Grand Dunman

District 15 holds 453 condominiums and about 34,126 private homes, split into small, mostly ageing parcels, with only 50 projects ten years old or newer. Grand Dunman answers that with one estate of 1,008 homes, a facilities deck the pocket’s boutiques cannot fund and a station walk none of them can match. Scale is the story, and everything below tests it.

Grand Dunman Prices: Held Inside the Launch Band

Start with the field. Within a kilometre, The Continuum brings 816 freehold units with TOP expected 2026, Tembusu Grand 638 units from 2025, Emerald of Katong 846 units expected 2028 and Liv @ MB 298 units from 2025, with Park Place Residences at 429 units from 2019 and Parc Esta the District 14 benchmark one stop up the line. Grand Dunman is the largest by a distance, and size is what makes a project quotable: once keys hand over, its trades set the reference price for this stretch.

As of July 2026, the last sixty caveats cleared between $2,089 and $3,016 psf with the median around $2,474 psf, and the twelve months to July sit at $2,497 psf across 122 caveats. Launch pricing ran $2,192 to $2,985 psf, so three years of selling has settled inside the launch band rather than above or below it. Developer stock remains: one-bedroom luxury from $1,456,000 at $2,506 psf, Grand five-bedders from $5,162,000 and Grand penthouses from $5,862,000. Two and three-bedroom stock is sold out, so the family core is already a resale conversation.

One technical note before you compare. Grand Dunman was acquired before GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes, and its psf against a post-harmonisation launch is not measuring identical square feet. The freehold projects in that field carry a permanent tenure premium on top.

Weighing an entry? Seven blocks means stack and facing move the number more than the listing headline does. Speak to us before you offer and we will run the block-level figures with you, honest advice, no pressure. WhatsApp us.

Grand Dunman Floor Plans: Thirty-Three Ways In

The Grand Dunman floor plan range opens with 92 one-bedders at 452 sqft and 112 one-bed-plus-study at 549 sqft. Two bedrooms run 119 standard at 667 sqft, 34 dual-key from 721 to 775 sqft and 137 plus-study to 797 sqft. Three bedrooms split five ways across 315 homes, from 926 sqft standard through dual-key, flex and plus-study to the 1,475 sqft Grand. Above sit 87 four-bedders from 1,292 sqft, 34 four-bedroom Grand to 1,927 sqft, 68 five-bedders from 1,690 sqft and ten penthouses to 3,068 sqft.

Price that ladder at the $2,474 psf median and it reads plainly: the 452 sqft one-bedder near $1.12m, the 667 sqft two-bedder about $1.65m, standard three-bedders $2.29m to $2.37m, four-bedroom stock $3.20m to $3.54m, the Grand tier $3.65m to $5.48m and the penthouses $5.89m to $7.59m. Treat those as arithmetic on the caveat record rather than quotes. The live prints track it: a 3,068 sqft penthouse at $7,150,000 and a 549 sqft one-bed-plus-study at $1,421,000, both July 2026, a 1,044 sqft three-bedroom dual-key at $2,582,000 in June.

The 70 dual-key units deserve a separate look. Multi-generation households and landlords running a second tenancy want that format and it is scarce almost everywhere; our dual-key condo guide explains where it earns its money. Maintenance runs $269 monthly for the one-bedroom to $486 for the Grand tier, most of the estate at $325 or $378, and our guide to condo maintenance fees covers what that buys. Spreading a facilities list this long across 1,008 households is why the number stays low.

Is Grand Dunman Worth Buying? Half a Subzone in One Estate

Zoom to where it competes. Grand Dunman sits in the Mountbatten subzone, which holds 18 private developments and about 1,797 homes in total. Grand Dunman is 1,008 of them. The other seventeen share 789 units, an average of 46 homes each, and most were built in the 1990s. One estate holding more than half a subzone’s private stock is not a normal starting position, and it is the fact behind the pricing power here.

The demand side has two parts. Marine Parade town carries about 7,855 HDB flats, 3,482 of them 4-room or larger, a real upgrader pool if a compact one. The deeper one sits over the boundary: the Dakota and Old Airport Road estates transact some of Singapore’s highest HDB resale prices, with flats regularly crossing a million dollars, and those households already have children in these schools. Our HDB upgrading roadmap sets out how they sequence the sale and purchase, and our piece on the real cost of holding your HDB covers the decision most get wrong.

The pipeline is small and none of it lands in this pocket. Across the Marine Parade planning area, 159 projects and about 14,044 private homes, only three developments are due after 2026: Emerald of Katong at 846 units in 2028, Meyer Blue at 226 on the Meyer strip in 2027 and Amber House at 105 in 2028.

Two checks belong in any offer. The lease runs 99 years from September 2022, about as fresh as a leasehold clock gets, and our guide to 99-year versus freehold sets out how that shapes a holding period against the freehold stock nearby. Liquidity is the second, and the record is unusually full for a project not yet handed over: 915 caveats against 1,008 units as of July 2026, 615 in the launch year and 42 so far in 2026, roughly ten homes a month since launch without discounting.

For landlords, our rental yields guide sets out what this belt sustains and our Q2 2026 property market review puts the city-fringe band in context. The outlook helps: the blocks look over the low-rise Dunman and Broadrick landed estates and the zoning holds that view rather than lending it. The URA Master Plan also carries the Geylang River corridor upgrade beside the site and the Paya Lebar Airbase redevelopment north of it.

Who Grand Dunman Suits

Grand Dunman suits upgraders out of the Dakota and Old Airport Road flats who want the private step without changing neighbourhood, families chasing Kong Hwa and Tanjong Katong Primary inside the ballot radius, and investors who want scale liquidity in a district that rarely offers it. Our District 15 family guide maps how the east’s sub-markets differ on that point.

Whoever buys after you decides how this ends. At TOP the exit audience is that same upgrader pipeline plus a tenant market with little to compare against: a new full-facility estate at a Circle Line door, one stop from the offices at Paya Lebar Quarter. Landlords holding the compact stacks and the 70 dual-key units aim straight at that gap, with the international-school cluster within 2km as a second stream.

Fit matters in the other direction too. This is the inland side of District 15 by design, so buyers who want sea air and a park frontage should look at the Amber and Meyer stretch and expect to pay for it. If a quiet street is the priority, seven towers sharing one entrance onto a two-lane road will meet the morning peak every weekday. Food is the compensation: Old Airport Road Market a walk away, with Kinex and i12 Katong in reach without a car.

Thinking about Grand Dunman? Dual-key, compact and family stacks price very differently here, and we can map which one serves your plan. Before you commit, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.