Copen Grand EC

[fishie_09]

900+ , basically no chance as a 2nd timer tomorrow. sad

U are still way better than me. Mine was 12xx.

 

[HappySong]

I’m not a property agent but those expressway facing units will likely be slightly cheaper than Copen Grand. Those not expressway facing will be more expensive.

Likely 12xx psf for expressway facing & 14xx psf for non expressway facing.
Average psf likely around 1400psf.

12xx for those facing expressway? I don’t think so. The breakeven land price difference between Tenet and Copen Grand is almost $60 psf, plus expressway facing also means slightly better privacy as its further away from the opposite block, so there will still be a demand for it.

My guess is its starting from low to mid 1300xx, and close to 1500 psf for better units. Resale ECs in Tampines are already above $1200 psf so don’t expect anything even close to that in Tenet

 

[CaptainSGP]

12xx for those facing expressway? I don’t think so. The breakeven land price difference between Tenet and Copen Grand is almost $60 psf, plus expressway facing also means slightly better privacy as its further away from the opposite block, so there will still be a demand for it.

My guess is its starting from low to mid 1300xx, and close to 1500 psf for better units. Resale ECs in Tampines are already above $1200 psf so don’t expect anything even close to that in Tenet

Let’s wait and see , prices I shared above are for NPS, not DPS & for 3b. Due to the 5 year MOP, new ECs will need to be for own-stay. A discount is needed for expressway facing.

There are loads of restrictions e.g. Income, private property ownership, 30% MSR etc for new ECs so prices typically won’t go past 14xx psf (maybe except for a minority).

I do think there will be 12xx psf units for the expressway facing units. The marketing slogan will be from 12xxpsf.

Steel & concrete prices have fallen a lot in the past year so construction cost is cheaper. Financing cost is typically already locked in at land acquisition at fixed rates or floating rates with hedging.

 

[HappySong]

Let’s wait and see , prices I shared above are for NPS, not DPS & for 3b. Due to the 5 year MOP, new ECs will need to be for own-stay. A discount is needed for expressway facing.

There are loads of restrictions e.g. Income, private property ownership, 30% MSR etc for new ECs so prices typically won’t go past 14xx psf (maybe except for a minority).

I do think there will be 12xx psf units for the expressway facing units. The marketing slogan will be from 12xxpsf.

Steel & concrete prices have fallen a lot in the past year so construction cost is cheaper. Financing cost is typically already locked in at land acquisition at fixed rates or floating rates with hedging

Let’s wait and see , prices I shared above are for NPS, not DPS & for 3b. Due to the 5 year MOP, new ECs will need to be for own-stay. A discount is needed for expressway facing.

There are loads of restrictions e.g. Income, private property ownership, 30% MSR etc for new ECs so prices typically won’t go past 14xx psf (maybe except for a minority).

I do think there will be 12xx psf units for the expressway facing units. The marketing slogan will be from 12xxpsf.

Steel & concrete prices have fallen a lot in the past year so construction cost is cheaper. Financing cost is typically already locked in at land acquisition at fixed rates or floating rates with hedging.

I am talking about NPS too. Copen is already selling at min $1250 psf (correct me if I’m wrong coz I didn’t really look through every single unit price), and its at Tengah.

Tenet is at Tampines, mature estate and land price almost $60psf higher. Even if there are $12xx units, its probably gg to be from high $12xx and close to $1300 psf. However I agree expressway units are gg to be one of the cheapest stacks, but don’t expect it to be cheaper than Copen at $1250 psf.

MSR and all other EC restrictions will
price out a lot of the typical folks who are at 16k income, but there are lots of people who are cash rich and can afford a higher psf and downpayment.

I may have been too much in declaring 1,500 psf in my earlier post , but I don’t think its gg to be hard to break $1400 psf in Tenet, maybe the penthouse or top few floors at least.

 

[CaptainSGP]

I am talking about NPS too. Copen is already selling at min $1250 psf (correct me if I’m wrong coz I didn’t really look through every single unit price), and its at Tengah.

Tenet is at Tampines, mature estate and land price almost $60psf higher. Even if there are $12xx units, its probably gg to be from high $12xx and close to $1300 psf. However I agree expressway units are gg to be one of the cheapest stacks, but don’t expect it to be cheaper than Copen at $1250 psf.

MSR and all other EC restrictions will
price out a lot of the typical folks who are at 16k income, but there are lots of people who are cash rich and can afford a higher psf and downpayment.

I may have been too much in declaring 1,500 psf in my earlier post , but I don’t think its gg to be hard to break $1400 psf in Tenet, maybe the penthouse or top few floors at least.

Then we are aligned at average 1400psf for Tenet

What i think will likely happen is that the developer will put most of the 2b to be expressway facing, and a few 3b compact stacks to be expressway facing. Since most of the 2b buyers are quantum constrained and also less likely to be picky about expressway noise.

For EC in general, imo ideally the min size to buy is a 3b compact because of the 5Y MOP, and buyers may need more space in the future. Also 3b in OCR is easier to sell compared to 2b as most resale EC buyers tend to be families rather than Dual Income no Kids or single.

 

[delfina]

Then we are aligned at average 1400psf for Tenet

What i think will likely happen is that the developer will put most of the 2b to be expressway facing, and a few 3b compact stacks to be expressway facing. Since most of the 2b buyers are quantum constrained and also less likely to be picky about expressway noise.

For EC in general, imo ideally the min size to buy is a 3b compact because of the 5Y MOP, and buyers may need more space in the future. Also 3b in OCR is easier to sell compared to 2b as most resale EC buyers tend to be families rather than Dual Income no Kids or single.

Expressway is good, because unblocked view

 

[CaptainSGP]

Expressway is good, because unblocked view

Sadly there is no unblocked view for expressway facing units at Tenet EC. It faces Elias Green Condo & Palette. Only have noise echo from expressway

The best recent example of expressway with unblocked view is Normanton Park. It is sold at a c.100psf discount compared to non expressway units despite having a 100m setback & unblocked views !

 

[delfina]

Sadly there is no unblocked view for expressway facing units at Tenet EC. It faces Elias Green Condo & Palette. Only have noise echo from expressway

The best recent example of expressway with unblocked view is Normanton Park. It is sold at a c.100psf discount compared to non expressway units despite having a 100m setback & unblocked views !

Either way, tampines more prime area with higher upside

 

[HappySong]

Then we are aligned at average 1400psf for Tenet

What i think will likely happen is that the developer will put most of the 2b to be expressway facing, and a few 3b compact stacks to be expressway facing. Since most of the 2b buyers are quantum constrained and also less likely to be picky about expressway noise.

For EC in general, imo ideally the min size to buy is a 3b compact because of the 5Y MOP, and buyers may need more space in the future. Also 3b in OCR is easier to sell compared to 2b as most resale EC buyers tend to be families rather than Dual Income no Kids or single.

Yes. I feel there will be small 3 bedroom compact units with high psf to keep it affordable. Copen’s 3 bedroom deluxe units are at 936 sq ft, perhaps we will see 800+ sq ft 3 bedders in Tenet.

It will be interesting to see their showflats if its 800+ sq ft units - they may need mirrors in their ceiling to make it look more spacious

 

[CaptainSGP]

Yes. I feel there will be small 3 bedroom compact units with high psf to keep it affordable. Copen’s 3 bedroom deluxe units are at 936 sq ft, perhaps we will see 800+ sq ft 3 bedders in Tenet.

It will be interesting to see their showflats if its 800+ sq ft units - they may need mirrors in their ceiling to make it look more spacious

Imo The showflat will likely be the 3b Premium ones which are around 1000sqft. Some buyers may be fooled to think that their 3b compact will be as ‘spacious’ as the showflat units

 

[delfina]

Imo The showflat will likely be the 3b Premium ones which are around 1000sqft. Some buyers may be fooled to think that their 3b compact will be as ‘spacious’ as the showflat units

Isn’t it always the case for all showrooms?
When will Tenet’s showroom be up?

 

[CaptainSGP]

Isn’t it always the case for all showrooms?
When will Tenet’s showroom be up?

Not always. I think Provence showed their compact non conventional layout unit also.

 

[superio]

How's the response to Copen Grand so far? What are your predictions on the % of units sold during launch?

 

[AlanKohCD]

How's the response to Copen Grand so far? What are your predictions on the % of units sold during launch?

Heard currently sold 75 units

 

[verylunatic]

U are still way better than me. Mine was 12xx.

you drop your ballot ticket very early isit? stuck at the bottom of the box

 

[bizcat81]

Heard currently sold 75 units

Any idea what's the ticket number at this point?

 

[dang3008]

Any idea what's the ticket number at this point?

I heard first 100, 95 was booked.

 

[AlanKohCD]

I heard first 100, 95 was booked.

If don't buy now. in future might be more expensive

 

[abcde83]

Heard currently sold 75 units

Sure sold one.

 

[AlanKohCD]

Sure sold one.

Currently. More than 200+ units