My humble opinion,
The govt has all eyes on Tengah right now.
I've been living in cck for all my life.
Numerous efforts have been made to increase the prices of CCK flats.
At CCK, with a MRT, Lot 1 shoppers Mall, Int, Community Centre & Upcoming JRL line,
5 room units less than 500m away are just 500k plus.
Rental for 5 rooms are 2.1k for a nicely renovated unit.
1) If you realise, Tengah is surrounded by CCK, BB, Jurong,
CCK, BB, Jurong west have transacted the lowest 4 & 5 room flat in the resale market.
Due to Tengah's location, its prices will tend to be on the lower side.
Hence, the way I see it the prices for this very first BTO is set high to give it its "premium estate" aura so that prices do not continue to decline in the future.
2) Once the JRL line is up, it does not necessarily mean its convenient. Think about getting to the east, or even central. I have personally experienced the struggle for 27 years and its crazy. With the JRL line, it doesn't change a thing. The JRL is concentrated within the west. Unlike the other line which cuts across SG, JRL is pretty concentrated.
3) Yes Duxton is a HDB, but it is a DBSS project. I don't think we can compare the prices of any upcoming BTO to those. Most of the DBSS flats have good resale price : The peak at TPY, Bendemeer Light, etc. Due to the layout of the house and security benefits.
4) Look at Punggol, their resale prices have not picked till now. WHY? Not necessarily cause its in the outskirts. But cause there are still upcoming projects. As a buyer, would you buy a older (resale) unit or a brand new BTO. Anyone would go for a BTO unless they are in a hurry. This decrease the demand which in turn decreases the prices. Tengah's plans are for the next 20 years. Always do remember HDB saves the best plot for the last. When better plots are available, do you think a buyer will buy your flat at a high price?? By the time the demands steadily starts to increase, your flat being pioneer will be much older than surrounding flats and that's a turn off for buyers. New units built towards the Market place will be in demand compared to the Pioneer batch.
I was intending to use my last ballot chance on Tengah since I live within 4km of this project. Solely cause I saw in as an investment. I was expecting the price to be much lower, close to SRX predictions. However, with MND price, its nothing close to an investment for me. If you love the nature, it might be a good place for you to stay, but don't get this project in the hopes of an investment. Not the kind of project to flip.
PS for my Typos. I couldn't care less to check my post. As long as it benefits someone in a confused state or someone that has a misconception about this project I'm happy.