When Copen Grand launched in October–November 2022, it did not merely sell out—it rewrote the record books for executive condominiums (ECs) in Singapore. The 639-unit development on Tengah Garden Walk in District 24 became the first EC ever to be sold out during a second balloting exercise, with the final 146 units snapped up by second-time applicants before 1 p.m. on 26 November 2022. Within a single month of launch, every unit across twelve blocks had found a buyer, at an average price of approximately S$1,300 per square foot—a watershed benchmark for the nascent Tengah precinct. Developed by a joint venture between City Developments Limited (CDL) and MCL Land under Taurus Properties SG, Copen Grand is far more than another leasehold launch on the urban fringe. It is the founding residential chapter of Singapore’s most ambitious new town, a place designed from the ground up around biophilic living, smart infrastructure and car-free community spaces. For eligible HDB upgraders and first-time EC applicants, understanding what Copen Grand represents—both as a home and as a long-term investment thesis—requires grasping the full depth of the Tengah story, the EC regulatory framework that governs ownership, and the macro tailwinds that make this address unusually compelling. Explore District 24 analytics to see how the surrounding submarket has evolved since the project’s landmark launch.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Tengah is not a conventional HDB satellite town. Conceived under the Live Green at Tengah blueprint published by HDB, the 700-hectare estate in the western corridor is Singapore’s first town planned with smart technologies embedded town-wide from inception. Its defining features include a 100-metre wide, 5-kilometre long Forest Corridor linking the Western Catchment Area to the Central Catchment Nature Reserve, a car-free town centre (the first in any HDB town), centralised district cooling, pneumatic waste conveyance, and allotment community gardens threaded through every precinct. Every residential development in Tengah is benchmarked against HDB’s five biophilic principles: soil, flora and fauna, outdoor comfort, water and people—a regulatory design standard that private developers cannot replicate outside this planning zone.
Copen Grand occupies the Garden District, one of five planned precincts within Tengah. Its site at Tengah Garden Walk places residents within walking distance of the forthcoming Tengah Farmway and its curated community green corridors. Surrounding land uses confirm a deliberate low-density, amenity-rich neighbourhood composition: primary and secondary schools are earmarked within the masterplan, a polyclinic and sports centre are planned for the neighbourhood centres, and the car-centric thoroughfares that characterise older western towns are replaced here by segregated cycling and pedestrian paths on every road.
The most consequential infrastructure catalyst for Copen Grand’s long-term value proposition is the Jurong Region Line (JRL). According to LTA, JRL Stage 2 (the eastern branch serving Tengah) is scheduled to commence operations in 2028, with Tengah Central Station providing direct interchange access. Once operational, the JRL will connect Tengah residents to Boon Lay, Choa Chu Kang (NSL/EWL interchange) and ultimately to NTU, Jurong Pier and the broader western employment cluster—transforming Copen Grand’s position from a car-reliant address to a genuinely multi-modal one. The historical playbook across Punggol, Sengkang and Bidadari shows that MRT arrival consistently compresses residual price discounts on developments that launched pre-rail, creating a step-change in capital value upon opening.
Copen Grand was priced at launch in the range of S$1.09 million (two-bedroom plus study) to S$2.17 million (five-bedroom premium), representing roughly S$1,280–S$1,320 psf. By mid-2025, secondary-market transactions recorded by URA showed resale psf averaging S$1,643 over the trailing 12 months, with the highest single transaction reaching S$1,703 psf in April 2025—a circa 27%–30% appreciation from launch in under three years, before any MOP resale eligibility for first-time buyers has even been triggered. That divergence between restricted (EC-eligible) supply and open-market demand is structural; it will persist until the five-year Minimum Occupation Period unlocks full resale access.
We track 638 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the COPEN GRAND dashboard.
- Average sale price: $1,466,704 across 638 transactions
- Estimated gross rental yield: 4.9%
- District 24 PSF ranking: Value tier (top 100%)
- 99 yrs lease commencing from 2021 · OCR · D24 · 639 units
About COPEN GRAND
COPEN GRAND is a 99 yrs lease commencing from 2021 condominium, located at TENGAH GARDEN WALK in District 24 (Lim Chu Kang, Tengah) (Outside Central Region), developed by Taurus Properties SG Pte Ltd, comprising 639 residential units, completed in 2022.
With approximately 94 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at COPEN GRAND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 204 | $1,344 psf | $1,249,750 |
| 3 BR | 368 | $1,345 psf | $1,492,614 |
| 4 BR | 66 | $1,303 psf | $1,992,818 |
Sales Market Overview
COPEN GRAND has recorded 638 sale transactions with an average transaction price of $1,466,704, ranging from $1,090,000 to $2,372,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 610 | $1,333 psf | $1,453,592 | — |
| 2023 | 18 | $1,432 psf | $1,670,722 | ↑ 7.4% |
| 2024 | 3 | $1,557 psf | $1,921,333 | ↑ 8.7% |
| 2025 | 6 | $1,656 psf | $1,838,167 | ↑ 6.4% |
| 2026 | 1 | $1,514 psf | $2,200,000 | ↓ 8.6% |
COPEN GRAND ranks in the top 100% of condos in District 24 by average PSF.
Compared to the OCR average of $1,550 psf, COPEN GRAND trades 13.5% below the segment benchmark.
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Rental Market Overview
COPEN GRAND has recorded 1 rental transaction with monthly rents averaging $6,000/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 5+ BR | 1 | $6,000/mo | $6,000/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 1 | $6,000/mo |
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Investment Analysis
Based on average rents and sale prices, COPEN GRAND delivers an estimated gross rental yield of 4.9%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 24
Side-by-side comparison against the most actively traded condos in District 24 (Lim Chu Kang, Tengah):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TENGAH GARDEN RESIDENCES | 99 years leasehold | — | $2,103 psf | 857 |
| OTTO PLACE | 99 yrs lease commencing from 2024 | 600 | $1,759 psf | 590 |
| NOVO PLACE | 99 yrs lease commencing from 2023 | 504 | $1,654 psf | 504 |
Location Map
Map shows COPEN GRAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- COPEN GRAND
- Keming Primary School
- Hillgrove Secondary School
- Institute of Technical Education (College West)
Nearby Schools
There are 5 schools within 2 km of COPEN GRAND.
| School | Type | Distance |
|---|---|---|
| Keming Primary School | Primary | 1.5 km |
| Hillgrove Secondary School | Secondary | 1.5 km |
| Institute of Technical Education (College West) | Tertiary | 1.6 km |
| Lianhua Primary School | Primary | 1.7 km |
| Rulang Primary School | Primary | 1.9 km |
Copen Grand’s investment and lifestyle case rests on six interlocking structural advantages that are difficult to replicate at comparable price points elsewhere in Singapore’s property market.
- Pioneer position in a master-planned town. Being the first EC in Tengah confers a lasting scarcity premium. Subsequent Tengah ECs and private launches will be benchmarked against Copen Grand’s transacted prices, not the reverse. Pioneer projects in comparable new towns—Watercolours (Pasir Ris), The Canopy (Yishun), Parc Life (Sembawang)—consistently outperformed laggard launches in the same estate over five-year periods.
- JRL connectivity uplift pending. At time of purchase, buyers acquired a pre-MRT address at post-MRT-announcement pricing. Once JRL Stage 2 opens circa 2028, the connectivity discount embedded in current psf will close. Use the price heatmap to track how western corridor psf corridors shift as the opening date approaches.
- EC “private after 10 years” capital event. At the ten-year mark from TOP (approximately 2034), Copen Grand units will be fully privatised and eligible for purchase by foreigners, PRs and all Singapore Citizens without EC eligibility restrictions. This structural demand expansion is baked in—it is not speculative. Historical EC privatisation events (The Canopy, The Rainforest, Esparina) produced measurable upward price resets.
- Forest town lifestyle premium. The 100-metre Forest Corridor, car-free town centre and biophilic design standards deliver a genuinely differentiated living environment at a psf that remains below comparable OCR private condominiums. For families with children in primary school, the planned Tengah schools within the precinct reduce the premium currently embedded in mature estate addresses.
- Developer pedigree. The CDL–MCL Land JV brings two Tier-1 developers with established track records in build quality and after-sale management. CDL’s experience at Piermont Grand EC (2019) demonstrated the same “100% sold on launch day” execution capability and subsequent appreciation trajectory.
- EC CPF grant eligibility. Eligible first-timer buyers may access the CPF Family Grant of up to S$30,000, meaningfully reducing effective entry cost versus an equivalent private condominium launch in OCR. Use the mortgage calculator and stamp duty calculator to stress-test your financing envelope under current TDSR and LTV rules.
Prospective buyers should weigh several material risk factors before committing to a Copen Grand resale or—for those still within the EC eligibility window—any remaining sub-sale transactions.
- EC eligibility gate and MOP illiquidity. The EC framework imposes a five-year Minimum Occupation Period (MOP) during which units cannot be sold, rented out in full, or transferred. For buyers collecting keys in 2024–2025, this creates a mandatory hold period extending to 2029–2030. If personal circumstances change (relocation, divorce, financial distress) within this window, exit options are severely restricted. This illiquidity risk is structural, not cyclical.
- Income ceiling exclusion risk. The S$16,000 gross monthly household income ceiling applies at the point of application, not at the point of resale. If a buyer’s income was close to the ceiling at launch, subsequent salary growth does not affect ownership. However, for buyers evaluating a resale EC purchase within the MOP window from a first-time EC owner (permitted under EC rules), eligibility must be re-verified at the time of the new application.
- JRL delay and ramp-up risk. JRL Stage 2 has already been revised from end-2027 to mid-2028 for Stage 1, with Tengah-specific station openings in the Stage 2 tranche. Further construction delays—common in major rail projects globally—could defer the connectivity uplift that is partially priced into current psf levels.
- New town amenity lag. Tengah’s schools, polyclinics, commercial clusters and community hubs are planned, not yet operational. Residents moving in today will experience a nascent townscape for the early years of ownership. Families with school-age children should verify which institutions are confirmed, balloted and open before relying on proximity as a planning decision.
- OCR interest rate sensitivity. As an OCR leasehold EC trading near S$1,600–1,700 psf, Copen Grand resale values are moderately sensitive to interest rate cycles. A sustained elevation in SORA-linked mortgage rates compresses buyer affordability and can widen bid–ask spreads in the secondary market, particularly for larger units above S$2 million that approach the ABSD threshold for second-property buyers.
- Lease decay (99-year leasehold). The lease commenced in 2021, meaning approximately 94 years remain as of 2026. Lease decay is immaterial in the near term but will begin to affect valuations meaningfully past the 60-year mark (circa 2081). Long-term investors with a 30-year+ horizon should factor this into exit modelling.
- ✅ HDB upgrader couple, first-timer EC eligible, combined income S$10,000–S$15,000: Copen Grand is precisely the product the EC framework was designed for. First-timer eligibility, access to CPF Family Grant, new-town pricing still below comparable OCR private launches, and a JRL connectivity catalyst create a compelling five-year hold thesis. MOP aligns with typical family lifecycle milestones.
- ✅ Young family seeking school proximity and green living environment: The Tengah masterplan allocates schools, parks, cycling infrastructure and a car-free town centre within walkable distance. The Forest Corridor and biophilic design standards deliver a lifestyle that older OCR estates cannot replicate. Families comfortable with a two-to-three-year amenity ramp-up period will find this address exceptionally well-positioned.
- ⚠️ Investor seeking EC privatisation capital event (10-year horizon): The privatisation event circa 2034 is a well-established EC value driver, and Copen Grand’s pioneer status in Tengah adds a scarcity angle. However, resale psf near S$1,600+ already prices in meaningful JRL and new-town optionality. Net returns depend on quantum of appreciation remaining and holding costs over the decade.
- ⚠️ PRs or second-timer applicants seeking resale EC within 5-year MOP window: Second-timer EC applicants can purchase resale units from first-timer EC owners after the three-year occupation mark (from date of key collection). However, EC eligibility rules still apply, and buyers must verify they do not own other properties. The price premium for resale units now versus post-MOP open-market units narrows the yield-on-cost advantage.
- ❌ Buyer seeking immediate rental income or high-yield short-term hold: EC MOP prohibits full-unit rental until the five-year occupation period is satisfied. Buyers seeking rental yield from day one should consider private condominiums instead. The EC framework explicitly restricts sub-letting of the entire unit during the MOP, creating a hard constraint on income generation.
- ❌ High-income household (combined income above S$16,000) seeking new EC: The S$16,000 monthly household income ceiling for new EC purchases is a hard eligibility gate. Households above this threshold are ineligible for new EC applications and would need to consider resale EC (if within EC eligibility period) or private condominium alternatives such as those in the same District 24 corridor.
Copen Grand occupies a singular position in Singapore’s property landscape: it is simultaneously a milestone development, a structural beneficiary of long-cycle infrastructure investment, and a living experiment in what Singapore’s most ambitious new town can deliver. The 100% sell-out on launch weekend was not luck—it reflected a rare convergence of compelling pricing, scarcity of EC supply in the western corridor, and buyer conviction in the Tengah masterplan at a moment when the Jurong Region Line remained a forward catalyst rather than a present reality.
For eligible HDB upgraders evaluating their next move, Copen Grand’s resale market offers genuine value even at post-launch psf levels, provided buyers underwrite the MOP illiquidity, stress-test financing under current TDSR rules, and hold a clear-eyed view of the amenity maturation timeline ahead. The EC framework’s five-year MOP is not merely a restriction—it is a built-in demand buffer that historically compresses resale supply and supports price stability through the critical early years of a development’s life cycle.
The ten-year privatisation event remains the most powerful structural tailwind unique to EC ownership. When Copen Grand becomes a fully private development circa 2034, the addressable buyer universe expands dramatically, and the supply of competing pioneer Tengah units will be permanently constrained. Combined with the JRL connectivity uplift, the Forest Corridor lifestyle premium, and two Tier-1 developers’ reputations riding on this flagship project, Copen Grand stands as one of the most defensible EC addresses launched in the current decade. Use the property comparison tool to benchmark it directly against other western corridor ECs before making a final decision.
FAQ
What is the average price for COPEN GRAND?
What is the rental yield for COPEN GRAND?
Is COPEN GRAND freehold or leasehold?
What are the key features of Tengah as a “forest town” that distinguish it from other HDB estates?
Tengah is Singapore’s first town planned with smart technologies embedded town-wide from inception, and the only HDB estate with a car-free town centre. Key distinguishing features include: a 100-metre wide, 5-kilometre long Forest Corridor connecting the Western and Central Catchment Nature Reserves; centralised district cooling reducing individual unit air-conditioning energy costs; pneumatic waste conveyance eliminating refuse trucks from residential streets; dedicated cycling and pedestrian paths on all roads; and community allotment gardens within each precinct. According to HDB’s Live Green at Tengah blueprint, all residential developments must incorporate five biophilic design principles covering soil, flora, outdoor comfort, water and community.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 638 transactions analysed
- Rental data: 1 lease record analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for COPEN GRAND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 1,466 condo transactions recorded in District 24 over the last 12 months, 100% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 24 could add roughly 615 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tengah Garden Walk (EC) | — | ~615 | Confirmed | Available |
HDB Alternatives Nearby
Weighing COPEN GRAND against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Batok — 4-room average $626,224 (980m away), an upgrader gap of about $850,000
- Jurong West — 4-room average $552,572 (1 km away), an upgrader gap of about $900,000