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.
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.
