Grand Dunman Latest Updates

Grand Dunman is an exciting District 15 new launch condo developed by the renowned developer of SingHaiyi Group. The 99-years leasehold development is located at Dunman Road, in the Marine Parade estate.

With a huge site area spanning 271,618 square feet and consisting of 1008 residential apartments, the condominium launch of Grand Dunman is set to be the biggest launch in District 15 in terms of both land size and number of units.

In comparison, Tembusu Grand has a site area of 210,550 square feet and comprises of 638 apartments. The freehold development of The Continuum has a land size of 263,803 square feet and consists of 816 units. The former development of La Ville, which is yet unnamed for the new project, has a site area of 98,729 square feet and is estimated to have 107 units.

Due to the relaxing nature of living in the East, coupled with delectable food choices and convenient amenities, new developments in District 15 are often well sought after. As the bigger developments in the vicinity which launched in 3 years have achieved close to full sell-out, like Amber Park and Meyer Mansion, the fresh injection of new apartments to District 15 bought by the 4 developments is great news for clients seeking either to purchase for own stay or for investment.

The site area of Grand Dunman Condo was acquired by SingHaiyi Group through a Government Land Sales (GLS) in June 2022. SingHaiyi Group bidded $1.28 billion for the Dunman Road site, which translates to a land rate of $1350 psf ppr ($ psf per plot ratio). The only other bid of $1.067 billion ($1122 psf ppr) for the GLS site came from a consortium that comprised of City Developments Limited (CDL), Hong Leong Group and TID.

Transport Connectivity

As Marine Parade is a mature estate, there exists an established public transport network in the estate.

Grand Dunman Condominium is conveniently located within 4 minutes walk from the Dakota MRT station (CC8), which is part of the Circle Line (CCL). The Circle Line is a 30-station circular rail line that links to the North-South, East-West and North East, Downtown, and Thomson-East Coast Lines to the city. Hence, travelling to the City Centre using the Circle Line is fast. In addition, commuters can use the Circle Line to transfer to other rail lines to travel to other places in Singapore.

The mega-development is also well-served by the bus services available at the bus stop in front of the development. There are buses that link directly to the City Centre like Buses 10, 16, 32 and 33. Bus 31 at the bus-stop opposite the development can take to Parkway Parade, which is the biggest mall in Marine Parade. Parkway Parade is a 39-year old shopping mall which has constantly reinvent itself to fit the current retail trends and remains very popular to residents in the East.

There is even a Bus Service 401 which connects to the East Coast Park, a great destination for various recreational, sporting and dining activities. The proximity of East Coast Park to the development adds to the idyllic atmosphere one experiences when residing in the East.

For quick travel by car to the CBD, Orchard Road, the Changi Airport or other locations in Singapore, one can utilize 4 expressways which are near the development. The expressways of KPE, PIE, CTE and ECP are just a short drive away from the condominium.

Project Details

The site has a plot ratio of 3.5 under the 2019 URA Master Plan. With the maximum number of the dwelling units for the development to be computed using the formula of “Master Plan allowable Gross Plot Ratio” multiplied by the “Site Area”, and then have the resulting figure divided by “85 square metres”, the developer is able to build up to 1039 apartments at the site.

In view of existing site conditions and the impact on the local infrastructure in the vicinity, new condominiums in the Amber Road and Meyer Road areas would have to use the average dwelling unit area of “100 square metres”, instead of “85 square metres” as is used for Grand Dunman.

Using the bigger area of “100 square metres” would result in a smaller number of units being built for new developments located in the Amber Road and Meyer Road areas. The advantage of having more units in a development is lower maintenance fees. With more units, there would also be more transactions for both sales and rental after Grand Dunman achieves TOP. This would likely lead to an owner being able to command a higher price in future for either resale or leasing when there are more transactions. There has been cases of prices of smaller developments remaining stagnant as there were no new transaction for a number of years.

The developer may choose to line up a slightly smaller number of residential units for the development (subject to changes), to devote more Gross Floor Area (GFA) to facilities, and also to allocate some GFA to commercial spaces.

As more than 50% of the land site of the development is bounded by the water bodies of Geylang River and a canal, many of the units in Grand Dunman can enjoy a pleasant and soothing “water view” of either the external water bodies or the lap pool within the project.

The site of Grand Dunman is bordered by Dunman Road at the North, a canal at the Southern and East perimeters, and the Geylang River at the West.

The Dakota HDB estate lies beyond the Geylang River towards the West. Apartments whcih has windows facing West can enjoy a scenic view of the Geylang River and the park connector.

Opposite the canal from the development towards the South-west, South, South-east and East are the landed houses bounded by Tanjong Katong Road and Mountbatten Road. As the southern boundary of the site is overlooking a canal and the Tanjong Katong landed estate, apartments on mid-levels and high floors facing South would enjoy unblocked views and the natural breeze from the sea. Residents residing in apartments on the top few floors might even be able to capture pocket sea view from their units.

The land opposite the development in the North, across Dunman Road, is currently unoccupied. Hence, units facing North in the development would have unblocked views. The empty land is zoned under residential usage and has a plot ratio of 3.5 under the 2019 URA Master Plan.

The unit mix of the development is tentatively 1 + Study to 5 Bedrooms.

Kong Hwa School and Priority Admission

The location of Grand Dunman is blessed by the number of many popular and famous schools near it, in both the Geylang and Marine Parade Planning Areas.

Of particular interest to parents with young children is the fact of Grand Dunman being located within the coveted one kilometre radius of Kong Hwa School. Being one of the fifteen Special Assistance Plan (SAP) Primary Schools in Singapore, Kong Hwa School offers its students the choice of taking Higher Chinese.

With the changes to the Primary School Leaving Examination (PSLE) scoring from T-score system to Achievement Levels (AL), primary school students would benefit from taking Higher Chinese  during PSLE if they are aim to enter a SAP / Integrated Programme (IP) secondary school. A student who takes Higher Chinese and obtained at least a pass grade (Distinction/Merit/Pass) would be allocated a place in the secondary school ahead of a student without Higher Chinese if they have the same Total AL Score in the event of a tie-breaker.

In addition, Kong Hwa School is a co-educational school. Thus, it has a distinct advantage over single-sex schools, especially for parents with young children of both genders. For primary school education, the younger sibling can qualify to enroll in the same school on the basis of the older sibling currently studying in the school. In a co-ed primary school, this is possible even if the siblings are not of the same gender. However, for the elder child studying in a single-sex primary school, parents often have to try to enroll the younger child of a different gender in another primary school, and perhaps engage in another fierce competition to secure a slot if the school happens to be popular as well.

This explains the appeal of a co-ed school as parents with boys and girls will just have to go through the stresses of enrolling the elder child once, if the attempt is successful.

Kong Hwa School is perpetually oversubscribed in the annual Primary 1 registration exercise, meaning that there are more applications than vacancies available in the school.

When this occurs, priority admission is given to Singapore Citizens (SC) residing within 1km of the school, followed by SCs living between 1km and 2km of the school, and thirdly followed by SCs residing more than 2km of the school. These 3 ranking orders are subsequently followed by the same rules extending to Permanent Residents (PR), resulting in a total of six ranking factors for priority admission.

However, in the case of priority admission to Kong Hwa School, with the number of applicants far surpassing the total Primary One vacancies, the balloting for places will invariably use only the 1st ranking factor of SCs living within 1km of the school, as choosing from the group of SCs living within 1km of Kong Hwa School will fill up the remaining Primary One vacancies.

Looking at the factors above, it can be seen why the competition for places in Primary One in Kong Hwa School is so stiff every year. Hence, owning a unit in Grand Dunman is desirable for parents with young children as it helps to enhance their child’s chance of gaining entry to the school.

Other Educational Institutions Near The Condominium

One reason why people likes to live in the East Region of Singapore is the myriad of excellent schools to choose from.

For primary schools, besides Kong Hwa School, future residents of Grand Dunman can choose from Haig Girls’ School, Geylang Methodist School (Primary) and Tanjong Katong Primary School. Other popular primary schools which are a little further away include CHIJ (Katong) Primary, Ngee Ann Primary School and Tao Nan School, which is also a SAP Primary School.

For secondary schools which are near the development, one can choose from Tanjong Katong Secondary School, Tanjong Katong Girls’ School and Chung Cheng High School (Main). Founded in 1939, Chung Cheng High School is one of the SAP secondary schools in Singapore. As such, the school offers Higher Chinese in its curriculum.

If the child’s PSLE results are excellent, he or she can also choose two other secondary schools which are a little further than the trio of schools mentioned above. The two schools are namely Victoria School and Dunman High School, which is always regarded as the best secondary school in the East. While Victoria School offers both the typical 4 years O-Level track and the 6-years Integrated Programme, Dunman High School is purely an IP school.

IP is a 6-year course which allows students to bypass the GCE O-Level examination in Secondary 4, and is geared towards the GCE A-Level examination or other qualifications like International Baccalaureate Diploma or NUS High School Diploma. With students not needing to sit for the GCE O-Level examination in Secondary 4, they can engage in a wider spectrum of learning experiences in both academic and non-academic areas.

For tertiary education, one can choose from Victoria Junior College in Marine Parade, or Temasek Junior College in Bedok.

Floor Plan and E-Brochure

Aspiring purchasers of Grand Dunman can find out more about the District 15 Condo by downloading the Grand Dunman Floor Plan and the Grand Dunman E-Brochure in pdf format.