Copen Grand
Copen Grand is the most consequential Executive Condo launch of the post-2020 cycle, and not because of the unit count. At 639 units it is mid-sized by EC standards — what makes it a genuine market signal is that it is the first EC in Tengah and the first private-tenure development of any kind to anchor Singapore’s self-styled “Forest Town.” Developed by Taurus Properties SG — the CDL and MCL Land joint venture — the project achieved TOP in 2022 on a 99-year lease from 2021, sits squarely in OCR District 24, and has already cleared 638 transactions per URA caveat data — effectively a full launch sell-through with negligible resale overhang since the 5-year MOP has not yet expired. In our review framework, a pioneering EC in a planning area still under construction is a fundamentally different proposition than a stabilised resale EC in Sengkang or Punggol. We rate the underlying location 7/10 today and 8/10 on a 2030 horizon, with the project itself at 8/10 — conditional on buyers understanding what they are actually purchasing: a long-dated bet on Forest Town reaching its planning vision and on the Jurong Region Line opening on schedule.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Copen Grand sits on Tengah Garden Walk, the southern flank of Tengah New Town, on land released through the Government Land Sales programme and won by the CDL–MCL JV at S$400.32 million in mid-2021. The 99-year leasehold tenure issued in 2021 leaves approximately 94 years remaining as of this review — comfortably inside the lease-decay window that supports full CPF Ordinary Account usage and 75% LTV bank financing. As an Executive Condo, Copen Grand is governed by HDB’s hybrid framework: eligibility is restricted to Singapore Citizen-led households (SC+SC or SC+PR) with combined monthly income capped at S$16,000 at application; the unit is subject to a 5-year Minimum Occupation Period during which it cannot be sold or rented in entirety; it privatises partially at year 10 (open to PRs and companies) and fully at year 11 (foreigners permitted) — see HDB EC rules for the full framework. The development comprises twelve 14-storey blocks with unit mixes spanning 3-bedroom (around 880–1,000 sqft) through 5-bedroom premium configurations, plus a clubhouse, 50m lap pool, tennis court, function rooms and 13 thematic landscape gardens. Tengah Plantation MRT on the Jurong Region Line (LTA target opening 2027) is a planned 5–7 minute walk; in the interim, residents rely on buses to Choa Chu Kang MRT (NSL/BPL) and Bukit Batok MRT (NSL). Classified OCR by URA, the development’s immediate neighbourhood is the Plantation district within Tengah, surrounded by maturing HDB BTO precincts (Plantation Acres, Plantation Grange, Garden Vale @ Tengah) and the planned 5km Forest Corridor linking the Western Water Catchment to the Central Catchment.
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
| 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 |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 204 | $1,344 | $1,249,750 |
| 3 BR | 368 | $1,345 | $1,492,614 |
| 4 BR | 66 | $1,303 | $1,992,818 |
Pricing & Market Position
Based on 638 recorded transactions, sale prices range from $1,090,000 to $2,372,000, averaging $1,466,704 (~$1,608 psf).
Rents range from $6,000 to $6,000 per month across 1 rental transactions. 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| COPEN GRAND | 99 yrs lease commencing from 2021 | 2022 | 639 | $1,608 |
| TENGAH GARDEN RESIDENCES | 99 years leasehold | — | — | $2,103 |
| OTTO PLACE | 99 yrs lease commencing from 2024 | 2025 | 600 | $1,759 |
| NOVO PLACE | 99 yrs lease commencing from 2023 | 2024 | 504 | $1,654 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
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.
- Pioneering supply scarcity is real. As the first EC in Tengah and the only private-tenure stock in Forest Town for the foreseeable horizon, Copen Grand inherits monopoly-like positioning on any “condo lifestyle in Tengah” demand — verify the planning-area context on our price heatmap overlaid against the broader District 24 profile.
- Jurong Region Line catalyst is structural. Tengah Plantation, Hong Kah and Tengah stations on the JRL (LTA target 2027) place Copen Grand within a 25-minute one-seat ride of Jurong Lake District — Singapore’s designated second CBD — and connect westward to NTU and Jurong Innovation District; the upside is dated, not speculative.
- CDL plus MCL Land is the strongest possible EC pedigree. CDL’s Piermont Grand and South Beach Residences plus MCL’s Tenet and Tembusu Grand — the JV delivers institutional construction quality and after-sales response that boutique EC developers cannot match.
- EC framework offers genuine financial leverage. Eligible first-timer SC+SC households can stack the CPF Housing Grant (up to S$30,000 for ECs depending on income) against private-condo-grade facilities — model the total-cost differential in our affordability calculator.
- Forest Town masterplan is uniquely ambitious. Tengah is HDB’s first car-lite town with centralised cooling, automated waste collection, and dedicated cycling-pedestrian corridors — if even half of the planning vision materialises by 2030, Copen Grand sits at the geographic heart of it.
- Jurong Lake District proximity is meaningful. Roughly 8–10 minutes drive via PIE or the future JRL to JLD — the 360-hectare second-CBD redevelopment anchors the western employment thesis that supports both rental demand (post-MOP) and capital appreciation; pressure-test the long-term mortgage math via our lease-decay calculator.
- MOP and resale-liquidity blackout is total until 2027. The 5-year HDB Minimum Occupation Period runs from TOP in 2022, meaning no resale and no whole-unit rental is legally permitted before 2027 — buyers seeking exit optionality inside that window have none. Cross-check the rules at HDB EC framework.
- Tengah Plantation MRT opening risk is non-trivial. The Jurong Region Line is on LTA’s 2027 target, but rail projects historically slip; if JRL Phase 1 delays to 2028–2029, the rental-and-resale thesis post-MOP weakens materially.
- Forest Town is still a construction site. Surrounding BTO precincts, the Forest Corridor, Tengah Pond and the planned town centre are all in execution phases; residents currently live amid active building works on adjacent plots, and the “Forest Town” ambient experience is largely aspirational pre-2028.
- Foreign and PR resale market is locked until year 10 and year 11. Even after MOP, only Singapore Citizens and PRs can buy until year 10 partial-privatisation, with foreign buyers only permitted at full privatisation in year 11 — total ABSD-eligible demand pool stays compressed for nearly a decade. Foreign-buyer ABSD itself sits at 60% per the latest IRAS ABSD schedule — relevant for the year-11 onward exit window.
- School catchment is genuinely thin and untested. Primary schools within 1km are limited to Princess Elizabeth Primary and the new Tengah-area primary schools, several of which are still being commissioned. Families chasing established branded catchments will find the offer materially weaker than equivalent dollars in Districts 21, 22 or 23.
- Pricing already prices in the upside. Launch psf in 2022 was competitive against private OCR comparables, but resale benchmarking against Tenet (D18) and North Gaia (D27) on a like-for-like basis suggests Copen Grand has not been priced as a deep-value play — the JRL and Forest Town narratives are already partially embedded.
Copen Grand is built for three distinct buyer archetypes and frankly mis-sold to a fourth. The strongest fit is the first-timer SC+SC household earning S$10,000–S$16,000 monthly — the EC framework, the CPF Housing Grant stacking, the brand-new private-grade facilities and the MOP-as-forced-savings discipline collectively deliver the cleanest path from HDB ownership into private-condo asset class that the policy framework provides. The second strong fit is the JRL and Jurong Lake District thesis investor on a 10-plus year horizon who is willing to hold through MOP, year-10 partial-privatisation and into the year-11 full-private window, capturing the long-dated optionality of buying into Forest Town before it stabilises. The third fit is the SC+PR family already living or working in the western corridor — Choa Chu Kang, Bukit Batok, Jurong East, Boon Lay — for whom Copen Grand is geographically convenient and the EC eligibility envelope still applies. The mis-fit is the upgrader chasing branded school catchments or mature-estate ambience — Tengah today is not Bukit Timah, not Holland, not Tanglin, and the primary-school options inside 1km do not stack against what equivalent dollars buy in established districts. It is also a mis-fit for buyers needing resale or rental liquidity inside 5 years — the MOP is total.
We recommend Copen Grand for eligible first-timer SC+SC and SC+PR households who can clear the S$16,000 income ceiling, who are willing to occupy through the 5-year MOP, and who want institutional-grade CDL plus MCL Land construction at EC pricing inside a pioneering planning area — provided you stress-test against Tenet in District 18 and North Gaia in District 27 on a like-for-like stack-and-floor basis, and provided the Jurong Region Line opens within roughly twelve months of the LTA 2027 target. We would avoid Copen Grand if you require pre-2027 exit liquidity (the MOP is non-negotiable), if you prioritise established primary-school catchments (Tengah is too new), if you are a foreign buyer (you cannot purchase until year 11 anyway and the 60% ABSD makes the year-11 onward entry economics unattractive), or if you are uncomfortable living through 5-plus years of active surrounding construction. The fair-value zone, in our analysis, sits roughly in line with comparable first-mover ECs — pay a meaningful premium only for stacks with confirmed unblocked views toward the Forest Corridor and for higher floors above the future Tengah Plantation MRT walking route.