Copen Grand: Tonight’s Oscar‑Winning Sales Show
Hello, landlord‑lovin’ legends!
If you’ve ever wondered what it feels like to turn a real‑estate launch into a Black‑Friday flash‑sale, Copen Grand in Tengah Town just nailed it.
Opening Day Extravaganza
- October 7th – The sales gallery hit the ground running. Thousands of eager buyers swooned over the open‑concept spaces.
- October 22nd (Launch Day) – We’re talking 20,700 visitors who crowdsourced their dreams at the showroom.
From Browsers to Buyers
- 2,300 e‑applications were submitted straight from the couch. That’s a 44% increase over the last launch cycle.
- By the night’s end, a jaw‑dropping 465 units were snapped up— a raw 73% sell‑through. That’s the kind of headline you want on your LinkedIn.
Heat‑Up in the Loan Limelight
Even with the government’s “cool‑down” checks in place—where EC buyers must now meet higher stress‑test interest thresholds—people are still lining up. For a moment, it felt like trying to buy a concert ticket and then finding out you can’t pay with a credit card. but the shoppers were still on the hook, eager to lock down their future.
Why It’s Worth Your Attention
When you hear “first executive condominium in Tengah Town,” it’s easy to keep your eyebrows on the side. But Copen Grand proved that quality amenities and great location trump paperwork. If you’re chasing that dream of owning a slice of Tengah, this is the place to start.
Keep an eye on the numbers—those can give you a great sense of the market’s pulse. And remember: every architecture piece is more than bricks; it’s an invitation to a lifestyle.
<img alt="" data-caption="Dining area at one of the Copen Grand showflats.
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Delving Into the New Launch: What EC Buyers Need to Know
Financial Hurdles You Can’t Skip
- Mortgage Servicing Ratio (MSR): Your loan payments must not consume more than ~40% of your monthly income. Ironically, that’s the exact line many buyers ignore.
- Total Debt Servicing Ratio (TDSR): All of your debts combined have to sit below 50% of your take‑home pay. It’s a sticky balance that can trip you up.
- 5‑Year MOP (Minimum Outstanding Payback): The loan’s gotta stick around for at least five years before you get to refinance. No early exit plans, unfortunately.
- Other Eligibility Conditions: Age limits, residency status, and one or two more quirks set by the bank are the final icing on the cake.
Unit Mix & Penthouses
From the total 639 units, the developers have set aside 56 5‑bedroom Premium apartments. And if that’s not enough, four of those gems are full‑blown Penthouses that will definitely make your friends ask, “Where did you get that?”
Pricing Snapshot (per square foot & total)
- Per‑sq‑ft Range: Roughly $1,189 – $1,338.
- 5‑Bedroom Premium Apartment Cost: Starts at around $1.88 million – and climbs up from there.
Bottom line: a fancier home is one thing, but remember to crunch the math, sort out the eligibility, and bring a calculator to your next coffee‑date with the developer.
Record-breaking 5-bedroom penthouse unit at Copen Grand
Who Bought a Block 53 Penthouse? The Weekend Launch Dream
On the weekend of Oct 22, a slick 5‑bedroom, 1,679‑sq‑ft penthouse at Block 53—Type D1‑PH—ran off the market for a brisk $2.173 million. That’s a tidy $1,294 per square foot, which is pretty snazzy in today’s skyline.
Key Features That Make This Space Pop
- 1,679 sq ft of high‑rise sophistication
- Five bedrooms that could host a mini‑family reunion
- Living & dining area with a 15‑m² (161 ft²) strata void—perfect for a rooftop zen garden or a DJ stage
- 4.5‑m floor‑to‑ceiling height that lets you stretch out without feeling boxed in
Price Breakdown
With the unit selling at $2.173 million, each square foot carried a price tag of roughly $1,292. In a city where rates can shift faster than a coffee order, that’s a solid value for the premium space and the dreamy void component.
Why Invest in This Penthouse?
- Prime Block 53 location: city lights, skyline views, and a balcony that feels like your private balcony.
- Versatility: the void space invites creative uses, from an indoor garden to a secret rooftop lounge.
- Light‑filled rooms and lofty ceilings that make every morning feel like a fresh start.
If your dreams of owning a standout penthouse include high ceilings, a breezy void area, and a market price that makes sense, this one’s ready to be yours.
Breaking the Record: New Launch Speaks Volumes
What’s the Buzz?
Spotlight’s on a fresh launch in District 24 that’s tearing up the old charts—yes, we’re talking psf prices that are in the upper echelon of what’s normally expected.
Why This One’s Different
- Record‑setting price for a brand‑new launch that hasn’t yet been fully built out.
- Located in the Tengah, Kranji, and Lim Chu Kang area—so it’s already snagging territory in that neighborhood.
- Could very well become the current record holder for both the immediate locale and the broader District 24.
What It Means for Buyers
For anyone on the hunt: this isn’t just a headline; it’s a signal that the market’s hungry and the developers are pulling out all stops. When you see a price so high for a brand‑new, incomplete project, you know something big is in the works—think of it as the real‑estate equivalent of a blockbuster movie premiere.
<img alt="" data-caption="The $2.173m penthouse is either unit 07 or 08 at Block 53.
PHOTO: 99.co” data-entity-type=”file” data-entity-uuid=”4de38065-72a7-4ada-b1f9-a22f1b353e6b” src=”/sites/default/files/inline-images/plannn.jpg”/>
Top New Launch EC Sales
When you first glance at the market, you might think all the hottest launches are popping up in the city center. But guess what? Most of them are actually out on the edges – that’s the Outside of Central Region (OCR). The only exception is the Bishan Loft, which proudly struts in the Rest of the Central Region (RCR). Let’s dive into the numbers that are making these projects the talk of the town.
- October 2022 – Copen Grand
- Address: 53 Tengah Garden Walk
- Unit Size: 1,679 sqft
- Price: $2.173 million
- Price per sqft: $1,294
- Bedrooms: 5
- Project Size: 639 units
- Top District Rank: 24
- April 2022 – North Gaia (multiple entries)
- Address: 33 Yishun Close
- Unit Size: ~1,593 sqft
- Price: $2.123–$2.107 million depending on the exact sale
- Price per sqft: $1,332–$1,303 ≈ $1,320 average
- Bedrooms: 5
- Project Size: 616 units
- Top District Rank: 27
- September 2021 – Ola (several entries)
- Address: 86 Anchorvale Crescent
- Unit Size: 1,722–1,723 sqft
- Price: $2.078–$2.055 million
- Price per sqft: $1,204–$1,192 ≈ $1,200 average
- Bedrooms: 5
- Project Size: 548 units
- Top District Rank: 19
- Other notable entries
- Others have sold at around $1.3–$1.4 M and still held strong positions in their districts.
Why the OCR Advantage?
Since most projects are tucked away from the city core, buyers are getting great value for money in areas that are still fresh and emerging. Plus, the demand for these builds is often higher than what the top-tier districts can muster.
Top Resale EC Sales (After 5‑Year MOP)
Once the 5‑year Managed Owner Programme (MOP) ticks away, the resale market kicks into high gear. Here are the best performers that found their way back into the trade with a bang.
- October 2021 – @Tampines
- Address: 65 Tampines Central 7
- Unit Size: 3,864 sqft
- Price: $3.288 million
- Price per sqft: $850.93
- Bedrooms: 5
- Project Size: 514 units
- Top District Rank: 18
- December 2021 – The Quintet (Privatised)
- Address: 36 Choa Chu Kang St 64
- Unit Size: 3,489 sqft
- Price: $2.55 million
- Price per sqft: $730.87
- Bedrooms: 4
- Project Size: 459 units
- Top District Rank: 23
- November 2021 – Heron Bay
- Address: 63 Upper Serangoon View
- Unit Size: 2,841 sqft
- Price: $2.358 million
- Price per sqft: $829.99
- Bedrooms: 5
- Project Size: 394 units
- Top District Rank: 19
- January 2022 – The Tampines Trilliant
- Address: 21 Tampines Central 7
- Unit Size: 2,466 sqft
- Price: $2.35 million
- Price per sqft: $952.96
- Bedrooms: 4
- Project Size: 670 units
- Top District Rank: 18
- December 2021 – 1 Canberra
- Address: 3 Canberra Drive
- Unit Size: 2,711 sqft
- Price: $2.34 million
- Price per sqft: $863.15
- Bedrooms: 5
- Project Size: 665 units
- Top District Rank: 27
- July 2022 – Nuovo (Privatised)
- Address: 21 Ang Mo Kio Ave 9
- Unit Size: 2,593 sqft
- Price: $2.3 million
- Price per sqft: $887
- Bedrooms: 3
- Project Size: 297 units
- Top District Rank: 20
- November 2021 – @Tampines (second entry)
- Address: 65 Tampines Central 7
- Unit Size: 2,788 sqft
- Price: $2.3 million
- Price per sqft: $824.96
- Bedrooms: 4
- Project Size: 514 units
- Top District Rank: 18
- September 2021 – @Tampines (third entry)
- Address: 65 Tampines Central 7
- Unit Size: 2,788 sqft
- Price: $2.3 million
- Price per sqft: $824.96
- Bedrooms: 4
- Project Size: 514 units
- Top District Rank: 18
- February 2021 – Bishan Loft (Privatised)
- Address: 35 Bishan St 11
- Unit Size: 1,991 sqft
- Price: $2.3 million
- Price per sqft: $1,155.20
- Bedrooms: 4
- Project Size: 384 units
- Top District Rank: 20 (RCR)
What’s the Bottom Line?
Whether you’re a first‑time buyer eyeing the new launches, or a seasoned investor hunting past‑MOP gems, the data shows that you can snag solid deals across the region. The OCR is proving to be a treasure trove, while the RCR remains competitive with standout projects like Bishan Loft. Good luck, future homeowner – may your next BRRR (Buy, Renovate, Rent, Re‑Sell) journey be as thrilling as the numbers.
Nearly all ECs resold in the past 15 years made a profit averaging $300k
ECs: The Surprise Hit Among New‑Home Aficionados
Eligibility rules may be a hard sell, but first‑timers and HDB upgraders swear by ECs – and the numbers back it up.
Profitability on a Resale Scale
- Almost every EC sold on the resale market (2007‑Aug 2024) raked in an average gross profit of $295,904.
- 99.9% of those sales happened within ten years of the original purchase.
Case Study: CityLife@Tampines
- A $3.29 million resale at CityLife@Tampines shaved a profit of $1.38 million.
- Original purchase: $1.91 million in 2013.
- Owner held onto the unit for 8.6 years.
First Launch Record
- When CityLife@Tampines debuted in December 2012, the 4,350‑sqft penthouse sold for $2.05 million – the top price for a brand‑new EC launch at that time.
Legal Nuances in a Hybrid Game
- After the 5‑year MOP, ECs can only be tapped by Singaporeans and Permanent Residents.
- Foreign buyers can only snag them once the building becomes privatized after 10 years.
Next Big Thing
- Keep an eye on Tenet at Tampines, slated to launch in November 2022.
Source: 99.co
