Copen Grand

The ground under it was tendered in 2021. Both ends of that are public; nobody puts them together.

The land under Copen Grand

HDB put this parcel out to tender and names Copen Grand as what was built on it. Everything below is from that tender: the dates, the winning price, and the number of bids received.

  1. Tender launched26 Nov 2020
  2. Tender closed25 May 20217 bids received
  3. Awarded3 Jun 2021Taurus Properties SG Pte. Ltd.
  4. Winning tenderS$400,318,000S$6,492 per sq m of gross floor area · S$603 per sq ft
Parcel
Tengah E1 Tengah Garden Walk
Site area
22,021 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
61,659 sq m
Sold as
EC

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 3 Jun 2021 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Copen Grand”. This parcel, from tender to today · Every land sale

What has been filed there since

2021 · the groundS$400,318,000S$603 per sq ft of gross floor area
Today · the homes on it$1,340median of 638 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

90–100 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2022$1,344 (190)—
2023$1,436 (7)+6.8%
2025$1,631 (1)+13.6%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it