Copen Grand

Overview & Key Facts

Copen Grand is a 639-unit Executive Condominium at Tengah Garden Walk in District 24, jointly developed by City Developments Limited (CDL) and MCL Land under the Taurus Properties SG Pte Ltd joint venture on a 99-year leasehold commencing 2021. Obtaining its Temporary Occupation Permit on 30 April 2025, Copen Grand holds the distinction of being the first EC to be completed in Tengah — Singapore’s newest and most ambitious new town — and earned the Top Executive Condominium award at the EdgeProp Singapore Excellence Awards (EPEA) in both 2023 (under construction) and 2025 (completed), an unprecedented double recognition.

The development is Singapore’s first Green Mark Platinum Super Low Energy Executive Condominium — a certification that positions Copen Grand not merely as a residential development but as a live demonstration of sustainable, energy-efficient living within Singapore’s greenest new town. Across 12 blocks of 14-storey towers, Copen Grand integrates green design, smart building technology, and curated landscaping in a manner that goes meaningfully beyond the standard EC offering, establishing a benchmark for the emerging Tengah residential precinct.

At an average transacted price of $1,466,704 and an average PSF of $1,341, Copen Grand is priced at the accessible end of the Singapore new-launch residential spectrum — reflecting its EC classification (subject to eligibility requirements at initial purchase) and its location in an emerging new town rather than an established prime district. The financial metrics tell a compelling story: with average monthly rent of approximately $6,000, the implied gross yield is approximately 4.9% — exceptional for a Singapore residential development of this quality tier, and a figure that reflects strong rental demand from residents who value Tengah’s green living environment while the broader town infrastructure reaches maturity.

The Tengah context is central to understanding Copen Grand’s value proposition. Tengah is not simply another HDB new town: it is Singapore’s first car-free town centre development, incorporating underground roads, a 100-metre-wide, 5-kilometre-long forest corridor connecting the Western Water Catchment to the Central Catchment Nature Reserve, and a 20-hectare Central Park. For buyers and tenants who place a premium on green living, reduced traffic exposure, and sustainable urban design, Tengah offers a residential environment that is structurally different from any other planning area in Singapore. Copen Grand, as the first completed EC in this town, sits at the leading edge of that transformation.

Location & Connectivity

Copen Grand sits on Tengah Garden Walk, at the corner of Tengah Drive in District 24 — the western fringe of Singapore’s built environment, bounded by Brickland Road to the south, the Tengah Air Base corridor to the north, and the Bukit Timah Expressway (BKE) to the east. The address is unconventional by Singapore residential standards: rather than proximity to an established town or mature MRT interchange, Copen Grand’s location value derives from its position at the heart of an entirely new town that is being purpose-built around sustainability, car-free living, and green infrastructure.

The most consequential infrastructure development for this address is the Jurong Region Line (JRL). Three JRL stations — Hong Kah, Tengah, and Tengah Plantation — are located within an approximate five-minute walk of Copen Grand when the line opens. However, buyers must note that as of April 2026, the JRL remains under construction: Stage 1 of the line is now projected to open in mid-2028, with Phase 2 (serving the Tengah stations directly) likely completing between 2028 and 2029. Until the JRL opens, residents are dependent on bus services and private transport to access the nearest existing MRT lines — Bukit Batok and Jurong East on the East-West Line remain accessible via bus but add transit time for daily commuters.

The Tengah car-free town centre is a defining location advantage for this address once complete. HDB’s Tengah masterplan routes all through traffic underground, creating a pedestrian and cycling ground plane free of motor vehicles — an urban environment that has no equivalent in any existing Singapore planning area. The future town centre will incorporate retail, dining, a bus interchange, sports centre, community club, and polyclinic within this car-free environment, served directly by the JRL. The Central Park — approximately 20 hectares, comparable in scale to Ang Mo Kio Town Garden West — is planned adjacent to the town centre, providing a green civic anchor for the entire precinct.

The approximately 100-metre-wide, 5-kilometre-long forest corridor connecting the Western Water Catchment Area to the Central Catchment Nature Reserve is the most ambitious landscape infrastructure feature of Tengah’s masterplan. This corridor runs through the town, providing a continuous green spine that connects residents at Copen Grand to one of Singapore’s largest unbroken forest habitats. For nature-oriented residents, families, and those seeking daily access to meaningful green space rather than a token park connector, this corridor is a structural lifestyle advantage with no equivalent in Singapore’s existing residential landscape.

Current daily convenience in Tengah is modest: the town is in active development and the nearest established retail and amenity nodes are at Bukit Panjang (Hillion Mall, Bukit Panjang Plaza, West Mall), accessible by bus, or Jurong East (JEM, Westgate, IMM, Big Box) via the BKE. International schools in the western corridor — Canadian International School (Lakeside), Dulwich College (Buona Vista), SAS (Woodlands) — are accessible but require private transport or a multi-modal commute. The trade-off is clear: residents exchange the convenience maturity of an established town for the green living premium and long-term infrastructure investment of a purpose-built eco-town.

Schools & Education

Facilities

Copen Grand’s facilities programme reflects the development’s Green Mark Platinum Super Low Energy positioning: the amenity offering is substantive and well-designed, integrating passive cooling, lush landscaping, and community-oriented spaces within a development that is built to minimise energy consumption while maximising resident liveability. The facilities deck is appropriate for the EC price point and offers a higher quality of execution than the category average.

The aquatic and recreational core includes a 50-metre lap pool — a full competition-length installation that is the standard against which premium Singapore ECs measure their facilities ambition — complemented by a leisure pool and dedicated kids’ pool. The gymnasium is fully equipped, and outdoor recreational facilities include a tennis court and exercise lawn. The garden and landscape programming is notably generous: Copen Grand’s 12-block, 14-storey low-rise configuration (by Singaporean high-rise standards) creates a substantial ground-plane footprint that CDL and MCL Land have used to deliver richly landscaped communal spaces including lush gardens, garden club zones, and planted social corridors.

The social and lifestyle facilities include a Recreation Club with co-working space, games room, and two clubhouses — a community-building programme that reflects the development’s expected demographic of young families, first-time owner-occupiers, and upgrade buyers who value both social infrastructure and productive workspace within their home compound. The inclusion of a co-working space is particularly apt for Tengah’s target demographic: a population that is likely to include a higher proportion of work-from-home professionals than older, more established residential precincts.

The facilities sit within Tengah’s broader green infrastructure context. The development’s location within a new town that is itself defined by Central Park, forest corridors, and car-free pedestrian environments effectively extends the amenity perimeter of Copen Grand beyond its own compound boundaries. When Tengah’s town-wide amenities — Central Park, the forest corridor, cycling paths, the car-free town centre — are fully delivered, Copen Grand residents will have access to a public amenity layer of a scale and quality that no private development facility budget could replicate.

“The lap pool and gym are excellent, but what sets Copen Grand apart is the greenery. The landscaping within the development connects to the feel of the whole Tengah concept — it genuinely feels like a different kind of living from any other condo or EC I have visited.”

— Resident review via PropertyGuru

Unit Sizes & Layout

Copen Grand’s 639 units are distributed across 12 blocks of 14 storeys each, offering configurations from 2-Bedroom + Study (from approximately 807 sqft) through to 5-Bedroom Premium (approximately 1,561 sqft). The unit mix is deliberately oriented toward the family and upgrader demographic that characterises Executive Condominium eligibility — with an emphasis on 3- and 4-bedroom configurations that provide meaningful living space for households transitioning from HDB to private-equivalent living standards.

The 2-Bedroom + Study configuration (approximately 807 sqft) is the entry-level offering and represents an efficient layout for young couples or small families who need a dedicated workspace — a unit type that has gained significant relevance in the post-pandemic work-from-home environment. The 3-Bedroom configurations (approximately 980–1,130 sqft) represent the development’s volume tier, providing a practical family layout with well-proportioned bedrooms and living areas. 4-Bedroom units (approximately 1,270–1,410 sqft) serve larger families, and the 5-Bedroom Premium configuration at approximately 1,561 sqft provides a generously scaled option for households requiring maximum space within the EC format.

The design specification is above average for the EC category. CDL and MCL Land’s joint venture background — two of Singapore’s most experienced residential developers — is reflected in the quality of fittings, kitchen appliances, and bathroom sanitary ware throughout. The low-rise 14-storey block format, while modest in height compared to high-rise private condominiums, delivers an environment that is more human-scaled and better integrated with the surrounding landscape than the typical Singapore residential tower.

The 14-storey block configuration delivers a view profile that is less dramatic than a high-rise tower but more consistent across the development: mid- to upper-floor units in all 12 blocks benefit from green outlook over the surrounding Tengah landscape, with some blocks offering views toward the forest corridor and Central Park area as the town’s green infrastructure matures. The absence of towering neighbours in the immediate vicinity — a consequence of Tengah’s relatively low development density at this stage — means that green and open-sky views will be preserved for longer than in more densely developed precincts.

Pricing & Market Position

Across 638 recorded transactions (all-time), sale prices range from $1,090,000 to $2,372,000, averaging $1,466,704.

Over the last 12 months, transactions averaged $1,608 psf.

Rents range from $6,000 to $6,000 per month across 1 rental transaction. Current rental yield sits at approximately 5.3%.

Price Appreciation

From 2022 to 2026, the average PSF has appreciated by 13.5% (from $1,333 to $1,514 psf).

Neighbourhood Comparison

The most structurally comparable EC within the western corridor is Parc Central Residences at Tampines, a 700-unit EC (99-year, 2023 TOP) in the established Tampines New Town. Parc Central Residences transacts at approximately $1,200–$1,350 PSF in recent resale — broadly comparable to Copen Grand’s $1,341 average PSF, reflecting similar EC price-tier positioning. However, the amenity and connectivity context differs materially: Tampines is a fully mature town with Tampines MRT (EWL) and two regional malls, while Tengah is an emerging town with JRL connectivity still 2–3 years away. The Copen Grand premium over Parc Central Residences, if any, reflects the green-town positioning and CDL/MCL Land brand execution rather than a connectivity or convenience advantage.

North Gaia EC at Yishun (576 units, 99-year, 2025 TOP) provides a northern-region comparable: a similarly-positioned EC in an established but less central town, transacting at approximately $1,250–$1,350 PSF. The comparison illustrates that Copen Grand’s PSF is consistent with the Singapore EC resale market across different regions, and that the Tengah eco-town premium (if it materialises over a multi-year hold) represents potential upside relative to ECs in comparable towns with more conventional positioning.

Within the immediate Tengah vicinity, the relevant private residential comparison is the pipeline of upcoming new launches in the area as the town develops. Tengah is expected to generate multiple new EC and private residential launches over the coming decade as HDB releases successive land parcels. Copen Grand, as the first completed EC in the town, has a first-mover advantage: it established the Tengah residential benchmark PSF and its rental pricing will influence expectations for subsequent launches. Buyers comparing Copen Grand against upcoming Tengah launches should note that later projects will benefit from a more mature town infrastructure (closer to JRL opening, more retail, better amenity density) and may command a premium PSF, but will also have correspondingly higher entry costs and shorter periods of infrastructure-arrival upside.

Against private condominiums in the wider District 24–D22 corridor — such as The LakeGarden Residences (99-year, 99 units, Yuan Ching Road, approximately $1,600–$1,750 PSF) or J’den at Jurong East (99-year, 2025, approximately $2,400 PSF at launch) — Copen Grand’s EC pricing represents a material discount that reflects both the EC eligibility framework at initial purchase and the emerging-town location discount. For resale buyers not bound by EC eligibility rules, Copen Grand offers a compelling quality-to-price ratio relative to private condominium comparables in the western region.

Lease Decay Analysis

The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates COPEN GRAND across multiple dimensions.

What Residents Say

“We moved in at TOP and the experience has exceeded our expectations. The green spaces, the clean air, the quietness compared to living in Bishan — it is a completely different quality of life. The pool and gym are great, the clubhouse is well-maintained, and the community here feels genuinely neighbourly.”

— Owner review via PropertyGuru

“We are renting here while waiting for our BTO in Tengah. The value is exceptional — $6,000 for a 4-bedroom in this quality of development would not be possible in any other District 24 address. The whole Tengah eco-town vision is starting to come together around us.”

— Tenant review via 99.co

“The dual-award recognition from EdgeProp is well-deserved. CDL and MCL Land have delivered something genuinely different here. The sustainable design touches are evident in the daily living experience — better ventilation, lower electricity bills for common areas, and a sense that the whole development was designed with care rather than optimised purely for margin.”

— Resident comment via EdgeProp

“As an investment, the yield at close to 5% on an EC in a brand new town is remarkable. Yes, you are waiting for the JRL and the town amenities to mature, but the underlying rental demand is strong — there are not many quality rental options in Tengah right now, and Copen Grand has no direct competition at this standard.”

— Investor comment via SRX

The resident and tenant feedback pattern at Copen Grand consistently highlights three themes: the transformative quality of the green living environment relative to established residential precincts, the exceptional value proposition at the EC price and rental point, and the sense of being early participants in a town-building exercise that the broader Singapore residential market will re-rate upward as Tengah’s infrastructure matures. The development attracts a community-oriented demographic of young families and upgraders who have made a deliberate lifestyle choice to prioritise green space, low-density suburban character, and the long-term Tengah vision over the convenience maturity of established towns.

Strengths & Weaknesses

Verdict

Copen Grand’s investment and ownership thesis is one of the most clearly structured in Singapore’s current residential market: a Green Mark Platinum Super Low Energy EC in Singapore’s first eco-town, delivering approximately 4.9% gross yield, with three Jurong Region Line stations within a five-minute walk when the JRL opens in 2028–2029, at a PSF that reflects an emerging-town discount that should progressively narrow as Tengah’s infrastructure matures. The award-winning CDL and MCL Land joint venture execution delivers a product quality above the EC category average, and the Tengah masterplan — car-free town centre, 20-hectare Central Park, 5-kilometre forest corridor — provides a long-term liveability tailwind that no individual developer can manufacture.

The financial metrics are genuinely compelling at the EC price point. The $1,341 average PSF and $1,466,704 average transaction price place Copen Grand within reach of upgrader buyers who could not access comparably-positioned private residential product. The 4.9% gross yield on average rent of $6,000 per month is exceptional for Singapore new residential of this quality tier — significantly higher than the 2–3% typical of CCR condominiums and at the upper end of the OCR EC yield range. The yield reflects genuine rental demand from Tengah residents and workers who need quality housing in the area before the town’s own private residential pipeline matures.

Copen Grand is the right answer for upgrader buyers and yield-conscious investors who believe in the Tengah eco-town vision, are comfortable holding through the JRL construction timeline, and want Singapore’s first completed Green Mark Platinum Super Low Energy EC at EC pricing — with a double EdgeProp award validating the execution quality of Singapore’s two most experienced EC developers.

The 99-year leasehold commencing 2021 leaves approximately 94 years remaining, expiring around 2120. This is the strongest possible starting position for a leasehold EC: CPF usage is fully unrestricted, bank financing faces no lease-related limitations, and the asset has nearly a century before any lease-decay consideration becomes relevant. The lease is a structural strength, not a constraint, for any buyer with a realistic hold horizon.

The honest caveats are two: current convenience maturity and MOP constraints. Tengah is under construction, and the daily convenience of Bukit Panjang or Jurong East residents — walkable MRT, established malls, polyclinics, schools — is not yet available at Copen Grand’s doorstep. The JRL delay to mid-2028 for Stage 1 extends the period during which residents are bus-dependent for MRT access. And EC MOP rules mean original purchasers cannot sell or fully rent until approximately April 2030. For buyers who need established amenity immediately, or who require flexibility to sell within 5 years, these are genuine constraints. For buyers who can hold through the construction period and whose lifestyle priorities centre on green living, low-density suburban character, and the long-term Tengah vision, Copen Grand is one of the most attractively positioned residential purchases in Singapore’s current market.