, Singapore 439425 sits in D15 — Katong, Marine Parade, East Coast, placing residents within commuting reach of Dakota MRT (Circle Line). Second, scale — at 1008 units the development has the amenity envelope to sustain a thorough facilities programme without overcrowding. Third, the developer: SingHaiyi Group (SHG (DM) Pte Ltd) carries a track record across Singapore private residential history, which materially reduces build-quality and scheduling risk.
Against that backdrop, the pricing envelope of S$2,500 – S$2,720 psf (launch price band) puts Grand Dunman on the same psf page as its comparable launches in the micro-market, while the 99-year leasehold tenure structure offers a predictable financing and CPF treatment for Singapore-citizen and PR buyers.
Project fact sheet
PROJECT
Grand Dunman
ADDRESS
1 Dunman Road, Singapore 439425
TENURE
99-year leasehold 3 May 2022
DISTRICT
D15 — Katong, Marine Parade, East Coast
DEVELOPER
SingHaiyi Group (SHG (DM) Pte Ltd)
ARCHITECT
P&T Consultants Pte Ltd
LANDSCAPE
Salad Dressing Landscape Architects
SITE AREA
25,234 sqm (271,617 sqft)
GROSS FLOOR AREA
70,657 sqm (760,543 sqft), plot ratio 2.8
BUILD-OUT
Seven residential towers (mix of 18-, 19- and 21-storey blocks), 1008 units
COMPLETION
Expected TOP: 4Q 2028 · Legal completion: 30 June 2029
PSF RANGE
S$2,500 – S$2,720 psf (launch price band)
SALES GALLERY
Sales gallery at 1 Dunman Road (by appointment)
Unit mix and indicative pricing
The unit mix below reflects the developer’s public price guide. Prices are indicative starts; the top of each type sits approximately 6-12% above the entry figure, depending on floor level, stack and facing. All prices are inclusive of Goods & Services Tax where applicable and before ABSD.
Type
Size (sqft)
Qty
Indicative Price
1-Bedroom + Study
484 – 527 sqft
196 units
S$1.25M onwards
2-Bedroom
657 – 721 sqft
260 units
S$1.67M onwards
2-Bedroom Premium + Study
764 – 829 sqft
172 units
S$1.95M onwards
3-Bedroom Classic
947 – 1,012 sqft
188 units
S$2.45M onwards
3-Bedroom Premium + Study
1,173 – 1,270 sqft
100 units
S$3.05M onwards
4-Bedroom Luxury
1,518 – 1,604 sqft
60 units
S$3.85M onwards
5-Bedroom Penthouse
1,862 – 2,034 sqft
32 units
S$4.95M onwards
lovelyhomes.com.sgSource: Developer price guide — April 2026
Price per square foot — how to read the psf band
A launch psf band is not a single number — it is a distribution. At the bottom sit the low-floor, less-favoured facings. At the top sit the premium stacks, typically upper floors with unblocked facing and north-south orientation. For Grand Dunman, the indicative band of S$2,500 – S$2,720 psf (launch price band) gives you a negotiation window: buyers who enter on preview weekend and close a unit in the median third of the band tend to ride the psf uplift as the developer releases subsequent phases at 3-5% higher average prices.
Project highlights
The design team led by P&T Consultants Pte Ltd has organised the site around seven residential towers (mix of 18-, 19- and 21-storey blocks) with a central facilities spine. Orientation has been optimised for north-south exposure on the majority of stacks, keeping morning and afternoon heat load off the main living areas. Landscape design by Salad Dressing Landscape Architects knits a continuous pedestrian experience across the site, with mature-species specimen trees retained where site conditions allow.
Highlights at a glance
Seven residential towers (mix of 18-, 19- and 21-storey blocks) providing a low-density feel relative to the typical city-fringe tower.
Unit mix skewed toward efficient 1-bed + study and 2-bed layouts (addressing investor demand) plus family-sized 3- and 4-bed options.
99-year leasehold tenure structure aligned with CPF Ordinary Account withdrawal rules for Singapore-citizen and PR buyers.
Completion schedule Expected TOP: 4Q 2028 · Legal completion: 30 June 2029 — matched to the progressive payment scheme illustrated below.
Connectivity
MRT: Dakota MRT (Circle Line) — approx. 250 m, 3-minute walk; Mountbatten MRT (CCL) — 750 m. Walking time: 3 minutes on foot to Dakota MRT. Expressways: The site offers direct access onto the arterial network, with city-centre commutes clocking in at 15-25 minutes in off-peak conditions. Bus: Feeder bus services along the main road connect residents to interchanges and neighbourhood nodes within 5-8 minutes.
Lifestyle and amenities
Residents are within comfortable reach of neighbourhood-scale F&B, grocery anchors (FairPrice, Cold Storage or Giant, depending on precinct), hawker centres, wet markets and places of worship. Educational catchments include primary schools and secondary schools within a 2 km radius under the MOE Phase 2C priority rules — a non-trivial factor for owner-occupier families.
Facilities programme
The facilities deck delivers the full city-fringe specification:
Two 50 m lap pools, hydrotherapy pool and Jacuzzi cove
Family-sized splash pool, wading pool and children’s tropical garden
Two gymnasiums, yoga pavilion and pilates studio
Tennis court and half-basketball court
Grand arrival lobby, concierge lounge and guest suites
Six themed pavilions: teppanyaki, barbecue, dining, wine, reading, karaoke
Forest trail, herb garden, orchid garden and meditation lawn
Sky decks at Level 17 with East Coast sea views (selected towers)
Floor plans — what to look for
When you review the stack-by-stack layouts, apply four lenses. First, usable footprint: how much of the sqft is actually bounded by walls you can furnish? Look for “bay window” allowances and air-conditioner ledges that inflate the strata count. Second, natural ventilation: corner units and dual-aspect layouts tend to command a 2-3% psf premium but outperform on resale liquidity. Third, kitchen layout: an enclosed kitchen with a yard is the Singapore family-buyer standard — open-plan layouts can struggle at resale. Fourth, bedroom privacy: bedrooms clustered around a common corridor are the gold standard; avoid walk-through arrangements.
Progressive payment schedule
For uncompleted Singapore private residential units, payment follows the statutory Normal Progressive Payment Scheme. The timeline below maps each stage to its approximate chronology for Grand Dunman:
Developer track record
SingHaiyi Group (SHG (DM) Pte Ltd) brings demonstrable scale to Grand Dunman. The delivery history across comparable Singapore private residential projects shows consistent compliance with declared TOP timelines and a pattern of workmanship scores that sit comfortably within the BCA CONQUAS band for residential. This matters. On uncompleted units, your capital sits at work with the developer for 3-4 years; the credit-risk premium on a lesser-known developer can exceed any headline-psf discount.
Sustainability
The project is designed to BCA Green Mark standards, with emphasis on passive-design measures: facade U-values, operable sun-control devices, and cross-ventilated common corridors. Inverter split-system air-conditioners and LED lighting throughout the residential envelope help residents manage monthly utility bills. Rainwater harvesting for irrigation and drought-tolerant planting round out the landscape-side measures.
Investment outlook
For an owner-occupier, the question reduces to: “does this unit meet the household brief at a psf that does not embed a launch premium I cannot recoup?” For an investor, the hurdle is tougher — 60% ABSD on a foreign buyer’s second Singapore residential property (20% for Singapore-citizen second-property buyers) materially reduces leveraged returns. The realistic investment thesis for Grand Dunman therefore rests on three legs: (a) rental demand from the surrounding working population within 5-7 MRT stops, (b) durability of the tenure beyond the immediate 5-year MOP horizon, and (c) pricing discipline at entry — staying in the lower third of the psf band.
Completion timeline
Expected TOP: 4Q 2028 · Legal completion: 30 June 2029. Buyers should budget for a defects-liability inspection window of 12 months post-VP, during which the developer is statutorily obliged to remedy defects. Practical tip: engage a defects-inspection specialist before moving in, rather than relying on your own walk-through. The report will typically run 80-140 items on a mid-sized condo.
Frequently asked questions
1. What tenure is Grand Dunman?
99-year leasehold 3 May 2022. Tenure directly affects CPF Ordinary Account usage and the decay curve on resale. Singapore buyers should refer to the Bala’s Table values to model the residual-lease discount at exit.
2. How many units and what is the mix?
1008 units covering 1-Bedroom + Study, 2-Bedroom, 2-Bedroom Premium + Study and larger layouts. See the unit-mix table above for indicative sizes and prices.
3. What is the price per square foot range?
S$2,500 – S$2,720 psf (launch price band) at launch. Low-floor, less-favoured-facing units anchor the bottom; high-floor premium stacks set the ceiling.
4. When will Grand Dunman obtain Temporary Occupation Permit?
Expected TOP: 4Q 2028 · Legal completion: 30 June 2029. Developer-declared dates carry a typical margin of ±3 months around the announced date.
5. Which MRT station is closest?
Dakota MRT (Circle Line) — approx. 250 m, 3-minute walk; Mountbatten MRT (CCL) — 750 m. The walking experience includes covered walkways where declared on the site plan.
6. What is the Additional Buyer’s Stamp Duty exposure?
ABSD rates at the time of writing: Singapore citizens 0% on first property, 20% on second, 30% on third and subsequent; Singapore PRs 5% first, 30% second; foreign buyers 60% on any Singapore residential purchase; entities 65%. Refer to the complete ABSD guide for worked examples and remission scenarios.
7. Can I use CPF to buy a unit at Grand Dunman?
Yes. CPF Ordinary Account funds are usable for downpayment and monthly servicing within the applicable Withdrawal Limit, subject to tenure and Valuation Limit mechanics. See our CPF for Property Purchase guide.
8. How much downpayment do I need on launch day?
5% cash on Option-to-Purchase (OTP) booking fee. An additional 15% (of which up to 15% can be CPF, balance cash) on exercise of OTP, bringing the total downpayment to 20% for a first-property buyer with a 75% maximum loan-to-value ratio. Stamp duties are additional.
9. How does the progressive payment scheme work?
Payments are drawn down as construction hits prescribed milestones. The timeline infographic above maps each stage; bank disbursements track the architect’s certificate of completion for each milestone.
10. What is the rental yield outlook?
Gross yield for city-fringe launches in D15 typically prints in the 2.8-3.6% band during the first 3 years post-TOP. See our Singapore Rental Yield Guide 2026 for a unit-size and district breakdown.
11. Can foreigners purchase at Grand Dunman?
Yes — condominium units are not restricted residential property under the Residential Property Act. Foreign buyers pay 60% ABSD on top of BSD. Landed property, by contrast, is restricted.
Disclaimer: This article is produced by the LovelyHomes editorial team for general information only. Prices, unit counts and timelines are drawn from the developer’s publicly issued price guide and factsheet at the date of writing, and are indicative only. Subsequent phases may be released at different prices. ABSD, BSD, CPF and MAS rules referenced here are current as at April 2026. No information on this page constitutes an offer, recommendation or advice to purchase any property. Buyers should obtain independent professional legal, tax and financial advice before entering any contract.
Kassia is one of the most closely-watched launches in Changi, Loyang, and the factsheet now published by the developer gives us enough to form a clear early view. In this guide we walk through tenure, unit mix, indicative pricing, connectivity to the MRT, facilities programme and the progressive-payment schedule — all of it mapped to how a real Singapore buyer actually assesses a launch.
Quick Answer
Kassia is a freehold condominium at Flora Drive (off Upper Changi Road North), Singapore 506851, in D17 — Changi, Loyang.
276 units across 5-storey low-rise residential blocks, developed by Tripartite Developers Pte Ltd (Hong Leong Holdings, City Developments Limited & TID).
Connectivity: Upper Changi MRT (Downtown Line) — approx. 1.2 km; Tanah Merah MRT (East-West Line) — approx. 1.8 km.
TOP / VPExpected TOP: 2Q 2028 · Legal completion: 30 September 2029
lovelyhomes.com.sgSource: Developer factsheet — April 2026
Why Kassia matters
Three factors give Kassia its character. First, the location: Flora Drive (off Upper Changi Road North), Singapore 506851 sits in D17 — Changi, Loyang, placing residents within commuting reach of Upper Changi MRT (Downtown Line). Second, scale — at 276 units the development has the amenity envelope to sustain a thorough facilities programme without overcrowding. Third, the developer: Tripartite Developers Pte Ltd (Hong Leong Holdings, City Developments Limited & TID) carries a track record across Singapore private residential history, which materially reduces build-quality and scheduling risk.
Against that backdrop, the pricing envelope of S$1,920 – S$2,120 psf (launch price band) puts Kassia on the same psf page as its comparable launches in the micro-market, while the freehold tenure structure offers a predictable financing and CPF treatment for Singapore-citizen and PR buyers.
Expected TOP: 2Q 2028 · Legal completion: 30 September 2029
PSF RANGE
S$1,920 – S$2,120 psf (launch price band)
SALES GALLERY
Showflat at Flora Drive (appointment required)
Unit mix and indicative pricing
The unit mix below reflects the developer’s public price guide. Prices are indicative starts; the top of each type sits approximately 6-12% above the entry figure, depending on floor level, stack and facing. All prices are inclusive of Goods & Services Tax where applicable and before ABSD.
Type
Size (sqft)
Qty
Indicative Price
1-Bedroom + Study
474 sqft
44 units
S$915,000 onwards
2-Bedroom Premium
721 – 775 sqft
88 units
S$1.42M onwards
3-Bedroom Classic
936 sqft
44 units
S$1.83M onwards
3-Bedroom Premium + Study
1,173 – 1,216 sqft
50 units
S$2.25M onwards
4-Bedroom Premium
1,421 – 1,464 sqft
40 units
S$2.82M onwards
5-Bedroom Premium
1,744 sqft
10 units
S$3.45M onwards
lovelyhomes.com.sgSource: Developer price guide — April 2026
Price per square foot — how to read the psf band
A launch psf band is not a single number — it is a distribution. At the bottom sit the low-floor, less-favoured facings. At the top sit the premium stacks, typically upper floors with unblocked facing and north-south orientation. For Kassia, the indicative band of S$1,920 – S$2,120 psf (launch price band) gives you a negotiation window: buyers who enter on preview weekend and close a unit in the median third of the band tend to ride the psf uplift as the developer releases subsequent phases at 3-5% higher average prices.
Project highlights
The design team led by ADDP Architects LLP has organised the site around 5-storey low-rise residential blocks with a central facilities spine. Orientation has been optimised for north-south exposure on the majority of stacks, keeping morning and afternoon heat load off the main living areas. Landscape design by EcoPlan Asia Pte Ltd knits a continuous pedestrian experience across the site, with mature-species specimen trees retained where site conditions allow.
Highlights at a glance
5-storey low-rise residential blocks providing a low-density feel relative to the typical city-fringe tower.
Unit mix skewed toward efficient 1-bed + study and 2-bed layouts (addressing investor demand) plus family-sized 3- and 4-bed options.
Freehold tenure structure aligned with CPF Ordinary Account withdrawal rules for Singapore-citizen and PR buyers.
Completion schedule Expected TOP: 2Q 2028 · Legal completion: 30 September 2029 — matched to the progressive payment scheme illustrated below.
Connectivity
MRT: Upper Changi MRT (Downtown Line) — approx. 1.2 km; Tanah Merah MRT (East-West Line) — approx. 1.8 km. Walking time: 5-7 minutes by feeder bus, 15 minutes on foot to Upper Changi MRT. Expressways: The site offers direct access onto the arterial network, with city-centre commutes clocking in at 15-25 minutes in off-peak conditions. Bus: Feeder bus services along the main road connect residents to interchanges and neighbourhood nodes within 5-8 minutes.
Lifestyle and amenities
Residents are within comfortable reach of neighbourhood-scale F&B, grocery anchors (FairPrice, Cold Storage or Giant, depending on precinct), hawker centres, wet markets and places of worship. Educational catchments include primary schools and secondary schools within a 2 km radius under the MOE Phase 2C priority rules — a non-trivial factor for owner-occupier families.
Facilities programme
The facilities deck delivers the full city-fringe specification:
50 m lap pool with aqua-gym and sun-deck cove
Kids’ splash pool and forest play structure
Fully-equipped gymnasium and yoga deck
Tennis court, jogging loop and stretching pavilion
Grand arrival pavilion and multi-purpose clubhouse
Dining pavilion with teppanyaki counter
BBQ alcoves (6 pods) and outdoor social lawn
Forest trail, herb garden, hammock garden and reflexology path
Floor plans — what to look for
When you review the stack-by-stack layouts, apply four lenses. First, usable footprint: how much of the sqft is actually bounded by walls you can furnish? Look for “bay window” allowances and air-conditioner ledges that inflate the strata count. Second, natural ventilation: corner units and dual-aspect layouts tend to command a 2-3% psf premium but outperform on resale liquidity. Third, kitchen layout: an enclosed kitchen with a yard is the Singapore family-buyer standard — open-plan layouts can struggle at resale. Fourth, bedroom privacy: bedrooms clustered around a common corridor are the gold standard; avoid walk-through arrangements.
Progressive payment schedule
For uncompleted Singapore private residential units, payment follows the statutory Normal Progressive Payment Scheme. The timeline below maps each stage to its approximate chronology for Kassia:
Developer track record
Tripartite Developers Pte Ltd (Hong Leong Holdings, City Developments Limited & TID) brings demonstrable scale to Kassia. The delivery history across comparable Singapore private residential projects shows consistent compliance with declared TOP timelines and a pattern of workmanship scores that sit comfortably within the BCA CONQUAS band for residential. This matters. On uncompleted units, your capital sits at work with the developer for 3-4 years; the credit-risk premium on a lesser-known developer can exceed any headline-psf discount.
Sustainability
The project is designed to BCA Green Mark standards, with emphasis on passive-design measures: facade U-values, operable sun-control devices, and cross-ventilated common corridors. Inverter split-system air-conditioners and LED lighting throughout the residential envelope help residents manage monthly utility bills. Rainwater harvesting for irrigation and drought-tolerant planting round out the landscape-side measures.
Investment outlook
For an owner-occupier, the question reduces to: “does this unit meet the household brief at a psf that does not embed a launch premium I cannot recoup?” For an investor, the hurdle is tougher — 60% ABSD on a foreign buyer’s second Singapore residential property (20% for Singapore-citizen second-property buyers) materially reduces leveraged returns. The realistic investment thesis for Kassia therefore rests on three legs: (a) rental demand from the surrounding working population within 5-7 MRT stops, (b) durability of the tenure beyond the immediate 5-year MOP horizon, and (c) pricing discipline at entry — staying in the lower third of the psf band.
Completion timeline
Expected TOP: 2Q 2028 · Legal completion: 30 September 2029. Buyers should budget for a defects-liability inspection window of 12 months post-VP, during which the developer is statutorily obliged to remedy defects. Practical tip: engage a defects-inspection specialist before moving in, rather than relying on your own walk-through. The report will typically run 80-140 items on a mid-sized condo.
Frequently asked questions
1. What tenure is Kassia?
Freehold (Freehold estate — no leasehold commencement date). Tenure directly affects CPF Ordinary Account usage and the decay curve on resale. Singapore buyers should refer to the Bala’s Table values to model the residual-lease discount at exit.
2. How many units and what is the mix?
276 units covering 1-Bedroom + Study, 2-Bedroom Premium, 3-Bedroom Classic and larger layouts. See the unit-mix table above for indicative sizes and prices.
3. What is the price per square foot range?
S$1,920 – S$2,120 psf (launch price band) at launch. Low-floor, less-favoured-facing units anchor the bottom; high-floor premium stacks set the ceiling.
4. When will Kassia obtain Temporary Occupation Permit?
Expected TOP: 2Q 2028 · Legal completion: 30 September 2029. Developer-declared dates carry a typical margin of ±3 months around the announced date.
5. Which MRT station is closest?
Upper Changi MRT (Downtown Line) — approx. 1.2 km; Tanah Merah MRT (East-West Line) — approx. 1.8 km. The walking experience includes covered walkways where declared on the site plan.
6. What is the Additional Buyer’s Stamp Duty exposure?
ABSD rates at the time of writing: Singapore citizens 0% on first property, 20% on second, 30% on third and subsequent; Singapore PRs 5% first, 30% second; foreign buyers 60% on any Singapore residential purchase; entities 65%. Refer to the complete ABSD guide for worked examples and remission scenarios.
7. Can I use CPF to buy a unit at Kassia?
Yes. CPF Ordinary Account funds are usable for downpayment and monthly servicing within the applicable Withdrawal Limit, subject to tenure and Valuation Limit mechanics. See our CPF for Property Purchase guide.
8. How much downpayment do I need on launch day?
5% cash on Option-to-Purchase (OTP) booking fee. An additional 15% (of which up to 15% can be CPF, balance cash) on exercise of OTP, bringing the total downpayment to 20% for a first-property buyer with a 75% maximum loan-to-value ratio. Stamp duties are additional.
9. How does the progressive payment scheme work?
Payments are drawn down as construction hits prescribed milestones. The timeline infographic above maps each stage; bank disbursements track the architect’s certificate of completion for each milestone.
10. What is the rental yield outlook?
Gross yield for city-fringe launches in D17 typically prints in the 2.8-3.6% band during the first 3 years post-TOP. See our Singapore Rental Yield Guide 2026 for a unit-size and district breakdown.
11. Can foreigners purchase at Kassia?
Yes — condominium units are not restricted residential property under the Residential Property Act. Foreign buyers pay 60% ABSD on top of BSD. Landed property, by contrast, is restricted.
Disclaimer: This article is produced by the LovelyHomes editorial team for general information only. Prices, unit counts and timelines are drawn from the developer’s publicly issued price guide and factsheet at the date of writing, and are indicative only. Subsequent phases may be released at different prices. ABSD, BSD, CPF and MAS rules referenced here are current as at April 2026. No information on this page constitutes an offer, recommendation or advice to purchase any property. Buyers should obtain independent professional legal, tax and financial advice before entering any contract.
Lentoria is one of the most closely-watched launches in Mandai, Upper Thomson, and the factsheet now published by the developer gives us enough to form a clear early view. In this guide we walk through tenure, unit mix, indicative pricing, connectivity to the MRT, facilities programme and the progressive-payment schedule — all of it mapped to how a real Singapore buyer actually assesses a launch.
Quick Answer
Lentoria is a 99-year leasehold condominium at 34 & 36 Lentor Hills Road, Singapore 789068 / 789070, in D26 — Mandai, Upper Thomson.
267 units across 2 × 15-storey residential blocks, developed by TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture).
Completion: TOP 31 December 2026 · VP 31 March 2027 (developer-stated).
TENURE99-year leasehold
DISTRICTD26 — Mandai, Upper Thomson
UNITS267 residential units
TOP / VPTOP 31 December 2026 · VP 31 March 2027 (developer-stated)
lovelyhomes.com.sgSource: Developer factsheet — April 2026
Why Lentoria matters
Three factors give Lentoria its character. First, the location: 34 & 36 Lentor Hills Road, Singapore 789068 / 789070 sits in D26 — Mandai, Upper Thomson, placing residents within commuting reach of Lentor MRT (Thomson-East Coast Line). Second, scale — at 267 units the development has the amenity envelope to sustain a thorough facilities programme without overcrowding. Third, the developer: TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture) carries a track record across Singapore private residential history, which materially reduces build-quality and scheduling risk.
Against that backdrop, the pricing envelope of S$2,030 – S$2,305 psf (launch weekend prices) puts Lentoria on the same psf page as its comparable launches in the micro-market, while the 99-year leasehold tenure structure offers a predictable financing and CPF treatment for Singapore-citizen and PR buyers.
TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture)
ARCHITECT
ADDP Architects LLP
LANDSCAPE
Coen Design International
SITE AREA
17,135 sqm (184,439 sqft)
GROSS FLOOR AREA
35,983 sqm (387,325 sqft), plot ratio 2.1
BUILD-OUT
2 × 15-storey residential blocks, 267 units
COMPLETION
TOP 31 December 2026 · VP 31 March 2027 (developer-stated)
PSF RANGE
S$2,030 – S$2,305 psf (launch weekend prices)
SALES GALLERY
Showflat at Lentor Hills Road (by appointment)
Unit mix and indicative pricing
The unit mix below reflects the developer’s public price guide. Prices are indicative starts; the top of each type sits approximately 6-12% above the entry figure, depending on floor level, stack and facing. All prices are inclusive of Goods & Services Tax where applicable and before ABSD.
Type
Size (sqft)
Qty
Indicative Price
1-Bedroom + Study
484 sqft
52 units
S$1.03M onwards
2-Bedroom
657 – 678 sqft
85 units
S$1.35M onwards
2-Bedroom + Study
721 – 743 sqft
65 units
S$1.48M onwards
3-Bedroom
990 – 1,055 sqft
43 units
S$2.01M onwards
3-Bedroom Premium
1,206 sqft
15 units
S$2.45M onwards
4-Bedroom Premium + Study
1,442 sqft
7 units
S$2.95M onwards
lovelyhomes.com.sgSource: Developer price guide — April 2026
Price per square foot — how to read the psf band
A launch psf band is not a single number — it is a distribution. At the bottom sit the low-floor, less-favoured facings. At the top sit the premium stacks, typically upper floors with unblocked facing and north-south orientation. For Lentoria, the indicative band of S$2,030 – S$2,305 psf (launch weekend prices) gives you a negotiation window: buyers who enter on preview weekend and close a unit in the median third of the band tend to ride the psf uplift as the developer releases subsequent phases at 3-5% higher average prices.
Project highlights
The design team led by ADDP Architects LLP has organised the site around 2 × 15-storey residential blocks with a central facilities spine. Orientation has been optimised for north-south exposure on the majority of stacks, keeping morning and afternoon heat load off the main living areas. Landscape design by Coen Design International knits a continuous pedestrian experience across the site, with mature-species specimen trees retained where site conditions allow.
Highlights at a glance
2 × 15-storey residential blocks providing a low-density feel relative to the typical city-fringe tower.
Unit mix skewed toward efficient 1-bed + study and 2-bed layouts (addressing investor demand) plus family-sized 3- and 4-bed options.
99-year leasehold tenure structure aligned with CPF Ordinary Account withdrawal rules for Singapore-citizen and PR buyers.
Completion schedule TOP 31 December 2026 · VP 31 March 2027 (developer-stated) — matched to the progressive payment scheme illustrated below.
Connectivity
MRT: Lentor MRT (Thomson-East Coast Line) — approx. 380 m covered walk. Walking time: approx. 5-6 minutes on foot. Expressways: The site offers direct access onto the arterial network, with city-centre commutes clocking in at 15-25 minutes in off-peak conditions. Bus: Feeder bus services along the main road connect residents to interchanges and neighbourhood nodes within 5-8 minutes.
Lifestyle and amenities
Residents are within comfortable reach of neighbourhood-scale F&B, grocery anchors (FairPrice, Cold Storage or Giant, depending on precinct), hawker centres, wet markets and places of worship. Educational catchments include primary schools and secondary schools within a 2 km radius under the MOE Phase 2C priority rules — a non-trivial factor for owner-occupier families.
Facilities programme
The facilities deck delivers the full city-fringe specification:
50 m lap swimming pool with sun deck and hydrotherapy pod
Kids’ wading pool and splash garden
Gymnasium with yoga deck and cardio studio
Clubhouse with dining pavilion and function room
Tennis court and outdoor fitness lawn
Forest trail, edible garden, herb pavilion and tea garden
Teppanyaki pavilion and BBQ alcoves (4 pods)
Reading lounge, co-working pods and library nook
Floor plans — what to look for
When you review the stack-by-stack layouts, apply four lenses. First, usable footprint: how much of the sqft is actually bounded by walls you can furnish? Look for “bay window” allowances and air-conditioner ledges that inflate the strata count. Second, natural ventilation: corner units and dual-aspect layouts tend to command a 2-3% psf premium but outperform on resale liquidity. Third, kitchen layout: an enclosed kitchen with a yard is the Singapore family-buyer standard — open-plan layouts can struggle at resale. Fourth, bedroom privacy: bedrooms clustered around a common corridor are the gold standard; avoid walk-through arrangements.
Progressive payment schedule
For uncompleted Singapore private residential units, payment follows the statutory Normal Progressive Payment Scheme. The timeline below maps each stage to its approximate chronology for Lentoria:
Developer track record
TID Residential (Hong Leong Holdings & Mitsui Fudosan joint venture) brings demonstrable scale to Lentoria. The delivery history across comparable Singapore private residential projects shows consistent compliance with declared TOP timelines and a pattern of workmanship scores that sit comfortably within the BCA CONQUAS band for residential. This matters. On uncompleted units, your capital sits at work with the developer for 3-4 years; the credit-risk premium on a lesser-known developer can exceed any headline-psf discount.
Sustainability
The project is designed to BCA Green Mark standards, with emphasis on passive-design measures: facade U-values, operable sun-control devices, and cross-ventilated common corridors. Inverter split-system air-conditioners and LED lighting throughout the residential envelope help residents manage monthly utility bills. Rainwater harvesting for irrigation and drought-tolerant planting round out the landscape-side measures.
Investment outlook
For an owner-occupier, the question reduces to: “does this unit meet the household brief at a psf that does not embed a launch premium I cannot recoup?” For an investor, the hurdle is tougher — 60% ABSD on a foreign buyer’s second Singapore residential property (20% for Singapore-citizen second-property buyers) materially reduces leveraged returns. The realistic investment thesis for Lentoria therefore rests on three legs: (a) rental demand from the surrounding working population within 5-7 MRT stops, (b) durability of the tenure beyond the immediate 5-year MOP horizon, and (c) pricing discipline at entry — staying in the lower third of the psf band.
Completion timeline
TOP 31 December 2026 · VP 31 March 2027 (developer-stated). Buyers should budget for a defects-liability inspection window of 12 months post-VP, during which the developer is statutorily obliged to remedy defects. Practical tip: engage a defects-inspection specialist before moving in, rather than relying on your own walk-through. The report will typically run 80-140 items on a mid-sized condo.
Frequently asked questions
1. What tenure is Lentoria?
99-year leasehold 25 October 2022. Tenure directly affects CPF Ordinary Account usage and the decay curve on resale. Singapore buyers should refer to the Bala’s Table values to model the residual-lease discount at exit.
2. How many units and what is the mix?
267 units covering 1-Bedroom + Study, 2-Bedroom, 2-Bedroom + Study and larger layouts. See the unit-mix table above for indicative sizes and prices.
3. What is the price per square foot range?
S$2,030 – S$2,305 psf (launch weekend prices) at launch. Low-floor, less-favoured-facing units anchor the bottom; high-floor premium stacks set the ceiling.
4. When will Lentoria obtain Temporary Occupation Permit?
TOP 31 December 2026 · VP 31 March 2027 (developer-stated). Developer-declared dates carry a typical margin of ±3 months around the announced date.
5. Which MRT station is closest?
Lentor MRT (Thomson-East Coast Line) — approx. 380 m covered walk. The walking experience includes covered walkways where declared on the site plan.
6. What is the Additional Buyer’s Stamp Duty exposure?
ABSD rates at the time of writing: Singapore citizens 0% on first property, 20% on second, 30% on third and subsequent; Singapore PRs 5% first, 30% second; foreign buyers 60% on any Singapore residential purchase; entities 65%. Refer to the complete ABSD guide for worked examples and remission scenarios.
7. Can I use CPF to buy a unit at Lentoria?
Yes. CPF Ordinary Account funds are usable for downpayment and monthly servicing within the applicable Withdrawal Limit, subject to tenure and Valuation Limit mechanics. See our CPF for Property Purchase guide.
8. How much downpayment do I need on launch day?
5% cash on Option-to-Purchase (OTP) booking fee. An additional 15% (of which up to 15% can be CPF, balance cash) on exercise of OTP, bringing the total downpayment to 20% for a first-property buyer with a 75% maximum loan-to-value ratio. Stamp duties are additional.
9. How does the progressive payment scheme work?
Payments are drawn down as construction hits prescribed milestones. The timeline infographic above maps each stage; bank disbursements track the architect’s certificate of completion for each milestone.
10. What is the rental yield outlook?
Gross yield for city-fringe launches in D26 typically prints in the 2.8-3.6% band during the first 3 years post-TOP. See our Singapore Rental Yield Guide 2026 for a unit-size and district breakdown.
11. Can foreigners purchase at Lentoria?
Yes — condominium units are not restricted residential property under the Residential Property Act. Foreign buyers pay 60% ABSD on top of BSD. Landed property, by contrast, is restricted.
Disclaimer: This article is produced by the LovelyHomes editorial team for general information only. Prices, unit counts and timelines are drawn from the developer’s publicly issued price guide and factsheet at the date of writing, and are indicative only. Subsequent phases may be released at different prices. ABSD, BSD, CPF and MAS rules referenced here are current as at April 2026. No information on this page constitutes an offer, recommendation or advice to purchase any property. Buyers should obtain independent professional legal, tax and financial advice before entering any contract.
Location: 38–44 Pine Grove, District 21 — set between Mount Sinai, Pandan Valley and Ulu Pandan Park Connector.
Tenure: 99-year leasehold commencing 13 February 2024.
Scale: 552 units across three 24-storey towers with a 2-basement carpark (442 parking lots).
Developer: Golden Ray Edge 3 Pte Ltd — a joint venture between MCL Land and Sinarmas Land.
Timeline: Expected vacant possession 14 November 2028; legal completion 14 November 2031.
Why it matters: A rare D21 private launch with direct access to the Rail Corridor, adjacent to good-class bungalow zones and 1 km from top primary schools.
Project at a Glance — LovelyHomes editorial infographic, 22 April 2026.
Why Nava Grove
Nava Grove is a rare beast in 2026 — a 552-unit private condominium on Pine Grove, perched on elevated ground between Mount Sinai and Pandan Valley, flanked by good-class bungalow (GCB) plots, and within walking distance of the Rail Corridor and Ulu Pandan Park Connector. District 21 GLS sites do not come to market often; sites that sit this close to two forest reserves and three top primary schools come to market even less often.
The project’s 25,039 sqm site sits on Lot 07403V MK04, Bukit Timah Planning Area, with a gross plot ratio of 2.1 (16.6% under the maximum envelope commonly seen for comparable sites). That gives the architects (P&T Consultants) room to spread three 24-storey towers across the site with generous green buffers to the surrounding GCB zone — a design move that is visible on both the site plan and the tower elevations.
A nature-adjacent address in mature District 21
Nature is genuinely close. Clementi Forest, Dover Forest, Rail Corridor and Ulu Pandan Park Connector are all within a short walk or cycle. The GCB zones to the east and west of the site mean long-range views are unlikely to be rapidly overbuilt — a feature in a city where few low-density views remain.
Joint venture between MCL Land and Sinarmas Land
Golden Ray Edge 3 Pte Ltd is the project vehicle, jointly held by MCL Land (the long-time Singapore developer with a deep pipeline of private-residential successes) and Sinarmas Land. Between them, the joint venture brings scale, capital discipline and a track record of orderly handovers — all relevant for a 552-unit project slated for TOP in late 2028.
Project At-a-Glance
Nava Grove — Snapshot
Source: Developer factsheet 30 September 2024 · District 21 Pine Grove
Developer
Golden Ray Edge 3 Pte Ltd (JV: MCL Land & Sinarmas Land)
Address
38, 40, 42 & 44 Pine Grove, Singapore (597774–597777)
China Communications Construction Company (Singapore)
Expected VP
14 November 2028
Expected legal completion
14 November 2031
Unit Mix and Sizes
Nava Grove — Unit Mix
Bedroom Type
Approx. Size (sqm / sqft)
Share Value
2 Bedroom
58 / 624
6
2 Bedroom Premium
65 / 700
6
2 Bedroom + Study (show unit)
73 / 786
6
3 Bedroom
88–92 / 947–990
6
3 Bedroom Premium
102–103 / 1,098–1,109
7
4 Bedroom
124 / 1,335
7
4 Bedroom Dual-Key (show unit)
136 / 1,464
7
4 Bedroom Premium + Private Lift
144 / 1,550
7
5 Bedroom Premium + Private Lift (show unit)
160 / 1,722
8
Estimated cost per share: S$62 (before GST). Layouts with show units are available at the sales gallery.
Location and Connectivity
Nava Grove sits in a transitional pocket of Bukit Timah / Clementi — nature on one side, prime schools and mature residential enclaves on the other. Key journey times:
Dover MRT (East-West Line) — short drive or bus ride via Clementi Avenue 6.
Clementi MRT (East-West Line) — direct bus connectivity.
Holland Village MRT (Circle Line) — walking/cycling via the Ulu Pandan Park Connector for leisure, or short bus ride for daily commute.
Orchard Road — 15 minutes’ drive via Farrer Road.
CBD / Raffles Place — 18–22 minutes’ drive via Ayer Rajah Expressway.
Changi Airport — 25 minutes’ drive via PIE / ECP.
Schools and Education
One of the strongest features of Pine Grove is the primary-school catchment:
Henry Park Primary School (within 1 km)
Pei Tong Primary School (within 1–2 km)
Methodist Girls’ School (Primary and Secondary)
Fairfield Methodist School (Primary and Secondary)
Nan Hua Primary and Secondary
Higher education within a short drive includes the National University of Singapore, Singapore Institute of Management and a cluster of international schools in the Holland Village / Ghim Moh area.
Nature and Recreation
Clementi Forest and Dover Forest — green reserves within walking or cycling distance.
Rail Corridor — connects Bukit Timah to Tanjong Pagar for long-distance walking and cycling.
Ulu Pandan Park Connector — a direct green route towards Holland Village.
Singapore Botanic Gardens — accessible by car in under 10 minutes.
Lifestyle and Amenities
Holland Village, Ghim Moh and Clementi give Pine Grove a wide range of dining and retail options — from the coffee-shop-and-hawker-centre belt at Ghim Moh Market to Holland Village’s expat-friendly restaurants and cafés. Clementi Mall, West Coast Plaza and The Star Vista are all within short driving distance. Daily essentials such as supermarkets and clinics are well-served by the Pandan Valley commercial strip and the Mount Sinai area.
Worked Example — Indicative Monthly Cost
Illustration: 3-Bedroom (970 sqft)
Indicative price (pencilled S$2,450 psf)
S$2,376,500
25% cash + CPF down payment
S$594,125
75% loan (30-year, 3.2% p.a.)
S$1,782,375
Approx. monthly instalment
S$7,712
Estimated maintenance (6 shares @ S$62)
S$372
Property tax (owner-occupier est.)
S$300
Monthly holding cost (approx.)
S$8,384
Illustrative pricing; confirm actual psf at launch preview. Rental yield at S$5,800/month mid-stack rent would work out to ~2.9% gross.
Why Buyers Are Watching
District 21 private-launch scarcity. GLS sites in Pine Grove / Ulu Pandan come to market infrequently; resale inventory is the more common route and commands premium pricing.
Top-tier primary-school catchment. Henry Park Primary within 1 km is the kind of anchor that holds resale demand across cycles.
Nature adjacency. Few large private sites sit this close to forested green corridors with GCB buffers on either side.
Joint-venture strength. MCL Land and Sinarmas Land together bring scale and delivery discipline.
Balanced unit mix. The distribution across 2-, 3-, 4- and 5-bedroom layouts (with dual-key and private-lift premiums) supports both owner-occupier and upgrader buyers.
Risks and Trade-offs
No MRT station within immediate walking distance. The nearest MRT is a short drive / bus ride. Commuters who prefer a direct-to-MRT development may find the location less convenient than Canberra Crescent Residences or Arina East Residences.
Premium psf expectations. D21 and the Pine Grove address typically command premium pricing relative to mainstream OCR launches; budget planning should assume this.
Scale (552 units). Larger projects can face greater resale supply in any given quarter compared with boutique schemes — good for liquidity, less so for scarcity.
Frequently Asked Questions
What is Nava Grove’s tenure? 99-year leasehold commencing 13 February 2024. Effective remaining lease at expected TOP in November 2028 is approximately 94 years.
How many units and towers are there? 552 units across three 24-storey residential towers with two basement carpark levels.
Who are the developers? Golden Ray Edge 3 Pte Ltd — a joint venture between MCL Land and Sinarmas Land. Banker is Malayan Banking Berhad (Project Account 044-040-0031-3).
Which primary schools are within 1 km? Henry Park Primary School is within 1 km. Pei Tong Primary, Methodist Girls’, Fairfield Methodist and Nan Hua are within 1–2 km.
Is the development MRT-connected? There is no MRT station within a short walking radius. Nearest stations are Dover and Clementi (East-West Line) and Holland Village (Circle Line), reachable by bus or short drive.
When is vacant possession expected? 14 November 2028, with legal completion 14 November 2031.
What is the maintenance-fee share rate? Estimated S$62 per share (before GST). A 3-bedroom (6 shares) would pay roughly S$372 per month; a 4-bedroom premium (7 shares) roughly S$434.
Are show units available? Show units include the 2-Bedroom + Study (786 sqft), 4-Bedroom Dual-Key (1,464 sqft) and 5-Bedroom Premium + Private Lift (1,722 sqft).
Summary — is Nava Grove for you?
Nava Grove is best suited to families who want a prime-school catchment, nature adjacency and the District 21 addressing, and who are willing to trade direct-to-MRT convenience for low-density surroundings. For long-hold owner-occupiers, the Pine Grove address is rare enough to justify the pricing; for pure-yield investors, an MRT-fronting OCR launch may produce higher gross yields.
Source: Developer factsheet (as at 30 September 2024).
Disclaimer: All information is believed accurate at the time of publication (22 April 2026) but is not a representation by the developer or LovelyHomes. Prices, timelines and specifications may change. Nothing on this page constitutes an offer or invitation to contract. Please obtain the most current sales materials from the authorised sales channel before making any decision.
Quick Answer — Canberra Crescent Residences at a glance
Location: 51/53/55/57 Canberra Crescent, District 27 — within the Northern Explorer Loop park connector, 2 minutes’ walk to Canberra MRT (North-South Line).
Tenure: 99-year leasehold commencing 4 November 2024 (fresh lease, not a top-up).
Scale: 376 units across four 12-storey residential towers, with a 3,000 sqm Canberra Club — a rare amenity scale for the north.
Developer: Peak Crescent Pte Ltd — a joint venture between Kheng Leong Co. Pte Ltd and Low Keng Huat (Singapore) Limited.
Timeline: Expected NOVP 30 April 2030; legal completion 30 April 2033.
Why it matters: One of the largest private-residential launches in the North in 2026, with 74% of the site dedicated to greenery and facilities.
Project at a Glance — LovelyHomes editorial infographic, 22 April 2026.
Why Canberra Crescent Residences
For more than a decade, Sembawang has quietly been one of Singapore’s best-kept value stories — a mature HDB town with a healthy stock of private residential enclaves, a low-density planning overlay, and a North-South Line MRT interchange in Canberra that residents barely mention on the national skyline. In 2026, as the Woodlands Regional Centre expands and the Johor-Singapore RTS Link moves toward its opening, that low-profile status is changing. Canberra Crescent Residences is the clearest expression of the new Canberra thesis: a private condominium, direct to MRT, priced at an OCR discount to equivalent RCR sites, with the RTS Link and Northern Agri-Tech & Food Corridor as medium-term capital-uplift catalysts.
A fresh 99-year lease
The lease commences 4 November 2024 — the development is effectively a brand-new 99-year parcel. There is no lease-decay drag on valuation relative to comparable older estates. Combined with an expected TOP in 2030 and a legal completion in 2033, the effective remaining lease at handover is close to the maximum 97.5 years.
The Canberra Club — amenity scale that punches above its weight
At 3,000 sqm (more than 32,000 sqft), the Canberra Club is one of the largest private condominium clubhouses in the North. It is anchored at blocks 55 and 57 and integrated with sky gardens, creating a facility footprint that would be unusual in a 99-year leasehold project of this size. 74% of the site area — approximately 170,000 sqft — is dedicated to greenery and facilities.
Project At-a-Glance
Canberra Crescent Residences — Snapshot
Source: Developer factsheet 10 July 2025 · District 27 Sembawang
Developer
Peak Crescent Pte Ltd — JV of Kheng Leong Co. Pte Ltd & Low Keng Huat (Singapore) Limited
Canberra Club (3,000 sqm), sky garden (Blocks 55 & 57), childcare centre (1 storey of Block 51)
Expected NOVP
30 April 2030
Expected legal completion
30 April 2033
Unit Mix and Sizes
The 376-unit mix is tilted toward three- and four-bedroom family layouts — a sensible response to the Sembawang catchment, which is overwhelmingly family-oriented. Two-bedroom stock is meaningful enough for right-sizers and investors (90+ units combined), but the project is not an investor-heavy one-bed play.
Canberra Crescent Residences — Unit Mix
Bedroom Type
Approx. Size
Units
1 Bedroom
38 sqm / 409 sqft
3
2 Bedroom Compact
53 sqm / 570 sqft
23
2 Bedroom Premium
62 sqm / 667 sqft
68
3 Bedroom Compact (Ca)
74 sqm / 797 sqft
90
3 Bedroom Compact (Ca-P)
81 sqm / 872 sqft
4
3 Bedroom Compact (Cb)
82 sqm / 883 sqft
35
3 Bedroom Compact (Cc)
81 sqm / 872 sqft
12
3 Bedroom Premium
92 sqm / 990 sqft
57
4 Bedroom Compact (Ca)
108 sqm / 1,163 sqft
24
4 Bedroom Compact (Cb)
109 sqm / 1,173 sqft
12
4 Bedroom Standard
113 sqm / 1,216 sqft
36
4 Bedroom Premium
123 sqm / 1,324 sqft
12
TOTAL
376
Location and Connectivity
Canberra MRT (North-South Line) — 2 minutes walk via side gates.
3 MRT stations to Woodlands MRT (Thomson-East Coast Line interchange).
4 MRT stations to Woodlands North MRT — the future RTS Link terminus.
Direct access to the Northern Explorer Loop park connector.
Bus stops a 2-minute walk from the side gates.
Malls, Eateries and Daily Needs
5-minute walk to the 24-hour Sheng Siong Supermarket at Blk 105.
5-minute cycle to Canberra Plaza (mall with anchor tenants).
1 MRT stop to North Point City.
3 MRT stops to Causeway Point.
5-minute cycle to Bukit Canberra hawker centre (800 seats).
Coffeeshops at Blk 105 Canberra Street, Blk 115 Canberra Walk and Blk 120 Canberra Crescent — all within a 6-minute walk.
Seafood restaurant at 1036 Sembawang Road (8-minute walk).
Schools Nearby (within 1 km)
Townsville Primary School
Sembawang Primary School (applicable to Blocks 51 & 53)
Wellington Primary School
Recreation
Sembawang Park — waterfront family park with historic structures.
Sembawang Hot Spring Park — a rare natural hot spring in Singapore.
Bukit Canberra — integrated sports and community hub.
Upcoming Transformations — Why Canberra in 2026
The 2026–2033 Canberra uplift thesis
Housing: Chencharu Estate expansion and Sembawang North BTO pipeline add population density without saturating the MRT.
Jobs: Woodlands Regional Centre expansion and Northern Agri-Tech & Food Corridor — jobs within 15 minutes by MRT rather than a CBD commute.
Connectivity: RTS Link (targeted opening 2026) and the North-South Corridor (progressive opening from 2026) re-rate the North on journey-time maps.
The practical effect of the above is that by the time Canberra Crescent Residences reaches TOP in 2030, the area will have changed substantially from how it looks in April 2026 — more infrastructure, more jobs within short commute distance, and a cross-border commute option that was not available before.
Worked Example — Indicative Monthly Cost
Illustration: 3-bedroom compact Ca (797 sqft)
Indicative price (pencilled S$1,850 psf)
S$1,474,450
25% cash + CPF down payment
S$368,610
75% loan (30-year, 3.2% p.a.)
S$1,105,840
Approx. monthly instalment
S$4,785
Estimated maintenance (6 shares, ~S$68/share)
S$408
Property tax (owner-occupier est.)
S$170
Monthly holding cost (approx.)
S$5,363
Pricing is illustrative for modelling only; confirm the actual psf at launch preview. Maintenance share value is published by the developer at 6 shares for this type.
Why Buyers Are Watching
North Singapore reset. The combination of RTS Link opening, the North-South Corridor, and the Woodlands Regional Centre expansion is the largest planning bet north of Bishan in a decade.
Direct MRT connectivity. A 2-minute walk to Canberra MRT is rare in this part of the island — most private launches in D27 are a 10–15 minute bus ride from a station.
Amenity scale. A 3,000 sqm club house in a 376-unit scheme translates to ~8 sqm of clubhouse per unit — comparable with top-tier 600+ unit schemes.
Fresh 99-year lease. No lease-decay discount relative to older estates nearby.
Sembawang primary-school catchment. Townsville, Sembawang and Wellington all within 1 km.
Risks and Trade-offs
OCR location risk. Rental yield depends on the Canberra / Woodlands office and RTS catchment turning into an actual employment centre within the hold period. Conservative forecasters should model a 10–15% haircut on headline yields.
MRT dependency. Without the North-South Line, Canberra is a 25–30 minute bus ride to the nearest major mall outside the station catchment — MRT service quality matters.
Supply in the North. Chencharu Estate and other upcoming BTO/private sites will add substantial housing supply over the same 2028–2032 window; pricing discipline matters.
Frequently Asked Questions
Is Canberra Crescent Residences freehold? No. It is a 99-year leasehold development with the lease commencing 4 November 2024.
How many units and towers are there? 376 residential units across four 12-storey towers, with a sky garden at blocks 55 and 57 and a childcare centre occupying one storey of block 51.
Who is the developer? Peak Crescent Pte Ltd — a joint venture between Kheng Leong Co. Pte Ltd and Low Keng Huat (Singapore) Limited. The project’s banker is United Overseas Bank Limited (Project Account 770-306-805-0).
Which MRT station is nearest? Canberra MRT (North-South Line), a 2-minute walk from the side gates. 3 stations to Woodlands (TEL interchange) and 4 stations to Woodlands North (RTS Link terminus).
Which primary schools are in the 1 km catchment? Townsville Primary School, Wellington Primary School, and Sembawang Primary School (Sembawang applies to blocks 51 and 53).
What is the construction method? APCS — Advanced Precast Concrete System — which allows for faster build cycles and consistent precast quality.
When is the expected vacant possession? Expected NOVP is 30 April 2030, with expected legal completion on 30 April 2033.
How large is the clubhouse? The Canberra Club is 3,000 sqm (more than 32,000 sqft) — one of the larger private condominium clubhouses in North Singapore.
Will the RTS Link affect this project? Yes — Woodlands North is four stations from Canberra and is the RTS Link terminus. The opening of the RTS Link (targeted 2026) and the progressive rollout of the North-South Corridor (from 2026) materially shorten cross-border and cross-island journey times.
Summary — is Canberra Crescent Residences for you?
Canberra Crescent Residences is best suited to North-side families looking for a direct-to-MRT private condominium with club-scale amenities, and to long-hold investors with a thesis on the RTS Link and the Woodlands Regional Centre. If your strategy is short-hold CCR flips or a maximum rental yield play, the location is not the natural home — but the 2030 TOP window aligns well with the infrastructure delivery calendar for the North, which is the clearer long-term bet.
Source: Developer factsheet (as at 10 July 2025); RTS Link and North-South Corridor timelines as at April 2026.
Disclaimer: All information is believed accurate at the time of publication (22 April 2026) but is not a representation by the developer or LovelyHomes. Prices, timelines and specifications may change. Nothing on this page constitutes an offer or invitation to contract. Please obtain the most current sales materials from the authorised sales channel before making any decision.
Location: 6C & 6D Tanjong Rhu Road, District 15 — 3 minutes’ walk to Katong Park MRT (Thomson-East Coast Line).
Tenure: Freehold (Estate in Fee Simple) — the rarer of the two city-fringe tenures on offer in 2026.
Scale: 107 exclusive units across a boutique 20-storey tower with two landscape decks and a sky pool.
Developer: ZACD LV Development Pte Ltd (Licence C1455); main contractor Welltech Construction Pte Ltd.
Timeline: Expected vacant possession 31 December 2028; legal completion 31 December 2031.
Why it matters: Freehold, within 2 MRT stops of Gardens by the Bay and 4 of Marina Bay — a Kallang Alive beneficiary with boutique 107-unit scarcity value.
Project at a Glance — LovelyHomes editorial infographic, 22 April 2026.
Why Arina East Residences
Arina East Residences is the kind of development that rarely comes to market: a freehold condominium in District 15, three minutes on foot from an MRT station on the new Thomson-East Coast Line, and just 107 units across a slim 20-storey tower. In a year when most city-fringe launches are 99-year leasehold and scaled to 500+ units for GLS economics, the combination of tenure, boutique scale and TEL connectivity makes it an outlier.
The development sits on Lot 04222W (Kallang Planning Area) at 6C and 6D Tanjong Rhu Road — a narrow strip of freehold land bordered by the Geylang River corridor, Kallang Basin and the established Meyer-Mountbatten enclave. For buyers who want the east-coast lifestyle without committing to a remote OCR project, Arina East is the shortest practical commute into the CBD that freehold tenure and District 15 addressing can buy in 2026.
Boutique freehold, full-condo facilities
The scheme dedicates roughly 71% of gross floor area to common facilities — a ratio typically found only in 200-unit-plus developments. That is the architectural trick that gives a 107-unit project two landscape decks (2nd storey and 20th storey), a sky pool, a communal sky terrace, an aqua gym and a full-fledged club house without feeling cramped. The building uses cast-in-situ construction rather than PPVC, allowing the architects (Ong & Ong) more freedom on the floor plate and a slightly more tailored finish.
District 15 at a Thomson-East Coast Line address
The TEL extension transformed what “city fringe” means in 2026. Before the line, Tanjong Rhu was a characterful but awkward pocket — close enough to Marina Bay to see it, too far from any MRT to commute comfortably. Katong Park MRT closed that gap. From Arina East, a resident can reach Gardens by the Bay station in two stops and Marina Bay station in four. By road it is a 10-minute drive to the CBD and a 15-minute drive to Changi Airport.
Project At-a-Glance
Arina East Residences — Snapshot
Source: Developer factsheet 6 March 2024 · District 15 Tanjong Rhu
Developer
ZACD LV Development Pte Ltd (Licence C1455)
Address
6C & 6D Tanjong Rhu Road, Singapore
District
15 (Kallang Planning Area)
Tenure
Freehold (Estate in Fee Simple)
Site area
4,367.6 sqm / 47,013 sqft
Total units
107
Carpark lots
86 (including 2 accessible lots)
Architect
Ong & Ong Pte Ltd
Main contractor
Welltech Construction Pte Ltd
Construction method
Cast-in-situ (CIS)
Expected VP
31 December 2028
Expected legal completion
31 December 2031
Unit Mix and Sizes
The 107-unit mix tilts deliberately towards two- and three-bedroom layouts, reflecting the profile of a Tanjong Rhu freehold: a mix of right-sizing owner-occupiers, CBD professionals, and long-hold investors who want livable floor areas. Only 17 one-bedroom units exist — boutique scale means the one-bed supply is small enough to retain scarcity in secondary trading.
Arina East Residences — Unit Mix
Bedroom Type
Unit Type
Area (sqm / sqft)
Units
1 Bedroom
A1
46 / 495
17
2 Bedroom Deluxe
B1, B1(p), B1a
63 / 678
17
2 Bedroom Deluxe
B2, B2(p), B2a, B2b
74 / 797
18
2 Bedroom Premium
B3
80 / 861
8
3 Bedroom Deluxe
C1, C1(p), C1a
90 / 969
9
3 Bedroom Premium
C2, C2(p), C2a
101 / 1,087
17
3 Bedroom Premium
C3
111 / 1,195
1
3 Bedroom Premium (Private Lift)
C4, C4(p)
115 / 1,238
5
4 Bedroom Premium
D1
123 / 1,324
1
4 Bedroom Premium (Private Lift)
D2, D2a
129 / 1,389
12
4 Bedroom Premium (Private Lift)
D2b
150 / 1,615
1
4 Bedroom Premium + Study
DS
156 / 1,679
1
TOTAL
107
Maintenance Fees and Share Values
Estimated maintenance fees (at S$76 per share) run from approximately S$380 per month for the 5-share one-bedroom layout to S$532 per month for the 7-share three- and four-bedroom premium units. For a boutique freehold with resort-style facilities across two landscape decks, those quantums are reasonable — mid-range compared with comparable CCR and RCR freehold boutiques where monthly contributions routinely exceed S$600 for three-bedroom units.
Location and Connectivity
Connectivity is the single biggest change between Tanjong Rhu five years ago and Tanjong Rhu today. The Thomson-East Coast Line opened Katong Park MRT station in 2024, placing Arina East Residences three minutes on foot from the platform. From there, residents are:
2 MRT stops to Gardens by the Bay station (TEL) — under 8 minutes door to platform.
4 MRT stops to Marina Bay station (TEL) — integrated transfer to the NSL and CCL.
3 stops to Tanjong Rhu and Mountbatten stations (CCL) — access to the entire ring line without a transfer at Marina Bay.
10 minutes by car to Raffles Place / the CBD via ECP and Nicoll Highway.
15 minutes by car to Changi Airport.
Beyond the MRT, the development sits within the Kallang Alive master plan zone — a long-term transformation of the Kallang Basin into a sports, lifestyle and waterfront-living district. Arina East Residences is positioned to benefit from capital uplift tied to the master plan’s multi-year delivery.
Schools Nearby
District 15 has one of Singapore’s densest clusters of established schools. From Arina East Residences, within a 1 km radius are:
Dunman High School (a premier IP school)
EtonHouse International Pre-School
Within 1–2 km:
Canadian International School
Chatsworth International School
Kong Hwa School
Geylang Methodist School (Primary)
Tanjong Katong Primary School
Chung Cheng High School (Main)
Tanjong Katong Girls’ School
Tanjong Katong Secondary School
Lifestyle and Amenities
Tanjong Rhu trades on proximity to some of Singapore’s most polished lifestyle destinations. From Arina East Residences, residents can walk, cycle, or take one MRT stop to reach Kallang Wave Mall, the Singapore Sports Hub (including the Singapore Indoor Stadium and National Stadium), Singapore Swimming Club, Kallang Leisure Park, Goodman Arts Centre, Gardens by the Bay East, Marina Bay Golf Course, Parkway Parade, and East Coast Park. Hawker centre options include Jalan Batu, Old Airport Road and Kallang Estate Food Centre — the latter two among the most famous hawker enclaves in the east.
Facilities
Arina East Residences spreads facilities across three levels:
1st storey: Guardhouse, reflection pool.
2nd storey landscape deck: Main swimming pool (9.7 m × 5.7 m, 1.2 m depth), pool deck, aqua gym, jacuzzi, club house (approx. 35 sqm with 3 m ceiling height), kids’ play area, kids’ pool (7.9 m × 4.2 m, 0.5 m depth).
19th storey: Communal sky terrace and communal garden.
20th storey sky deck: Sky pool (13 m × 3.4 m), pool deck loungers, sky gym, sky BBQ pavilion.
Worked Example — Indicative Monthly Cost
Illustration: 2-bedroom deluxe (678 sqft)
Indicative price (pencilled S$2,400 psf)
S$1,627,200
25% cash + CPF down payment
S$406,800
75% loan (30-year, 3.2% p.a.)
S$1,220,400
Approx. monthly instalment
S$5,280
Estimated maintenance (6 shares)
S$456
Property tax (owner-occupier est.)
S$200
Monthly holding cost (approx.)
S$5,936
Pricing is illustrative for modelling only; confirm actual psf at launch preview. Loan payments assume fixed-rate scenario; a SORA-linked floater may be 10–30 bps cheaper in April 2026.
Developer and Consultant Team
ZACD LV Development Pte Ltd is the project vehicle (developer’s licence C1455). The team behind the development is part of the broader ZACD group — a vertically integrated real estate investment manager and developer active across Singapore and the wider Asia-Pacific region. For Arina East Residences they assembled a consultant lineup of:
Architect and landscape consultant: Ong & Ong Pte Ltd
Unit finishes aim at the premium end of city-fringe boutique launches in 2026:
Premium kitchen appliances from Miele.
Sanitary ware from Kohler.
Ultra-large format tiles (digital twinning technology; computerised production and cutting) across main living areas.
Naturally ventilated kitchens in every unit type except one-bedroom.
Smart home features with a community living overlay.
Fibre-optic ready; general waste and recycle refuse hoppers on each floor.
Why Buyers Are Watching
Freehold tenure in a TEL-connected address. Most 2026 city-fringe launches are 99-year leasehold; freehold supply on the TEL corridor is thin.
Boutique scarcity. At 107 units, resale supply in any given quarter will be very limited — a feature prized by long-hold freehold buyers.
Kallang Alive capital uplift. The master plan is one of the longer-dated transformations — construction uplift will likely span the 2026–2032 window that overlaps with the project’s VP and legal completion timeline.
Premium specs at city-fringe price. Miele, Kohler, private-lift 3-bedroom stacks and two landscape decks put the unit finish in CCR territory without paying a CCR price.
Strong school catchment. District 15 is one of the densest school clusters in the east; Dunman High’s IP feed is a generational pull.
Risks and Trade-offs
Nothing is free of trade-offs. A balanced view of Arina East Residences should note:
Boutique scale cuts both ways. 107 units means lower maintenance-fee scale economies than a 500-unit project (offset by the 71% facilities-to-GFA ratio).
Cast-in-situ construction generally means a longer build timeline than PPVC — which the 31 December 2028 VP already reflects.
Location. Tanjong Rhu is quieter than the Katong/Marine Parade core — a feature for owner-occupiers, a friction for buyers who want a mall on their doorstep.
Freehold premium in price. A freehold launch at this address typically commands a 5–12% premium over comparable 99-year stock; budget accordingly.
Frequently Asked Questions
Is Arina East Residences freehold? Yes — Estate in Fee Simple (freehold). Land lot 04222W MK 25 (Kallang Planning Area).
Where exactly is the development located? 6C and 6D Tanjong Rhu Road, District 15.
How many units and carpark lots are there? 107 residential units and 86 car-park lots (including two accessible lots). Carpark ratio is approximately 0.8 per unit — typical for a city-fringe freehold scheme that expects moderate car ownership.
Who is the developer? ZACD LV Development Pte Ltd, developer licence C1455. Solicitor is Rajah & Tann Singapore LLP.
When is vacant possession expected? Expected vacant possession 31 December 2028; expected legal completion 31 December 2031.
What construction method is used? Cast-in-situ (CIS), not PPVC. This typically allows more design flexibility on internal layouts and finishes, at the cost of a slightly longer build programme.
How far is the nearest MRT station? 3 minutes on foot to Katong Park MRT (Thomson-East Coast Line). From there: 2 stops to Gardens by the Bay and 4 stops to Marina Bay.
Are there schools within 1 km? Yes — Dunman High School and EtonHouse International Pre-School are within the 1 km catchment. Kong Hwa School, Tanjong Katong Primary, Chung Cheng High (Main) and several others sit within 1–2 km.
What is the estimated monthly maintenance fee? At S$76 per share: S$380 for a 1-bedroom (5 shares), S$456 for a 2-bedroom (6 shares), S$532 for a 3-/4-bedroom (7 shares).
What appliances and sanitary ware are provided? Miele appliances and Kohler sanitary ware. Every unit type except the one-bedroom has a naturally ventilated kitchen.
Is the development in a cooling-measure hotspot? ABSD rules apply as per the national framework (see our ABSD Singapore 2026 guide). There are no property-specific cooling measures on this site.
Summary — is Arina East Residences for you?
Arina East Residences is best suited to buyers who value freehold tenure and boutique scale over size economies, and who want to live three minutes from an MRT station without committing to a mega-development. If you are a long-hold owner-occupier or a family buyer attracted to the Dunman High catchment and TEL connectivity, this launch should be on your shortlist. If your priority is maximum yield per S$1 of purchase price or the lowest possible psf at launch, a 99-year GLS alternative elsewhere may fit better.
Source: Developer factsheet (as at 6 March 2024); URA and TEL station data as at April 2026.
Disclaimer: All information is believed accurate at the time of publication (22 April 2026) but is not a representation by the developer or LovelyHomes. Prices, timelines and specifications may change. Nothing on this page constitutes an offer or invitation to contract. Please obtain the most current sales materials from the authorised sales channel before making any decision.
