Grand Dunman

Grand Dunman is what happens when a developer wins a very large plot in an established neighbourhood and decides to build for the whole neighbourhood rather than one buyer type. Seven blocks, 1,008 homes, a retail row at the base, and an entrance that opens almost directly onto a Circle Line station. Three years after launch it is close to sold out, which tells you the market agreed with the premise.

The site, and why the location is the product

The development stretches across 2 to 18 Dunman Road, wrapping the corner where Dunman meets the Dakota estate. Dakota MRT is a genuine one to two minutes on foot, not the optimistic five-minute walk many brochures promise. From there it is three stops to Paya Lebar for the East-West Line, four to MacPherson, and a short ride to Marina Bay by car via the ECP or MCE. The Geylang River park connector runs along the boundary, giving joggers and cyclists an unbroken route down to East Coast Park and onward to the Marina Bay waterfront.

Living in a mega development

There is no point pretending 1,008 units feels boutique. What SingHaiyi did instead was give the site two distinct clubhouses — the Jewel Clubhouse and the Pool Clubhouse — so facility load spreads rather than concentrates. The compensation for density is variety: a 50m-class lap pool, family pools, gym, function rooms, tennis provision, and landscaped decks between blocks rather than one narrow strip. The 1:1 carpark ratio is a quiet but real advantage in a district where visitor parking is a daily argument.

What is actually left, and at what price

This is the part that matters in 2026. Remaining availability sits at roughly 73 residential units, and it splits into two extremes.

At the entry end there are 52 one-bedroom-plus-study units in the Luxury collection, 549 to 710 sqft, priced $1,326,000 to $1,617,000 at $2,221 to $2,832 psf, plus a pair of 581 sqft one-bedders at $1,456,000 ($2,506 psf). At the top end, 15 five-bedroom Grand units of 2,131 to 2,217 sqft run $5,282,000 to $6,096,000 ($2,479 to $2,750 psf), and four penthouses of 2,433 to 2,756 sqft are $6,248,000 to $7,497,000. Five retail shop units of 559 to 645 sqft are also available at a flat $4,200 psf.

Notice what is missing: there is nothing between $1.62M and $5.28M. The two, three and four-bedroom formats that carried the launch have all been absorbed. If you are a family with a $2.5M to $3.5M budget, Grand Dunman is no longer a shortlist candidate and something like Verde Joo Chiat or Meyer Blue is the more useful comparison one corner over.

The layouts worth seeing

The 549 sqft one-bedroom-plus-study is the efficient one: a squared living zone, a study alcove that genuinely takes a desk and a shelf, and no wasted corridor. It is the unit a leasing investor should be looking at. At the other end, the 2,217 sqft five-bedroom Grand is planned as a family home rather than a stretched four-bedder — a dry and wet kitchen split, a private lift lobby on selected stacks, and four bathrooms so morning routines do not collide. The penthouses add height and outlook rather than gimmicks.

Compared with the rest of the east

Against city-fringe launches like Zyon Grand or Promenade Peak, Grand Dunman trades a prime postcode for something more practical: an MRT at the gate, a hawker centre institution nearby, and completion this year. Compared with freehold Meyer Road stock, it gives up tenure scarcity and gains transport and near-term keys. Browse the rest of our tracked launches on the main property reviews page.

One minute to the Circle Line

Dakota MRT (CC8) sits directly beside the development, which is the single strongest fact about this address. From Dakota it is one stop to Paya Lebar for the East-West Line interchange and Paya Lebar Quarter, two to Mountbatten, and a straightforward run around the Circle Line to Bishan, Botanic Gardens or HarbourFront without transferring twice. Suntec, Bugis and the CBD are all inside a 15 to 20 minute door-to-door window.

Driving

Dunman Road feeds quickly onto Sims Way and Mountbatten Road, with the ECP and KPE about five minutes away, the PIE six and the MCE seven. Marina Bay Sands and the CBD are roughly a seven to ten minute drive off-peak, Changi Airport about 15.

Everyday amenity on foot

Old Airport Road Food Centre — one of Singapore's better-known hawker centres — is about a five-minute walk, with the Dakota FairPrice, Dunman Food Centre and the Old Airport Road shophouse strip alongside it. Paya Lebar Quarter, SingPost Centre, City Plaza and Tanjong Katong Complex sit within 1.5 km, with i12 Katong and Parkway Parade a short bus or drive away. Grand Dunman's own retail row at street level adds convenience stores and F&B at the doorstep.

Schools within 5 km

The 1 km priority ring covers Kong Hwa School and Tanjong Katong Primary School, with Geylang Methodist Primary, Canossa Catholic Primary, Haig Girls' and CHIJ Katong Primary inside the wider radius. Secondary options include Tanjong Katong Girls' School, Tanjong Katong Secondary, Chung Cheng High (Main), Broadrick Secondary, Dunman High School and CHIJ Katong Convent. For pre-university, Dunman High's Integrated Programme is close by, with Temasek Junior College and Victoria Junior College at the edge of the ring. International families are served by the Canadian International School Tanjong Katong campus, EtonHouse Broadrick, Chatsworth East and Nexus International.

Green space and the waterfront

The Geylang Park Connector begins at the boundary and runs uninterrupted to East Coast Park in one direction and towards the Kallang basin and Marina Bay in the other. The Singapore Sports Hub, National Stadium and Kallang Wave Mall are a short cycle away, which is a genuine lifestyle advantage for households who exercise outdoors.

See every launch we track by region on the full property index, or browse other launches in Katong and Meyer.

Investors: the 549 to 710 sqft one-bedroom-plus-study units are the clearest case in the project. A one-minute walk to a Circle Line station, completion in August 2026, and a tenant catchment spanning Paya Lebar Quarter, the CBD, Changi Business Park via the ECP and the Sports Hub precinct means leasing does not depend on a single employer. Entry from $1,326,000 at $2,221 psf on the better-priced stacks is a workable yield basis for District 15.

Larger-format buyers: the 15 remaining five-bedroom Grand units and four penthouses are the value anomaly. At $2,479 to $2,750 psf they are priced close to the small formats despite offering 2,100 to 2,750 sqft, private-lift stacks and four bathrooms. In most launches the largest units carry the highest PSF; here they do not.

Families: the school catchment is the draw, but be realistic — there is nothing left between $1.62M and $5.28M. If your budget is mid-market, look at Verde Joo Chiat or the freehold Meyer corridor instead.

Who should think twice: buyers who require freehold tenure, households who find a 1,008-unit development impersonal, and anyone expecting to negotiate hard — with roughly 7% of the project left, the developer has little reason to discount.

The final verdict

Grand Dunman was priced as a mass-market mega launch and is finishing as one of the better-located leasehold projects in the east. The transport argument is close to unanswerable, the school ring is real, and a 2026 completion means income or occupancy starts now rather than at the end of the decade. The catch is timing: the sensible mid-sized layouts are gone, and what remains suits either a leasing investor at the bottom of the range or a large family at the top. If you are one of those two buyers, this is still one of the strongest District 15 propositions on the market. If you are in between, look elsewhere in Katong and move quickly on it.

What recent transactions say: 2026 resale caveats around Dakota and the wider Geylang–Tanjong Katong pocket show freehold walk-ups and older leasehold condos transacting at roughly $1,900 to $2,200 psf, which puts Grand Dunman's remaining $2,221 to $2,832 psf stacks at a modest new-build premium rather than a speculative one. Within the project, developer sales over the past year have cleared mostly in the $2,400 to $2,600 psf band, and the pace of about 93% sold ahead of the August 2026 TOP suggests residual-stock risk is low. For leasing, one-bedders along the Circle Line corridor typically achieve yields around 3.2 to 3.6%, and Grand Dunman's station-adjacent position sits at the favourable end of that range.