Grand Dunman: The Mega-Launch That Priced D15, Now 92% Sold
Three years ago, Grand Dunman was the project that told District 15 what its new launches would cost: 550 buyers in one weekend agreed to $2,500 psf, and every east-side launch since has priced off that weekend. The interesting part is what is left now. Not the middle of the chart, which is gone from 2-bedders through 4-bedders, but its two ends: 54 one-bedders asking from $2,221 psf, less than the average buyers paid in 2023, two minutes from a Circle Line station, with TOP approaching; and the 5-bedroom Grand tier with private lifts, at rates the freehold tower down the road cannot approach. A mega-launch's tail is rarely this cleanly split between the yield buyer and the space buyer.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
The land came from the June 2022 GLS at $1.284 billion, about $1,350 psf ppr, a pre-repricing cost base, and the market ratified the $2,500 psf launch average with the biggest single launch weekend of its year. The balance 1-bedders from $2,221 psf now undercut that proven average, while the 5-bedroom Grand tier at $2,426 to $2,750 psf prices roughly 20 percent below the freehold large formats at Meyer Blue nearby. The deductions: the best 1-bedder stacks run to $2,832 psf, and the Grand penthouses reach $7.5 million.
The daily-life package is hard to fault: a 2-minute walk to Dakota MRT on the Circle Line, one stop to the Paya Lebar interchange and its office-and-mall hub, Old Airport Road Food Centre in walking range, Kong Hwa School in the belt, and over 40 facilities from the lagoon pools to the Jewel Clubhouse on the Geylang River. The deductions: 1,008 homes is real density, the address reads Dakota rather than the Katong prestige belt, and what remains to buy sits only at the chart's two extremes.
The catalysts ring the site: Paya Lebar's commercial centre one stop away, the Kallang River corridor rejuvenation, the park connector at the doorstep linking toward Marina Bay and East Coast, and, on the government's long clock, the Paya Lebar Airbase relocation that will eventually unlock the east's largest redevelopment. Near-term, approaching TOP converts interest from buyers who want keys, not promises. The deductions: D15's own launch pipeline keeps competing, and the airbase story is a next-decade catalyst, not a this-cycle one.
Mega-scale gives Grand Dunman what boutique projects never get: continuous, visible price discovery from a deep transaction stream, anchored by 92 percent absorption. The remaining 1-bedders are the estate's most rentable stock, a 2-minute MRT walk feeding the Paya Lebar and CBD tenant pools, with TOP near enough to plan around. The deductions: 1,008 eventual sellers compete internally, the 99-year clock runs from September 2022, and the 1-bedder exit crowd will one day all be selling the same product.
What Exactly Is Grand Dunman?
Grand Dunman is a 1,008-home mega-development with 5 shops at Dunman Road, District 15, by Grand Dunman Pte Ltd, the joint venture of SingHaiyi Group and CSC Land Group. Seven towers rise along the Geylang River in two collections: the Luxury Series, the volume of the estate, and the Grand Series, the taller riverfront tier where 3 to 5-bedroom homes and penthouses come with private lifts. The site was the headline Government Land Sales award of June 2022, at $1.284 billion, about $1,350 psf ppr.
The launch on the weekend of 15 July 2023 remains one of the market's reference events: 550 units sold at an average of $2,500 psf, then the benchmark that repriced the east. Take-up has since climbed to 92 percent, and the estate is deep into construction with TOP approaching, ahead of the contractual vacant possession deadline of 31 December 2028.
What Is Left, and What It Costs
The middle of the chart is finished: every 2-bedder (290), every 3-bedder (315) and every 4-bedder (121) is sold, along with the entire 5-bedroom Luxury tier. What remains sits at the two ends:
| Type | Available | Of Total | Balance Pricing |
|---|---|---|---|
| 1 Bedroom (Luxury) | 2 | 92 | $2,221 – $2,832 psf $1.33M – $1.62M |
| 1 Bedroom + Study (Luxury) | 52 | 112 | |
| 5 Bedroom (Grand, private lift) | 15 | 34 | $2,426 – $2,750 psf $5.28M – $7.50M |
| Penthouse (Grand, private lift) | 4 | 10 |
Read the 1-bedder line twice: from $2,221 psf, which is below the $2,500 average the whole market paid in 2023, for the estate's most rentable format, two minutes from the MRT, with keys on the horizon. The top of that band, $2,832, buys the premium stacks. At the other end, the 5-bedroom Grand tier's $2,426 to $2,750 psf is the quiet comparison: the freehold large formats at Meyer Blue, one neighbourhood over, start at $2,983. One definitional note on that comparison: Grand Dunman is a pre-harmonisation project, so its strata areas still include air-con ledges, where post-June-2023 launches like Meyer Blue exclude them. Part of the psf gap is measurement rather than value; the like-for-like check is quantum against the actual floor plan.
Project Snapshot
- Project name: Grand Dunman
- Developer: Grand Dunman Pte Ltd (202223759E), a joint venture of SingHaiyi Group and CSC Land Group. Developer's Licence C1456
- Location: Dunman Road, Dakota, District 15 (RCR)
- Tenure: 99-year leasehold commencing 12 September 2022
- Land: June 2022 GLS award at $1.284 billion, about $1,350 psf ppr
- Scale: 1,008 homes and 5 shops in seven towers across the Luxury Series and the Grand Series (private lifts on Grand 3BR to penthouse formats), along the Geylang River
- Facilities: over 40, including the lagoon pools, hydro massage pool, pool clubhouse, Jewel Clubhouse, tennis court and riverfront gardens
- Fit-out: Miele and De Dietrich appliances with Kohler ware in the Luxury Series; dual-key options on selected types
- Connectivity: 2-minute walk to Dakota MRT (Circle Line); 1 stop to Paya Lebar interchange; park connector at the doorstep; ECP, KPE and PIE minutes by car
- Food and schools: Old Airport Road Food Centre in walking range; Kong Hwa School, Tanjong Katong belt and Dunman High in the orbit
- Launch: July 2023; 550 units (54.6%) sold on the first weekend at an average of $2,500 psf
- Status (1 Sep 2026): 935 of 1,008 sold (92%); 73 balance units in the 1-bedroom and 5-bedroom Grand tiers
- Timeline: TOP approaching; contractual vacant possession by 31 December 2028; legal completion 31 December 2031
Why This Location Matters
Dakota is the point where the city fringe, the east coast and the food belt meet. The Circle Line station two minutes away loops direct to Paya Lebar in one stop, where SingPost Centre, PLQ and the commercial hub supply both the errands and the tenant pool. Old Airport Road Food Centre, arguably the island's most decorated hawker address, is a walk. The Geylang River park connector runs along the doorstep toward the Kallang Basin one way and, in time, the East Coast network the other.
For families, Kong Hwa School anchors the primary belt with the Tanjong Katong cluster and Dunman High in the wider orbit. And the neighbourhood's long game is real: Paya Lebar's continued commercial build-out one stop away, and, on the government's own timeline, the eventual Paya Lebar Airbase relocation that will one day rewrite the east's map. We treat that as a next-decade catalyst, not a selling point for this cycle.
The Product and Facilities
The estate splits its offer cleanly. The Luxury Series carries the compact and family formats with Miele and De Dietrich kitchens; the Grand Series takes the riverfront line with 3-bedroom to penthouse formats served by private lifts. Between the towers run more than 40 facilities: the lagoon-style pools that anchor the aerial photographs, a hydro massage pool, the pool clubhouse, tennis court, and the Jewel Clubhouse, the spiral pavilion that gives the riverfront its landmark.
Floor Plans: The Types You Can Still Buy
The four layouts still on the chart, with live counts as at 1 September 2026:
The Investment Case
The bull case is a proven benchmark plus a closing window. Grand Dunman is the project D15 has priced against since 2023, its take-up curve has done what mega-launches are supposed to do, and the tail now offers the two cleanest propositions on the estate: the yield play, a sub-launch-average 1-bedder two minutes from the Circle Line with TOP close enough to plan tenancies around, and the space play, private-lift 5-bedroom homes at a decisive discount to the district's freehold large formats.
The bear case is the arithmetic of scale. A 1,008-home estate produces 1,008 eventual sellers, and the 54 remaining 1-bedders will someday compete with the 150 already sold. The 99-year clock started in September 2022, D15's pipeline keeps adding fresher options, and Dakota, for all its convenience, does not carry the Meyer Road or Katong prestige premium at resale. To map the payments to handover, use the Progressive Payment Calculator.
Who Grand Dunman Is For
First, the rental investor: a Circle Line 1-bedder below the project's own launch average, feeding the Paya Lebar and CBD tenant pools, with income starting near-term rather than in 2029.
Second, the space family stepping up: 2,217 sqft with a private lift at $2,426-plus psf, when the freehold equivalent nearby starts at $2,983, is the east's clearest large-format value gap.
Third, the own-stay buyer who wants a finished, proven estate: 92 percent of the neighbours are already committed, the facilities are built to mega-scale, and the food belt outside needs no rendering.
It is a poorer fit for buyers wanting the middle of the chart, since the 2, 3 and 4-bedders are gone, and for those who prize boutique privacy over mega-estate amenity.
Related reviews: for the freehold contrast one neighbourhood over see Meyer Blue in D15, for the integrated mega-launch playbook see Parktown Residence in D18, or browse the full Insider Benchmark.
Frequently Asked Questions
What is Grand Dunman, and how many units are left?
Why are the remaining 1-bedders notable?
How did Grand Dunman sell at launch?
What is the difference between the Luxury Series and the Grand Series?
How connected is Grand Dunman?
What are the main risks with Grand Dunman?
The Bottom Line
Grand Dunman has already done the hard thing twice: it set the price of the modern east in a single weekend, and then it spent three years proving that weekend right, all the way to 92 percent sold. What remains is unusually easy to reason about. If you want yield, the last 1-bedders sit below the launch average that 550 buyers validated, two minutes from a Circle Line platform, with keys close. If you want space, the Grand tier's private-lift 5-bedders undercut the district's freehold alternative by around 20 percent per foot. If you want the middle, you are three years late. That is what a Strong Buy at 83/100 means here: the estate's questions are answered, the remaining decisions are specific, and both of them reward buyers who move before TOP converts the balance chart into a resale listing page.
Information herein is based on the developer's e-brochures, the developer's sales chart and balance pricing as communicated on 1 September 2026, and publicly reported data including Government Land Sales results and launch coverage, and is subject to change without prior notice. Availability and pricing move continuously; confirm current status before acting. PSF figures are computed from quoted prices and stated strata areas and vary by unit. Unit areas are approximate and subject to final survey. Renderings are artist impressions and the completed development may differ. Walking and travel times are estimates. TOP timing is indicative and subject to authority approval; the contractual date is the vacant possession deadline stated. School proximity may improve Primary 1 priority under MOE's phased registration but admission is not guaranteed when balloting applies. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.