For families with children entering Primary 1, proximity to a preferred school is often a deciding factor when purchasing a home. In Singapore's MOE Phase 2B and 2C balloting, living within 1km of a primary school provides a meaningful priority advantage. This article compares four major condominiums in the District 14-15 area that families commonly evaluate when targeting Kong Hwa School.
The four projects
Between 2023 and 2025, four large-scale condominiums launched in the Tanjong Katong, Joo Chiat and Marine Parade area. All four are within the broader East Coast residential belt, but they differ in tenure, distance to Kong Hwa School, and unit configuration.
| Project | Tenure | Units | 1km Kong Hwa | 2BR 2Bath | Status |
|---|---|---|---|---|---|
| The Continuum | Freehold | 816 | Yes | Yes | Subsale available |
| Grand Dunman | 99-year | 1,008 | Yes | Only 2BR 1Bath | New sale |
| Tembusu Grand | 99-year | 638 | No | Yes | New sale |
| Emerald of Katong | 99-year | 847 | No | Yes | New sale |
Kong Hwa 1km radius — who qualifies?
Kong Hwa School is located along Tanjong Katong Road. Based on publicly available address data and straight-line distance measurements, The Continuum (Thiam Siew Avenue) and Grand Dunman (Dunman Road) both fall within the 1km home-school distance. Tembusu Grand (Jalan Tembusu) and Emerald of Katong (Tanjong Katong Road / Jalan Tembusu area) are generally considered to be beyond the 1km boundary, though buyers should independently verify their specific unit's eligibility with MOE before relying on distance estimates.
For families where Kong Hwa enrolment priority is a key requirement, the practical shortlist narrows to The Continuum and Grand Dunman.
Tenure: freehold vs 99-year
Of the four projects, The Continuum is the only freehold development. The remaining three are 99-year leasehold. This distinction affects long-term ownership cost: freehold properties do not face lease decay, do not require lease top-up payments, and historically maintain a different price trajectory as buildings age beyond the 40-year mark. Buyers with a long holding horizon or intergenerational transfer plans typically weigh freehold tenure more heavily.
2-bedroom configuration: 2-bath vs 1-bath
Among the four projects, Grand Dunman's 2-bedroom units come with only one bathroom. For families with a child, a second bathroom is often a practical necessity. The Continuum, Tembusu Grand and Emerald of Katong all offer 2-bedroom 2-bathroom configurations.
The Continuum's Type B2 layout is a 667 sqft dumbbell plan with both bedrooms on opposite wings, each with its own bathroom. This layout avoids corridor waste and gives both bedrooms direct natural light.
Availability: new sale vs subsale
Grand Dunman, Tembusu Grand and Emerald of Katong are currently selling directly from their respective developers (new sale). The Continuum's developer sale has largely completed, but subsale units are available from existing owners. In a subsale, the buyer purchases from an individual owner rather than the developer, taking over the existing Sale and Purchase Agreement. The developer's defect liability warranty passes to the new owner.
For buyers who want a freehold condo within 1km of Kong Hwa Primary with a 2-bedroom 2-bathroom layout, The Continuum is currently the only option that satisfies all three criteria simultaneously.
Summary
- The Continuum — Freehold, within 1km of Kong Hwa, 2BR 2Bath available via subsale. TOP 2027.
- Grand Dunman — 99-year, within 1km of Kong Hwa, but only 2BR 1Bath. New sale from developer.
- Tembusu Grand — 99-year, not within 1km of Kong Hwa, 2BR 2Bath available. New sale.
- Emerald of Katong — 99-year, not within 1km of Kong Hwa, 2BR 2Bath available. New sale.
Buyers should verify all distance measurements, tenure details and unit availability independently. School enrolment eligibility is determined by MOE, and distance calculations may differ from straight-line estimates.