District 24 · Tengah · OCR
Copen Grand
Tengah Garden Walk · Executive Condominium · 99 yrs lease commencing from 2021
Current PSF
$1,608
-6.6% vs district median
Gross yield
2.9%
median rent $6,000/mo
3-year gain
5.7%
Transactions · 5y
638
3 in last 12 months
Nearest MRT
Chinese Garden Mrt Station · 2,198.975m
EWL
Future MRT
Tengah Mrt Station
JRL · 2028
Vs local HDB
-
Area income
-
residential zone
En-bloc potential24 / 100
5 years old · composite of plot use, age, tenure, value gap & size
Lease decay94 years left
worth 95.4%of freehold today (Bala’s Table) · loses ~2.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Pioneer Primary School 868m · Phase 2C 0.6× · Pioneer Primary School (U/C) 868m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Jurongville Secondary School · 1.2km
Food
Bukit Batok West Hawker Centre · 1.5km
Health
National Healthcare Group Polyclinics (Tengah Polyclinic) (polyclinic) · 913m
Who lives in Tengah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
10
Children 0–9
0
tomorrow's P1 queues
Homes
0% HDB
0% condo · 0% landed
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
638 / 639
100% taken up · 26 '03
Median price
$0k
$0k–$0k band
Unit sizes sold
1012 sqft
807–1722 sqft range
Still available
1
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
807–960
131
960–1113
147
1113–1266
93
1266–1419
42
1419–1572
57
1572–1722
4
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $1,333 psf (446 sales). At today’s $1,608 psf, they are up 21% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,660 psf - 3% above units on floors 1–5 ($1,619 psf).
Price trend average PSF by year
2022
$1,333
2023
$1,432
+7.4%
2024
$1,557
+8.7%
2025
$1,656
+6.4%
2026
$1,514
-8.6%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $2,200,000 | 1,453 | $1,514 | 11-15 |
| Nov 2025 | $2,185,000 | 1,292 | $1,692 | 06-10 |
| Sept 2025 | $1,516,000 | 936 | $1,619 | 01-05 |
| Apr 2025 | $2,200,000 | 1,292 | $1,703 | 11-15 |
| Apr 2025 | $1,580,000 | 936 | $1,687 | 11-15 |
| Feb 2025 | $1,650,000 | 1,012 | $1,631 | 01-05 |
| Jan 2025 | $1,898,000 | 1,184 | $1,603 | 01-05 |
| Nov 2024 | $2,372,000 | 1,453 | $1,632 | 11-15 |
| Jun 2024 | $1,988,000 | 1,292 | $1,539 | 06-10 |
| Apr 2024 | $1,404,000 | 936 | $1,499 | 06-10 |
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