Project Comparison Tool
Compare New Launch Condos
Side-by-side analysis of pricing, indicative PSF, school priority zones, and unit economics.
CondoWatch Intel™
Head-to-Head Showdown
Institutional comparative evaluation of entry pricing, transit connectivity, and exit liquidity.
| Project |
Copen Grand
by CDL & MCL
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Amberwood at Holland
by Sim Lian Group
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Institutional 50-mark algorithmic audit & strategic exit roadmap
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Overall Buyer Audit™
Score out of 50 & Grade
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41
/ 50
✨
EXCELLENT
4.1★ (82.0%)
Prime EC Capital Growth Anchor
★ 5 / 10 Pillars at 5/5
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38
/ 50
🛡️
SOLID
3.8★ (76.0%)
Land Benchmark Reset & Growth Anchor
★ 4 / 10 Pillars at 5/5
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1. Walk to MRT
Transit connectivity
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★★★★☆
4/5
6 min walk (~478m) to Hong Kah MRT (JS4)
6 – 10 min walk (4★)
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★★☆☆☆
2/5
15 min walk (~1213m) to Sixth Avenue MRT (DT7)
> 15 min walk (2★)
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2. Primary Schools (1km)
<1km MOE Phase 2C
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★★★★★
5/5
Pioneer Primary School (967m, 100% Phase 2C Entry) · Jurong Primary School (1.6km)
Primary school within 1km (5★)
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★★★★★
5/5
Methodist Girls' School (Primary) (810m, Premier Elite School · Phase 2C Priority) · Henry Park Primary School (1.3km)
Premier Elite School within 1km (5★)
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3. Scale & Facilities
Unit count & upkeep
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★★★★★
5/5
639 units (Mega-scale resort development) · 237,021 sq ft land (Plot Ratio 2.5) · ~72% open landscape & facilities · ~371 sq ft land share per unit
≥ 450 units (Large-scale mega development, 5★)
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★★★☆☆
3/5
212 units (Boutique luxury scale) · 83,958 sq ft land (Plot Ratio 2.1) · ~72% open landscape & facilities · ~396 sq ft land share per unit
100 – 249 units (Boutique luxury scale, 3★)
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4. Tenure & Lease Life
Decay risk & aging
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★★★★★
5/5
95 years remaining (commenced ~2022)
> 90 years remaining (Fresh lease lifespan, 5★)
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★★★★★
5/5
98 years remaining (commenced ~2025)
> 90 years remaining (Fresh lease lifespan, 5★)
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5. Rental Cash Return
Gross district yield
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★★★★☆
4/5
3.65% gross return (D24 benchmark median)
3.1% – 3.7% range (RCR/OCR benchmark, 4★)
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★★★★☆
4/5
2.95% gross return (D10 Prime Central median)
3.0% – 3.3% range for CCR (4★)
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6. Resale Buyer Pool
HDB MOP / Private Resale
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★★★★★
5/5
12,921 verified 4R/5R/Exec MOP flats within 2km (MOP ≥ 2025)
≥ 3,000 verified MOP flats & $1M+ sales (MOP ≥ 2025, 5★)
MOP Map »
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★★★★☆
4/5
3,879 D10 private resale deals (3-yr URA, avg $4.69M) · Prime school & landed downsizer pool
Deep D10 private resale pool (3,879 URA deals) + high-equity buyers (4★)
MOP Map »
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7. Master Plan Growth
Transformation nodes
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★★☆☆☆
2/5
Mature non-growth zone (> 2km from major transformation)
> 2,000m mature zone (2★)
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★★☆☆☆
2/5
Mature non-growth zone (> 2km from major transformation)
> 2,000m mature zone (2★)
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8. Land Supply & Resets
2km GLS tenders
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★★★★☆
4/5
3 confirmed GLS sites within 2km: Tengah Garden Residences (0.41km, $703 psf ppr [Awarded Jan 2024], +$100 / +16.6% vs this site's land rate)
Positive benchmark reset: nearby GLS $703 psf ppr vs $603 (+16.6%, 4★)
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★★★★★
5/5
4 confirmed GLS sites within 2km: Dunearn House (0.83km, $1,410 psf ppr [Awarded Jun 2025], +$305 / +27.6% vs this site's land rate)
Significant positive benchmark reset: nearby GLS $1,410 psf ppr vs $1,105 (+27.6%, 5★)
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9. Malls & Supermarkets
Retail & grocery reach
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★★☆☆☆
2/5
Nearest Mall: Plantation Plaza (2.15km) · Nearest Grocer: Cold Storage (1.51km)
Low-density residential enclave (> 1.35km to supermarket & > 2km to mall, 2★)
🛍️ Area Map »
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★★★☆☆
3/5
Cold Storage (~1062m) · One Holland Village (2.16km)
Neighbourhood supermarket (≤ 1.35km) or regional mall within 2km (3★)
🛍️ Area Map »
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10. Car Park & EV Lots
Parking ratio & EV bays
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★★★★★
5/5
Est. 639 residential lots for 639 units (100% 1:1 Standard Provision · Pending Site Plan) · 13 EV charging bays
Full 1:1 Residential Car Park Provision (100% ratio · Zero 1st-car balloting, 5★)
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★★★★★
5/5
Est. 212 residential lots for 212 units (100% 1:1 Standard Provision · Pending Site Plan) · 4 EV charging bays
Full 1:1 Residential Car Park Provision (100% ratio · Zero 1st-car balloting, 5★)
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🧭 Indicative Exit Window
TOP & Liquidity Horizon
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🎯 2032 – 2034 (5-Yr MOP Privatization)
Holding Horizon: Est. TOP 2027
Initial privatization window opens at Year 5 post-TOP (2032–2034). The EC can be sold on the open market to Singapore Citizens and Permanent Residents (PRs). Full privatization (sale to foreign buyers) unlocks at Year 10 (2037). As the historical ~20%–25% EC-to-private condo price gap compresses upon MOP clearance, this window unlocks the primary capital appreciation upside.
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🎯 2032 – 2034
Holding Horizon: Est. TOP 2030
Best selling window is typically 2–4 years after key handover (2032–2034). By this time, developer defect checks are settled, facilities and landscaping are fully matured, and a proven resale price track record is established. With ~92 years of fresh lease remaining, future buyers enjoy maximum 30-year bank loans and full CPF usage without restriction.
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👥 Target Resale Buyers
Exit liquidity profile
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🎯 Best Suited For
Core buyer profile
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Families securing 1km Phase 2C priority for Pioneer Primary School.
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Families securing 1km Phase 2C priority for Methodist Girls' School (Primary).
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⚠️ Trade-off to Watch
Key friction point
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Walk to the MRT station is unsheltered compared to direct integrated transport hubs.
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Boutique 212-unit scale means monthly maintenance is shared across fewer owners, while walk to the MRT station is unsheltered compared to direct integrated transport hubs.
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📄 Official Audit Memo
Project Core Team
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Chat with CondoWatch | Chat with CondoWatch |
| 💰 Pricing & Financial Estimates | ||
| Launch / Indicative Price |
1085000
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2542000
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| Historical / Indicative PSF |
$1,514 psf
URA transacted average
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$2,938 psf
URA transacted average
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| Est. Monthly Instalment |
~$3,654 / mo
75% LTV · 30 yrs · 3.5% p.a.
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~$8,561 / mo
75% LTV · 30 yrs · 3.5% p.a.
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| Buyer's Stamp Duty (BSD) |
~$28,000
Tiered IRAS residential rate
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~$96,700
Tiered IRAS residential rate
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| 🏢 Development Specifications | ||
| Property Type | EC | Condo |
| Land Tenure | 99-year Leasehold | 99-year Leasehold |
| Estimated TOP Year | 2027 | 2030 |
| Total Units / Balance |
100% Sold (639 units)
0 / 639 left
100% Sold
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212 Units
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| Bedrooms & Sizes |
2 - 5
807–1561 sqft
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3 - 5
872–1572 sqft
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| Street Address | 51,53,55,57,59,61,63,65,67,69,71,73 Tengah Garden Walk | Holland Link |
| 🎓 Primary School Priority Catchment (MOE & OneMap) | ||
| Within 1km (Phase 2C Priority) |
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| 1km – 2km Primary Schools |
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| 🚆 Transit & Amenities Connectivity | ||
| Nearest MRT Station |
Hong Kah
405m (5 min)
JS4
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Sixth Avenue
1028m (13 min)
DT7
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| Nearby Malls & Retail |
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| 📋 Next Steps & VIP Showflat Advisory | ||
| Actions | ||