COPEN GRAND EC
New Tengah EC . 7 Mins Walk to MRT Station
REGISTER FOR VIEWING / E-APPLICATION . By CDL & MCL
REGISTER FOR VIEWING / E-APPLICATION . By CDL & MCL
The Copen Grand EC is a new executive condominium in the north-west of Singapore launching for Preview E-Applications and Sale in October 2022. It will be the very first EC development in Tengah Estate, the much anticipated upcoming new “forest town”.
Copen Grand Location Map . District and Amenities . Click to Enlarge
It will also be the only executive condo within 7 minutes walk of an MRT station in recent years. In fact, within walking distance of not just one, but three stations on the Jurong Region Line.
Copen Grand Executive Condo . Jurong Region Line to Tengah Estate
In addition, it is less than 10 minutes walk from Tengah town centre. Very rarely is such a plum site given to an EC these days.
The Copen Grand EC is being built by a collaboration of two established local developers, CDL and MCL Land. Both have a well-earned reputation for quality work, and many developments under their belt. CDL is also no stranger to executive condos, having executed several of them, with the latest being Piermont Grand that sold out recently.
Town Centre at Tengah Park District near Copen Grand Executive Condominium
This unique combination of factors – location in an exciting new “green” estate, short walk from MRT stations and town centre, brand-name developer – makes this Tengah EC likely the most promising, and most sought after, of the recent executive condos.
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Register to view showflat or for e-Application, or to request info / updates.
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Copen Grand Executive Condo . Project Highlights
The “Copen” in the name comes from Copenhagen, one of the world’s most sustainable cities. This Tengah EC will be the first luxury EC given BCA’s Green Mark Platinum Super Low Energy Award. It is also the first EC in Tengah smart & sustainable township. Hence, the “Copenhagen” of ECs in Singapore.
View from corner of Tengah Garden Walk & Plantation Crescent
Copen Grand EC is being developed by Taurus Properties SG, the wholly-owned unit of a joint venture of City Developments Limited and MCL Land. It will comprise 639 apartments, housed in 12 blocks of 14-storey high residential towers, set amidst generous landscaping.
There will be a good mix of unit types, to cater to young couples and families with kids, as well as multi-generational families. And it will feature plenty of family-oriented communal facilities too.
Copen Grand EC Location Plan . Close to 3 MRT Stations & Town Centre . Source URA
- Located within a short walk of three MRT stations on the Jurong Region Line. Of the three, Tengah and Tengah Plantation stations are the nearest, about 500m or 7 minutes walk away.
- This also positions CopenGrand EC within very close proximity to Tengah’s future “car-free” town centre, roughly 5 to 8 minutes walk away too.
- Other future developments in the vicinity will include a polyclinic, community club, sports centre, and a bus interchange.
- Besides that, 12 parcels of land have been zoned for educational institutions in Tengah. All of them are within 2 KM of this Tengah EC site.
- URA’s master plan and vision to develop Tengah into a sustainable and “smart” town makes this EC an exciting one.
Tengah EC Central Park and Lake
As CDL’s group chief executive Sherman Kwek put it, “Currently, the demand for ECs remains extremely strong and this augurs well for the development. We are honoured by the opportunity to develop the first EC in this locale and to transform this expansive site into an attractive and high quality project that future homeowners would be proud of.”
Copen Grand EC . Main Arrival Drop Off from Tengah Garden Walk
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Register to view showflat or for e-Application, or to request info / updates.
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Copen Grand EC . The Setting
The Copen Grand EC Pool & Facilities
Our Tengah executive condo is located at Tengah Garden Walk. This is right in the middle of what promises to be a truly innovative and exciting new estate, the Tengah Forest Town.
The master plan for this, Singapore’s 24th HDB estate, was unveiled by MND six years ago, in September 2016. It sits next to the Jurong Lake District and Jurong Innovation District, that are similarly planned to provide live, work, play, and learn environments.
Tengah Forest Town Location for Copen Grand Executive Condo
The guiding force behind the planning of Tengah estate is the creation of a “sustainable Forest Town”. It envisages eco-friendly homes and community-centric neighbourhoods, surrounded by greenery and nature.
When fully developed, it will house about 42,000 new homes. The CopenGrand EC will sit within Tengah’s Garden district, one of the five districts or zones planned for this estate.
Tengah Estate Five Districts with CopenGrand EC in Garden District
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Copen Grand EC · Greenery & Biodiversity Features
Tengah will see many ‘firsts’ in its development, which CopenGrand EC residents will get to tap on as these are rolled out.
To begin with, it will be the first estate to integrate with its native biodiversity and greenery. One key feature in the works is a 5km long x 100m wide forest corridor running through the estate. This will form part of the island-wide network of nature reserves, that will connect the Western Water Catchment Reserve to the Central Catchment Area.
Parks and Waterbodies in the West Region
This forest corridor is intended to be a bio-rich rainforest habitat. It will also incorporate walking trails to enable residents to get up close to nature.
Forest Corridor at Forest Hill District
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The CopenGrand Executive Condo · Key Concepts
The development of Tengah will revolve around six major themes, as follows:
- An evergreen forest setting.
- Formation of 5 distinct housing districts.
- Making it easy to move around.
- Walking and cycling networks around the estate to encourage residents to lead active healthy lifestyles, and to commute in an eco-friendly way.
- Designed for community living.
- A Sustainable and Smart Township: Tengah will be the first HDB estate planned with smart technologies incorporated from the very outset.
Besides the forest corridor across the length of the estate, there will be parks, community farmways, and waterbodies scattered around it.
Tengah Estate Green Structure
Tengah estate will comprise five districts: Forest Hill, Brick Land, Park, Plantation, and Garden, where Copen Grand EC is located. Within the Park district close by, is the Market Place, or town centre precinct.
The Market Place or Car-Free Town Centre near this Tengah EC
Community Farming in Plantation District near the Copen Grand EC
A variety of social spaces, and lots of community farms, to promote social interactions and community life.
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Register to view showflat or for e-Application, or to request info / updates.
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Sales Expectations for this Tengah Garden Walk EC
Going by recent EC launches the demand for executive condominiums is still healthy. This is especially so for those that are within walking distance of an MRT station, like for Provence Residence and Parc Canberra.
Even those not near an MRT station have done fairly well. Such as Parc Greenwich at Yio Chu Kang, and Parc Central in Tampines, that have sold out, or are close to doing so.
So interest in the CopenGrand EC is likely to be very high. Quite apart from its close proximity to the town centre and MRT stations, it will be the first EC launch in Tengah. For that matter, it will be the first EC launch in six years in west Singapore. So there is the element of pent-up demand too.
Even island-wide, there are not an awful lot of EC units available either. Most of the previous launches have sold out. The only one with an appreciable number of units left now is North Gaia in Yishun. And the upcoming Tampines EC that will be launching in late 2022, that will appeal more to east-siders.
The Investment Perspective
If you are considering this Tengah EC from an investment viewpoint, here are some points worth noting.
Affordability
ECs are built by the same developers as for private condos. But they are typically sold at 15% to 20% less than for comparable new private developments.
In addition, first timers may be eligible for a CPF housing grant of up to SGD$30K to offset against the cost of their unit.
And buyers with outstanding mortgages may still be able to get the maximum 75% housing loan, subject to income eligibility. Those with a current home already need not pay the ABSD either.
However computations for loans are based on a 30% MSR (Mortgage Servicing Ratio). This is just slightly over half the TDSR (Total Debt Servicing Ratio) used for private home loans.
As such it is good for financial prudence. But it does make it hard for many buyers to get the maximum loan, especially for big units. (The irony here is that, for private property, one could get almost twice as much loan on the same income.)
However this loan restriction does not apply to resale executive condos. Resale ECs, just like any private condo, enjoy the higher TDSR limit of 55%. This means that if you sell your executive condo after the MOP (Minimum Occupation Period), your buyers are eligible for a higher loan vs income. There is also no income cap on them, and so they can afford to pay a higher quantum.
Interestingly though, for previous EC launches, the MSR did not seem to have hampered sales much. Even big units with quantums that should have bust the loan ceiling under the MSR, have sold briskly. Perhaps to second-timers flush with cash from selling their first homes. Or those with funding from their families.
The main pull appears to be the fact that such big units would have cost a great deal more if it were a private condo. Which it will be, in five year’s time.
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Value
Despite its lower PSF pricing, the CopenGrand EC will be similar to private condos in terms of its fittings and finishes. And it will come with as complete a range of facilities.
However ECs usually don’t offer one bedroom units, and seldom even two bedders. They are designed & targeted for families, as they must be owner-occupied in the first five years.
As such, their layouts tend to be more family-friendly with bigger kitchens, and more spacious living areas and bedrooms. These should appeal to buyers looking for more space, whether as first time owners, or in the resale market in future.
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Capital Appreciation
Given their lower PSF entry prices, ECs have historically enjoyed a higher ROI (Return on Investment). This is because resale EC prices, over time, move closer to those of its private counterparts.
There would usually be one price jump just past the MOP, when you can sell to Singapore citizens and PRs. Another jump is typically after the 10th year, when you can sell without restriction, including to foreign buyers.
It is hardly surprising then, that executive condos, bought new, have achieved among the highest capital gains out of all the property asset classes.
Moreover should you choose to hold on to it, and buy a 2nd property, you can do so without needing to pay the ABSD. Unlike for HDB flat owners, you can “de-couple” your EC holding to buy another property after the MOP, without incurring the ABSD.
The 15 to 20% lower price you pay for an executive condo, can also act as a built-in buffer against any potential price drop. This makes ECs among the safest investment bets.
See this video for what Tengah Town residents can get:
Project FactSheet
| Name | Copen Grand |
| Developer | Taurus Properties SG Pte Ltd JV between CDL Constellation Pte Ltd (a wholly owned subsidiary of City Developments Limited) and MCL Land (Edge) Pte Ltd |
| Status | Executive Condominium (Main applicant must be Singapore citizen) |
| Address | 51 Tengah Garden Walk Singapore 699909 53 Tengah Garden Walk Singapore 699910 55 Tengah Garden Walk Singapore 699911 57 Tengah Garden Walk Singapore 699912 59 Tengah Garden Walk Singapore 699913 61 Tengah Garden Walk Singapore 699891 63 Tengah Garden Walk Singapore 699892 65 Tengah Garden Walk Singapore 699893 67 Tengah Garden Walk Singapore 699894 69 Tengah Garden Walk Singapore 699895 71 Tengah Garden Walk Singapore 699886 73 Tengah Garden Walk Singapore 699887 |
| District | 24 |
| Site Area | 22,020.8 m² (237,032 sq ft) |
| Total GFA | 61,658.24 m² (663,689 sq ft) |
| Plot Ratio | 2.8 |
| Tenure | 99 years leasehold from 31 Aug 2021 |
| Expected TOP Date | 31 December 2027 |
| No. of Blocks | 12 |
| No. of Storeys | 14 |
| No. of Units | 639 |
| Car Park Spaces | 516 (505 + 6 with electric vehicle charging station + 5 accessible) 108 bicycle spaces |
| Architect | ADDP Architects LLP |
| Landscape Consultant | Tinderbox Pte Ltd |
| Project ID | Index Design Pte Ltd |
| Builder | Woh Hup (Private) Limited |
Copen Grand EC Showflat · Viewing
LAUNCH TIMELINE
Showflat Viewing Slots: 7 to 17 October 2022
E-Application Period: 7 to 17 October 2022
Price List Release: 19 October 2022
Manual Balloting: 20 October 2022
Booking / Sales Day: 22 October 2022
Booking of viewing slots for the Copen Grand showflat will be by advance appointment.
Please drop us a note in the Contact Form below if you wish to register for a viewing, or be kept updated, or to clarify requirements for an e-application, or understand the booking process.
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E-Application & Booking of Units
Buyers need to submit an e-application in advance, if they wish to take part in the balloting and booking of units. This e-Application is only valid when done at the systems at the Copen Grand EC showflat, not online.
Only those who qualify will be allowed to book a unit. To check eligibility, and what the possible payment structures and grants are, please refer to the following guides. (Opens in new window.)
- Executive Condominium Buying Guide
- Executive Condominium Eligibility Rules
- Payment Structure for Executive Condominiums
Piccadilly Grand by CDL & MCL . Developer for Copen Grand EC Showflat
Copen Grand Floor Plans
Below are example CopenGrand EC floor plans, including of the two sales gallery units.
Please let us know via the Contact Form if you would like us to email or whatsapp you the full set of floor plans.
EXAMPLE FLOOR PLANS
Copen Grand EC Floor Plan . 2 Bedroom + Study Type A1
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Copen Grand Floor Plan . 3 Bedroom Deluxe Type B1
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Copen Grand Showflat Floor Plans . 3 Bedroom Premium Type B6
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Copen Grand EC Floor Plans . 4 Bedroom Deluxe Type C1
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Copen Grand Showflat Floor Plan . 4 Bedroom Premium Type C3b
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Copen Grand Floor Plans . 5 Bedroom Premium Type D1
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Schematic Chart of Stacks & Unit Types
Piccadilly Grand by CDL & MCL . Developer for Copen Grand EC Floor Plans
Copen Grand Site Plan
Copen Grand Site Plan Layout with Legend . Click to Enlarge . Source URA
The blocks in this development are all aligned in an almost directly north-south orientation. This is the most favoured, as it both minimises the west afternoon sun, and maximises seasonal wind flows.
The main vehicular entrance is via Tengah Garden Walk. However a side gate opens to Tengah Drive too, which is the nearest side to Tengah MRT station.
The site is a triangular shaped land parcel spanning 237,032 square feet of ground. It sits in the Garden District of Tengah, one of its five districts, in between the Plantation and Park districts.
Copen Grand Site Location Plan . Source URA
Copen Grand is bounded by Tengah Drive on its north border, and Tengah Garden Walk on its south-east boundary. The third side, on its south-west, is flanked by a park corridor above which runs the MRT track.
So there will be quite a distance between the residential blocks here, and neighbouring blocks, as none of them are on immediately adjoining land.
Copen Grand Condo . Blocks Facing Pool
Copen Grand Prices · Unit Types
UNIT TYPES . SIZES
| Unit Description | Type | No. of Units |
Strata Area (sq m) |
Strata Area (sq ft) |
| 2 Bedroom + Study | A1 | 11 | 75 | 807 |
| 3 Bedroom Deluxe | B1,B2,B3,B4 | 218 | 87 – 90 | 936 – 969 |
| 3 Bedroom Premium | B5,B6,B7 | 205 | 93 – 94 | 1,001 – 1,012 |
| 4 Bedroom Deluxe | C1,C2 | 51 | 110 | 1,184 |
| 4 Bedroom Premium | C3a,C3b | 98 | 117 – 119 | 1,259 – 1,282 |
| 5 Bedroom Premium | D1,D2 | 56 | 141 – 145 | 1,518 – 1,561 |
| Total Number of Units | 639 | |||
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
COPEN GRAND PRICE RANGES
The starting indicative CopenGrand EC prices for the Preview Launch are listed below.
Please let us know via the Contact Form if you wish to be kept posted on specific prices when available.
| Unit Description | Type | Indicative Preview Pricing |
Share Value |
Estd Monthly Maintenance |
| 2 Bedroom + Study | A1 | From $1.08M Up | 6 | $324 + GST |
| 3 Bedroom Deluxe | B1,B2,B3,B4 | From $1.18M Up | ||
| 3 Bedroom Premium | B5,B6,B7 | From $1.28M Up | ||
| 4 Bedroom Deluxe | C1,C2 | From $1.48M Up | 7 | $378 + GST |
| 4 Bedroom Premium | C3a,C3b | From $1.58M Up | ||
| 5 Bedroom Premium | D1,D2 | From $1.88M Up |
COPEN GRAND PRICE BACKGROUND
HDB awarded this first executive condominium (EC) site in Tengah “forest town” to Taurus Properties SG Pte Ltd on 3 June 2021. Taurus Properties is a joint venture of City Developments Ltd and MCL Land.
It had topped the bidding for the site at SGD$400,318,000. The land tender, which was launched in November 2020, was quite competitive, drawing seven bids.
The tender price works out to $603 PSF PPR (per square foot per plot ratio) for the land alone. This is a record land rate for an EC site. It smashes the previous highest rate of $583 PSF for the Piermont Grand EC site in Punggol, that was awarded in March 2018.
(Side note: Since then, the Tampines EC site at Tampines Street 62 fetched an even higher price at $659 PSF. That’s over $50 PSF more, for a less convenient location. Probably due to a rapidly dwindling land bank among developers, as all the other ECs have sold out except for North Gaia in Yishun.)
Perhaps however, this Tengah EC land rate is hardly surprising, given its plum location. Almost certainly a better location than for Piermont Grand. It is likely the closest to an MRT station and town centre, after Esparina’s launch 12 years ago. And we all know how Esparina has trumped the other recent EC’s in value gain.
According to industry sources at the time of the land sale, the possible selling price for Copen Grand could hover around $1,190 to $1,250 PSF. In today’s market however, it could go higher than that, considering the recent increases in construction and financing costs. That could take its breakeven to as high as $1,150 to $1,200 PSF, and its selling price to above $1,250 PSF.
About the Developer
The Copen Grand executive condo is being developed by Taurus Properties SG Pte Ltd, the fully-owned subsidiary of a collaboration between City Developments and MCL Land.
Both are among the most highly regarded and established local developers in Singapore. They are currently also in partnership to develop Piccadilly Grand + Piccadilly Galleria, an integrated development at Farrer Park MRT station.
Piccadilly Grand Towers and Piccadilly Galleria
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About City Developments Limited (“CDL” or the “Group”)
City Developments probably needs no introduction. It was set up in 1963, and has built a great many of the developments that dot the Singapore skyline, since then. The Group is listed on the SGX, and is one of Singapore’s biggest companies by market capitalisation.
Today CDL is a leading hotel and property player globally, with work that spans 103 locations in 29 countries. Its manages a geographically-diversified portfolio of more than 18 million square feet of lettable space in integrated developments, serviced apartments, homes, offices, hotels, and shopping malls.
Worldwide, the Group runs a network of over 300 subsidiaries and associated companies. Seven of these are listed on the stock exchanges of Hong Kong, London, the Philippines, and New Zealand.
CDL’s core businesses centre on real estate development & investment, facilities management, hospitality solutions, and hotel ownership and management.
Track Record for CDL . Developer for the Copen Grand EC
In the course of its 59 years in property development it has built a remarkable number of homes, over 43,000 of them at last count across different market segments.
Some of these are in projects like Boulevard 88, Nouvel 18, Cliveden at Grange, Gramercy Park, New Futura @ Leonie Hill, St. Regis Residences, The Sail @ Marina Bay, The Oceanfront @ Sentosa Cove, One Shenton, Tribeca, Amber Park, Goldenhill Park, Golden Hill Villas, and Coco Palms.
The Group has also undertaken mixed developments. Such as Sengkang Grand Residences, South Beach Residences at Beach Road, and most recently, Piccadilly Grand.
South Beach Residences by CDL . A Mixed Development
CDL is currently also developing Canninghill Piers, a lovely integrated development, jointly with Capitaland.
Canninghill Piers by CDL . Developer for this Tengah EC
It has a fair amount of executive condo development experience as well, having launched and sold out the Lush Acres, Blossom Residences, The Rainforest, The Criterion, The Brownstone, and the recent Piermont Grand.
For further details on City Developments, see www.cdl.com.sg (opens in new window).
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About MCL Land Limited (“MCL Land” or the “Group”)
MCL Land is another very reputable local property player. It has almost as long a track record, having built homes in Singapore and Malaysia for over 50 years too.
In partnership with CDL, their joint track records are reassuring. Buyers of their products, whether new, or on the resale market, would tend to associate them with well-designed quality work.
Some of MCL’s projects include The Fernhill, The Grange, Parvis @ Holland Village, Palms@Sixth Avenue, J Gateway and Lake Grande at Jurong, Peak @ Balmeg, Uber388, Terrasse, and Este Villa. More recent launches are Margaret Ville and Parc Esta, both sold out.
Uber 388 by MCL Land . Joint Developer for this Tengah EC
MCL’s latest launches include the recently launched Piccadilly Grand (in collaboration with CDL), and the freehold Leedon Green at the corner of Holland Road and Farrer Road. Leedon Green was 54% sold as at January 2022.
For more details on MCL Land, see https://www.mclland.com.sg
Copen Grand EC Location · Features Summary
Copen Grand Location Map . District and Amenities . Click to Enlarge
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Location. Copen Grand is situated at the corner of Tengah Drive and Tengah Garden Walk, within the Garden District of Tengah Estate. Its location is on the boundary with Park District, and so is quite central within the estate.
The estate is being built on previously mainly forested land, in between Choa Chu Kang and Jurong. It therefore has the luxury of being planned from the ground up on a fresh slate, with a complete suite of amenities. It is also the first estate planned with smart technologies town-wide from the onset.
Tengah is slated to add 42,000 new homes to the Western Region of Singapore, sitting alongside Jurong Lake District.
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Shopping, F&B, Supermarkets, Banks, Childcare. The Copen Grand location is pretty central in Tengah estate, and in fact within 5 to 10 minutes walk of the town centre. Called the Market Place, the town centre for Tengah is sited in the Park District.
As with all the new town centres, we can expect all the usual commercial and retail, and community structures here. This will possibly include the main mall of the estate that will provide lifestyle services and shops, supermarket, banking, clinics, food court, cafes, fast foods, and restaurants.
In addition there is a large site zoned for health and medical care just south-west of the CopenGrand EC location, within 5 minutes walk.
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MRT Station. This is possibly one of the strongest selling points of the Copen Grand EC location. There are actually three MRT stations within walking distance of the site – Tengah, Hong Kah, and Plantation (temporary working names).
All three stations are on the Jurong Region Line that is currently under construction. However the nearest station to CopenGrand EC is probably Tengah station at the town centre itself, within 5 minutes walk.
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Schools & Educational Institutions. There are no less than five land parcels reserved for schools within 1 KM of this Tengah EC location. Of these, two are located less than 3 minutes walk away.
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Leisure Amenities & Parks. This is another strong point. The designs of the five housing districts in Tengah will focus on community-centric spaces and green sustainable features. Tengah plans to offer residents living and recreational options that revolve around nature and community.
Its theme as a township will be one of being “At Home with Nature”, where residents can come together to live, work, learn, and play. Hence it is not surprising that the plan for the estate shows lots of parks weaving their way around and in between precincts. In fact there is one right beside the Copen Grand location.
As well as waterbodies and community farms interspersed around the estate. And the forest corridor running almost the length of the estate joins to the island-wide parks and nature reserves network.
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Accessibility. Tengah town sits at the intersection of two expressways – the KJE (Kranji Expressway) and the PIE (Pan-Island Expressway). Hence from anywhere in the estate, it is pretty easy and fast to get onto these and the expressway network.
The estate is also just across the PIE from Jurong and its Lake District and Innovation District. Jurong is being touted as the 2nd CBD, so we can expect many Tengah residents to possibly work here as well.
CONTACT FORM
