Luxury unit types at a glance
| Unit type | Strata area | Area components | Practical role |
| 3BR LS / LS-PES | 1,119 sq ft | 6 sq m outdoor; 6 sq m AC ledge | Three bedrooms, study and full service zone |
| 3BR LS-H | 1,335 sq ft | As above; plus 20 sq m strata void | Same floor plate with added vertical volume |
| 4BR L-PES1 | 1,421 sq ft | 8 sq m PES; 7 sq m AC ledge; 4 sq m lift lobby | Ground-floor private-lift four-bedroom |
| 4BR L / L-PES2 | 1,432 sq ft | 8 sq m outdoor; 8 sq m AC ledge; 4 sq m lift lobby | Four bedrooms including junior master |
| 5BR L-PES | 1,679 sq ft | 8 sq m PES; 9 sq m AC ledge; 4 sq m lift lobby | Ground-floor five-bedroom |
| 5BR L | 1,690 sq ft | 8 sq m balcony; 9 sq m AC ledge; 4 sq m lift lobby | Largest typical luxury layout |
Note: Measurements are approximate. Outdoor space, air-conditioning ledges, private lift lobbies and strata voids form part of the stated strata areas where specified.
How to interpret the quoted sizes
The quoted area is only the starting point. A buyer should distinguish between enclosed floor area, outdoor space, air-conditioning ledges, private lift lobbies and void space. These components have very different day-to-day value even though they can all contribute to the registered strata area.
For example, the regular 3BR LS measures 104 sq m. After deducting its 6 sq m balcony and 6 sq m air-conditioning ledge, approximately 92 sq m remains within the main internal floor plate. The 3BR LS-H rises to 124 sq m because it includes a 20 sq m strata void. Its physical floor plate is therefore broadly the same size as the regular unit; the premium is for vertical volume rather than another 20 sq m of usable floor space.
The 4BR Luxury variants are also more comparable than their sizes suggest. Type 4BR L-PES1 has a 7 sq m air-conditioning ledge, while L-PES2 and the regular L have an 8 sq m ledge. Once the outdoor area, ledge and 4 sq m private lift lobby are stripped out, all three retain approximately 113 sq m of core internal space. The 11 sq ft difference between the ground-floor variants is therefore not evidence of a meaningfully different living arrangement.
How much choice is there?
The stack schedule indicates that supply is weighted heavily towards the 3 Bedroom + Study Luxury. It occupies six stacks across Blocks 6, 8, 10, 12, 16 and 18. Five of those stacks run from Levels 1 to 17, while stack 14 in Block 6 also has a top-floor 3BR LS-H, giving 103 homes in total. The 4 Bedroom Luxury occupies three stacks, giving 51 ground-floor and typical units, while the 5 Bedroom Luxury occupies two stacks, giving 34. The separate penthouse configurations are excluded from those totals.
This matters for resale comparison. A 3BR LS owner is likely to face more directly comparable listings, while a 5BR L is considerably scarcer. Scarcity alone does not guarantee stronger price performance, but it can make the larger formats harder to substitute when a buyer specifically needs five rooms.
3 Bedroom + Study Luxury: 1,119 sq ft
What the plan provides
The 3BR LS is the entry point to Grand Dunman’s explicitly larger-format homes. Both the regular and private-enclosed-space versions measure 1,119 sq ft, with 6 sq m allocated to the balcony or PES and another 6 sq m to the air-conditioning ledge.
Its real advantage over the conventional three-bedroom layouts is not wider bedrooms alone. The plan adds a dedicated study, household shelter, yard and utility WC, giving the home a much more complete owner-occupier programme. The kitchen and service spaces sit near the entrance, while the living and dining area opens towards the balcony. The three bedrooms form a separate zone, with the master bedroom enjoying an attached bathroom and Bedrooms 2 and 3 sharing Bath 2.
The study is placed between the bedroom wing and the kitchen-service zone. This position makes it useful as a home office, children’s study room, compact guest room or storage-heavy hobby space without consuming one of the three bedrooms. It also separates the study from the living room, which helps when more than one household member is home during the day.
Where the compromises appear
There are only two full bathrooms, so the study should not be treated as a permanent fourth bedroom without considering bathroom demand. The household shelter and service yard are valuable, but they also explain why a 1,119 sq ft home does not necessarily feel oversized in the main living room or bedrooms. Buyers are paying for a more complete range of spaces rather than an unusually expansive three-bedroom interior.
The PES version keeps the same total area and replaces the balcony with a 6 sq m ground-floor outdoor area. It suits owners who enjoy direct outdoor access, but privacy, landscaping exposure and security comfort should be checked at the actual stack. Higher-floor buyers may prefer the balcony and outlook even though the registered size is unchanged.
Best suited to: couples planning for children, families with one or two children, households with a live-in helper, regular work-from-home users, and buyers who value a proper yard and household shelter more than a fourth bedroom.
3BR LS-H: 1,335 sq ft
The top-floor 3BR LS-H carries the most important area caveat in this group. Its 1,335 sq ft total includes a 20 sq m strata void, equivalent to roughly 215 sq ft. Subtracting that void leaves the same 104 sq m base area as the regular 3BR LS, including the balcony and air-conditioning ledge.
The appeal is architectural rather than numerical. Extra ceiling height can make the living and dining zone feel brighter, more dramatic and more premium. It may also improve the sense of openness in a unit that otherwise retains a familiar three-bedroom floor plate. However, buyers should compare the price premium against the usable floor area and should not assume the void can be converted into a mezzanine or additional room. Any alteration would be subject to structural, management and regulatory approval.
Best suited to: design-led owner-occupiers who actively value ceiling volume, natural light and top-floor character, and who accept that the additional strata area is not conventional walkable floor space.
4 Bedroom Luxury: 1,421 to 1,432 sq ft
The strongest all-round family layout
The 4BR Luxury is arguably the most balanced home in this group. It introduces a 4 sq m private lift lobby, separate wet and dry kitchens, a wine chiller, household shelter, yard and utility WC. These are not cosmetic upgrades: together they improve arrival privacy, entertaining flow, heavy-cooking practicality and day-to-day household management.
The bedroom arrangement is particularly useful. In addition to the main master suite, the plan provides a junior master bedroom with its own bathroom. Bedrooms 2 and 3 use Bath 3. This creates two proper ensuite rooms without giving up the flexibility of a four-bedroom home. An elderly parent, adult child or long-staying guest can occupy the junior master with considerably more privacy than a normal common bedroom provides.
The private lift arrives near the dining and dry-kitchen zone, giving visitors a formal entry into the home’s communal heart. The wet kitchen and yard remain set back within the service side of the plan. This separation is valuable for owners who entertain regularly: drinks and light preparation can happen at the dry kitchen while stronger cooking and washing remain contained behind it.
PES1, PES2 and the regular layout
Type 4BR L-PES1 measures 1,421 sq ft and appears at ground-floor stacks #01-44 and #01-56. Type 4BR L-PES2 measures 1,432 sq ft at #01-32. The regular 4BR L also measures 1,432 sq ft and runs from Levels 2 to 17 in stacks 32, 44 and 56. All provide an 8 sq m outdoor area and 4 sq m private lift lobby; the measurable difference is that PES1 has a 7 sq m air-conditioning ledge instead of 8 sq m.
Since the functional floor plans are substantially alike, buyers should not select between these variants on the 11 sq ft difference alone. Stack orientation, view, road or facility exposure, floor level, privacy and price are more consequential. Ground-floor buyers should additionally inspect the roof outlines and the relationship between the PES and surrounding landscaping.
How it compares with the standard four-bedroom
The standard 4BR measures 1,292 sq ft and already includes a junior master, household shelter, yard and utility WC. Moving to the 4BR Luxury therefore does not buy an additional bedroom or a fundamentally different multigenerational arrangement. The premium mainly buys the private lift lobby, dry kitchen, wine chiller and a larger overall floor plate. Buyers who rarely entertain and do not value private-lift access should compare the two formats carefully; the standard 4BR may satisfy the same sleeping requirements at a lower quantum.
Best suited to: families with two or three children, multigenerational households needing a second ensuite, owners with a live-in helper, privacy-conscious buyers, and frequent hosts who will use the wet-and-dry-kitchen arrangement.
5 Bedroom Luxury: 1,679 to 1,690 sq ft
Maximum bedroom capacity
The 5BR Luxury is the largest typical luxury layout in the six-tower schedule. The ground-floor 5BR L-PES measures 1,679 sq ft, while the regular 5BR L measures 1,690 sq ft. Both allocate 8 sq m to the outdoor area, 9 sq m to the air-conditioning ledge and 4 sq m to the private lift lobby.
The plan separates the sleeping accommodation into two groups around the central private lift, living and dining zone. Bedrooms 2 and 3 sit on one side near Bath 2. Bedrooms 4 and 5 occupy the other wing with Bath 3, while the master bedroom has its own ensuite at the far end. This distribution gives a large family useful separation and prevents all four secondary bedrooms from depending on a single bathroom.
Like the 4BR Luxury, it provides wet and dry kitchens, a wine chiller, household shelter, a yard, and a utility WC. The extra size is therefore directed mainly towards another bedroom and a broader five-bedroom footprint rather than a new category of service space.
Five bedrooms do not automatically mean stronger multigenerational privacy
One subtle trade-off is that the 5BR L does not designate a junior master suite. Four secondary bedrooms share Baths 2 and 3. By contrast, the 4BR L gives its junior master an attached bathroom. A family accommodating an elderly parent or married adult child may therefore find the four-bedroom plan more private even though it has one fewer room.
The fifth bedroom is most valuable when it will remain a bedroom, nursery, dedicated office or long-term guest room. A smaller household that intends to leave several rooms lightly used may obtain better value from the 4BR L’s stronger suite hierarchy. Choose the 5BR L for genuine capacity, not simply because it is the flagship format.
Best suited to: larger families with three or more children, households needing four secondary rooms, buyers who want one bedroom to remain a permanent office while retaining four sleeping rooms, and long-term owner-occupiers prioritising capacity over a second ensuite.
Which Grand Dunman luxury unit should each buyer choose?
Best value within the larger-format range: 3BR LS
For a couple or smaller family, the 3BR LS is the rational entry point. The study, household shelter, yard and utility WC solve many of the practical weaknesses found in compact three-bedroom units. It delivers the broadest range of everyday functions without the cost of private-lift access or bedrooms that may not be used.
Best for multigenerational living: 4BR L
The 4BR L is the clearest match for multigenerational households because the junior master offers a second ensuite. Its private lift, wet and dry kitchens, household shelter and service yard also support both privacy and larger-scale daily routines. Among these layouts, it has the most convincing balance of bedroom count, hierarchy and communal quality.
Best for maximum capacity: 5BR L
The 5BR L is the correct choice when five rooms have a defined purpose. It supports larger families, long-term guests and permanent work-from-home needs without sacrificing the wet-and-dry-kitchen and private-lift features. Its advantage is capacity, not a stronger secondary suite.
Best for architectural impact: 3BR LS-H
The 3BR LS-H is the specialist choice. Buyers who love top-floor volume may consider the void worthwhile, but compare the price with the 1,119 sq ft base plan and the effective usable floor area. It is a lifestyle upgrade, not a conventional 1,335 sq ft floor plate.
Luxury Series Unit Final Assessment
Grand Dunman’s luxury layouts are differentiated by household structure rather than size alone. The 3BR LS is the practical upgrader’s plan, adding a study and full-service facilities without moving into private-lift pricing. The 4BR L is the strongest all-rounder because its junior master, private lift and wet-and-dry-kitchen arrangement support both multigenerational living and entertaining. The 5BR L is the capacity-led choice for families that will genuinely use five rooms.
The most important buying discipline is to price the components correctly. Balcony or PES space may be enjoyable; air-conditioning ledges are functional but not occupiable; private lift lobbies add privacy and ceremony; and strata voids add volume rather than floor area. Once those distinctions are made, the most suitable layout becomes clearer: buy the 3BR LS for flexibility, the 4BR L for privacy and hierarchy, and the 5BR L for sustained household capacity.
Before committing, buyers should still compare the actual stack, orientation, floor level, outlook, external noise, privacy and final price. The best floor plan can only be identified in conjunction with the specific unit and its premium over the nearest alternative.
Disclaimer: This article is an independent floor-plan analysis based on the available project brochure. Dimensions, layouts, fittings and other details are subject to final plans, approvals and survey. Buyers should review the latest approved documents, price list, facing and on-site conditions before making a purchase decision. This article does not constitute financial or property investment advice.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
