Lucerne Grand
Why sophisticated investors are
watching Tanjong Rhu
A rare new launch in one of Singapore’s most tightly-held waterfront enclaves — dual walking distance to two Thomson-East Coast Line MRT stations, next to the future Kallang Alive sports masterplan, and positioned for quiet compounding over a 5–10 year hold. The first private residential GLS in Tanjong Rhu in 28 years.
LOCATION
Tanjong Rhu Road · District 15
Connectivity
Walking distance to Tanjong Rhu MRT (Thomson-East Coast Line)
Tenure
99-year leasehold
Hold Horizon
5–10 year structural thesis
01
Pillar 1
Scarcity of new supply
02
Pillar 2
The Thomson-East Coast Line catalyst
03
Pillar 3
Multi-segment exit liquidity
Pillar 1
01
The Tanjong Rhu waterfront enclave has seen limited new private residential supply in recent years — the most recent comparable launch was the 1997 Tanjong Rhu GLS in 2022, meaning the area has had approximately 28 years of accumulated upgrader, family, and investor demand with no competing local private inventory. The enclave is bordered by mature HDB estates in Marine Parade, Katong, and Old Airport Road and constrained by zoning that preserves its low-density residential character. The result: when a new project does launch in this area, it tends to draw immediate attention from buyers and investors who recognise that the next opportunity may be years away.
Future Government Land Sales sites in the immediate Tanjong Rhu Road vicinity remain limited. Most new supply within the broader district falls outside this specific MRT catchment, which means Tanjong Rhu Road’s competitive set — properties offering walking-distance Thomson-East Coast Line access in this educational and lifestyle pocket — is structurally narrow.
“In a Singapore property market where new launches occur monthly across the island, Tanjong Rhu Road’s launch cadence is measured in years.”
Pillar 1
01
The Tanjong Rhu waterfront enclave has seen limited new private residential supply in recent years — the most recent comparable launch was the 1997 Tanjong Rhu GLS in 2022, meaning the area has had approximately 28 years of accumulated upgrader, family, and investor demand with no competing local private inventory. The enclave is bordered by mature HDB estates in Marine Parade, Katong, and Old Airport Road and constrained by zoning that preserves its low-density residential character. The result: when a new project does launch in this area, it tends to draw immediate attention from buyers and investors who recognise that the next opportunity may be years away.
“In a Singapore property market where new launches occur monthly across the island, Tanjong Rhu Road’s launch cadence is measured in years.”
Future Government Land Sales sites in the immediate Tanjong Rhu Road vicinity remain limited. Most new supply within the broader district falls outside this specific MRT catchment, which means Tanjong Rhu Road’s competitive set — properties offering walking-distance Thomson-East Coast Line access in this educational and lifestyle pocket — is structurally narrow.
Pillar 2
02
Tanjong Rhu Road Residences sits within a 7-minute walk of BOTH Tanjong Rhu MRT and Katong Park MRT — the only two stations on the Thomson-East Coast Line to bracket the site — offering dual walking-distance MRT catchment on the same line. Both stations opened as part of TEL Stage 4 in 2024, integrating the site into Singapore’s newest orbital rail corridor. Unlike new-district projects that rely on future-promised connectivity, the rental and own-stay value case here is anchored to existing, established demand from existing employment.
The structural advantage is Marina Bay reachable within 7 stops on the TEL — with no interchange required. From two walkable MRT entry points (Tanjong Rhu OR Katong Park), residents access three distinct employment cluster zones across the island within a 15–20 minute commute:
This is not a speculative future-state argument — the employment clusters exist today, the tenants in them work there today, and the rental fundamentals are anchored to actual current demand rather than speculative future demand. For investors, established multi-cluster connectivity means rental yield is supported across cycles, regardless of which specific employment node leads at any given time.
Pillar 2
02
Tanjong Rhu Road Residences sits within a 7-minute walk of BOTH Tanjong Rhu MRT and Katong Park MRT — the only two stations on the Thomson-East Coast Line to bracket the site — offering dual walking-distance MRT catchment on the same line. Both stations opened as part of TEL Stage 4 in 2024, integrating the site into Singapore’s newest orbital rail corridor. Unlike new-district projects that rely on future-promised connectivity, the rental and own-stay value case here is anchored to existing, established demand from existing employment.
The structural advantage is Marina Bay reachable within 7 stops on the TEL — with no interchange required. From two walkable MRT entry points (Tanjong Rhu OR Katong Park), residents access three distinct employment cluster zones across the island within a 15–20 minute commute:
This is not a speculative future-state argument — the employment clusters exist today, the tenants in them work there today, and the rental fundamentals are anchored to actual current demand rather than speculative future demand. For investors, established multi-cluster connectivity means rental yield is supported across cycles, regardless of which specific employment node leads at any given time.
Pillar 3
03
The most overlooked dimension of investment property analysis is who you’ll sell to in 5–10 years. A property with a single buyer profile is exposed to that segment’s cyclical preferences. A property with multiple structural buyer pools tends to maintain liquidity across cycles. Tanjong Rhu Road’s exit profile is supported by three distinct buyer segments:
1
HDB upgraders
The surrounding Tanjong Rhu Riverfront & Parc Front, Old Airport Road, and Little India HDB estates contain a large standing population of upgrader candidates — households who have built equity in their HDB flats and are looking for a private home in their existing neighbourhood. This is the largest single buyer pool in Singapore’s resale market for properties of this profile.
2
Family own-stay buyers from outside the area
The educational belt, the MRT access, and the matured neighbourhood character draw family buyers who specifically want to live in this catchment. This is a smaller but higher-conviction buyer segment that tends to pay full asking prices when the right unit appears.
3
Replacement investor demand
The same fundamentals that make Tanjong Rhu Road attractive today — scarcity, the established multi-cluster employment connectivity — will continue to attract investor buyers in subsequent cycles. Properties in tightly-held enclaves tend to find investor buyers even when broader investor sentiment is weak, because the scarcity argument doesn’t go away.
Properties with broad exit liquidity command tighter bid-ask spreads at resale and produce more reliable holding-period returns than properties dependent on a single buyer segment.
Homes Designed for Every Lifestyle
Waterfront-oriented floor plans across 1- to 5-bedroom layouts (subject to developer confirmation). Every home is optimized for the East Coast breeze, natural light, and cross-ventilation, with panoramic views of the Tanjong Rhu waterfront and the future Kallang Alive precinct.
1 Bedroom
Perfect For Singles
2 Bedrooms
Perfect For Couples
3 Bedrooms
Perfect for Families
4 Bedrooms
Perfect for Families
5 Bedrooms
Perfect for Large Families
Outperforming Other
Launches
in District 15
A side-by-side look at Tanjong Rhu Road Residences against other recent District 15 waterfront launches.
Built by CDL + Bedrock Ventures — dual walking distance to two TEL MRT stations along the Tanjong Rhu waterfront.
- 2 MRT Stations Walking Distance
- 525 Waterfront Residences
- First Private GLS in 28 Years
Nearby District
15 Launches
Single-MRT access, further from the Tanjong Rhu waterfront and future Kallang Alive precinct.
- Further from TEL MRT
- Older Adjacent Developments
- Limited New Supply
For investors, stack and floor selection matter more than they do for own-stay buyers. Resale liquidity, rental premium, and capital appreciation all vary meaningfully by stack quality — facing, floor level, layout efficiency, and view.
By the time a project’s public launch concludes, the best stacks are typically allocated. Preview registration provides priority selection across the full inventory, before public launch pricing premiums apply.
1
Lowest available pricing before public launch premiums.
2
Full inventory selection across all stacks and floors.
3
Priority booking on launch weekend.
4
Dedicated specialist for investment-specific queries.
Project at a Glance
A quick look at
Tanjong Rhu Road.
Location
Tanjong Rhu Road
District 15 · Dual walking distance to Tanjong Rhu MRT + Katong Park MRT (both TEL)
Developer
CDL + Bedrock Ventures
Joint venture between Singapore's most established developer and a specialist JV partner
Unit Mix
1 to 5 Bedroom
525 units across the site (subject to developer confirmation)
Schools Nearby
Strong educational belt
Dunman High School, Kong Hwa School, School of the Arts (SOTA)
Lifestyle
Suntec City, Kallang Wave Mall, Leisure Park Kallang
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
July 2027
First private residential GLS in Tanjong Rhu since 1997 · 28-year supply drought
Location
Tanjong Rhu Road
District 15 · Dual walking distance to Tanjong Rhu MRT + Katong Park MRT (both TEL)
Developer
CDL + Bedrock Ventures
Joint venture between Singapore's most established developer and a specialist JV partner
Unit Mix
1 to 5 Bedroom
525 units across the site (subject to developer confirmation)
Schools Nearby
Strong educational belt
Dunman High School, Kong Hwa School, School of the Arts (SOTA)
Lifestyle
Suntec City, Kallang Wave Mall, Leisure Park Kallang
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
2027
First private residential GLS in Tanjong Rhu since 1997 · 28-year supply drought
A structurally defensible opportunity in a tightly-held waterfront enclave.
Tanjong Rhu is supported by a 28-year supply drought, dual walking-distance TEL MRT access, and a diversified exit profile across three distinct buyer pools including a large captive HDB upgrader catchment. For investors evaluating Singapore residential exposure with a 5–10 year hold horizon, it warrants a place on the shortlist.
What Kind of
Buyer Are You?
Learn more about the Project Based on Your Profile.
Investors
Upgraders
Early-Birds
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Developer: City Developments Limited (CDL)
Tenure: 99-year leasehold
Expected TOP: 2029–2031
Expected Legal Completion: 2029–2031
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