Tengah Garden Residences
863 homes — the first private condominium in Singapore's newest town. 98.8% sold the opening weekend at S$2,120 psf, the strongest launch of 2026 by units booked.
The numbers, on one page.
- Developer
- Hong Leong Holdings, GuocoLand & CSC Land Group (JV)Source: two-source corroborated, Jun 2026
- Architect
- ADDP ArchitectsSource: developer-listed
- Tenure
- 99-year leasehold
- Total units
- 863 across nine 16-storey blocksSource: two-source corroborated, Jun 2026
- Home sizes
- 1 to 4 bedrooms · ~485 – 1,260 sqft
- District
- D24 / Tengah — Garden District
- Address
- Tengah Garden Avenue, District 24
- Land cost
- S$675M for ~273,906 sqft / 25,447 sqm (S$821 psf ppr)Source: GLS tender result, URA
- GFA / plot ratio
- ~821,720 sqft GFA · plot ratio ~3.0
- Mixed-use
- ~30,000 sqft retail podium · direct access to Hong Kah MRT (JRL)
- Preview
- 11 April 2026 (~1,300 groups · 2.3× subscribed)Source: EdgeProp preview coverage, Apr 2026
- Launched
- 25 April 2026
- Launch weekend sales
- 853 of 863 units (98.8%) at S$2,120 psf avgSource: two-source corroborated, Jun 2026
- Buyer profile
- ~90% SingaporeanSource: developer-reported
- Completion / TOP
- Expected 2029Source: developer launch materials; two-source corroborated, Jun 2026
- Nearest MRT
- Hong Kah (JS4), Jurong Region Line — Stage 1 opens mid-2028Source: LTA timeline; two-source corroborated, Jun 2026
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
100% sold to date
A whole new town opened its first private address — and it sold out in a weekend.
Tengah is Singapore's first new HDB town in more than two decades. Carved out of a former military training area whose Forest Town masterplan was unveiled in 2016, it's being built as a ~700-hectare “Forest Town” — around 42,000 future homes, 70% of them public, wrapped around the country's first car-free town centre and a 100-metre-wide, five-kilometre-long Forest Corridor. For most of its short life, the only private-style housing here has been Executive Condominiums.
Tengah Garden Residences changed that. It's the town's first fully private condominium — no income ceiling, no minimum occupation period — and the market treated the scarcity exactly as you'd expect. The preview drew about 1,300 groups and the project went into launch more than 2.3 times subscribed on roughly 2,000 cheques. When booking opened on 25 April 2026, 853 of 863 units (98.8%) were gone by the next afternoon at an average S$2,120 psf — the strongest launch of the year by units sold, and the biggest weekend clear-out by units sold since Parktown Residence in early 2025.
What you're buying is a thesis on the town, not the building. The headline amenity — Hong Kah MRT (JS4) on the Jurong Region Line, built with direct access at the doorstep — doesn't open until mid-2028. The schools, the town centre and tens of thousands of neighbouring homes are still under construction. The bet is that getting in first, at the front of the queue with no private competition, pays off as Tengah fills in around you.
The consortium behind it is Hong Leong Holdings, GuocoLand and CSC Land Group, which won the Tengah Garden Avenue site for S$675 million — S$821 psf ppr — and funded construction with a S$692 million green loan from DBS and OCBC. The bid came in just S$6 psf ppr above the runner-up (S$9 above the third bid), so the land floor is clean rather than stretched, and the S$2,120 launch average sits comfortably above it.
Launched at S$2,120 psf average.
Tengah Garden Residences booked 853 of 863 units over its opening weekend at an average S$2,120 psf, with indicative pricing from S$1,779 psf (the cheapest 2-bedroom) and quantums from S$980,000 for a 1-bedder. With no prior private condo in Tengah, the only meaningful price reference is the town's Executive Condominium ladder — income-capped projects that sit well below it:
- Copen Grand (EC, 2022): ~S$1,300 psf launch — ~39% below TGR
- Novo Place (EC, 2024): S$1,654 psf launch — ~22% below
- Otto Place (EC, 2025): S$1,700 psf launch — ~20% below
- Tengah Garden Residences (2026): S$2,120 psf — the first private, no eligibility rules
The S$821 psf ppr land cost sets the floor; the EC ladder sets the context. The gap to the ECs is the premium for a private title with no income ceiling and no minimum occupation period.
| Project | Segment | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Tengah Garden Residencessubject | Private condo | 863 | Apr 2026 | S$2,120 avg · 98.8% launch weekend |
| Otto Place (EC) | Executive condo | 600 | Jul 2025 | S$1,700 avg · 58.5% day one |
| Novo Place (EC) | Executive condo | 504 | Nov 2024 | S$1,654 avg · 57% day one |
| Copen Grand (EC) | Executive condo | 639 | Oct 2022 | ~S$1,300 avg · 72.8% day one |
Executive Condominium launch figures are developer-reported averages from each project's own launch (EdgeProp). ECs carry HDB income ceilings and a 5-year minimum occupation period, so they are a price-ladder reference, not a like-for-like comparable. Tengah Garden Residences' full URA caveat range will be added here as transactions settle.
Family-sized, with a sliver of 1-bedders.
The developer-reported split is roughly 40% two-bedroom, 40% three-bedroom and 20% four-bedroom across 863 homes, plus a rare tail of just six 1-bedders. It's an owner-occupier mix — built for the upgrader families a new HDB town attracts, not the shoebox-investor crowd. The balance that's left skews to the largest 4-bedroom premium layouts.
| Type | Share / count | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom | 6 (rare) | from ~485 | from S$980,000 (~S$2,025 psf) |
| 2-bedroom | ~40% of project | within the 485–1,260 envelope | from S$1.11M (from S$1,779 psf) |
| 3-bedroom | ~40% of project | within the 485–1,260 envelope | from S$1.588M (from ~S$1,993 psf) |
| 4-bedroom | ~20% of project | up to 1,260 | from S$2.288M (from ~S$2,025 psf) |
Bedroom shares and indicative pricing are developer-reported (EdgeProp launch coverage); the overall size envelope runs ~485 to 1,260 sqft. Exact per-stack sizes and unit counts are in the developer factsheet — request it via the form below.
Tengah Garden Avenue — built onto a future MRT station.
The site sits in Tengah's Garden District, wrapped by the estate's greenery and built with direct access to Hong Kah MRT (JS4) — a Jurong Region Line station literally at the edge of the development. The location map shows the JS4 box next door, marked under construction.
That's the whole story in one line: the rail is at the doorstep, but it isn't running yet. Jurong Region Line Stage 1, including Hong Kah, is targeted for mid-2028, with later stages following through 2029. Until it opens, getting in and out leans on buses and the PIE and KJE expressways.
Day-to-day, Tengah's Plantation Plaza neighbourhood centre is about 950 m away, with a second centre opening in the town and Le Quest in Bukit Batok West around 1.7 km out. Jurong Lake Gardens — the nearest major park — is roughly 2.1 km. This is a town being built around you, not a finished address.
A town under construction — and a lot of green.
The honest picture: many of Tengah's amenities are still being built. What's already real is the greenery — the Forest Corridor, Jurong Lake Gardens nearby, and a car-free town centre planned at the heart of the estate. The schools and rail catchment will fill in over the next few years.
- Shuqun Primary School~1.27 km · 1–2 km P1 tier
- Princess Elizabeth Primary~1.99 km · 1–2 km P1 tier
- Dunearn Secondary School~2.2 km
- Tengah town schoolsplanned · phasing in
- Hong Kah MRT (JS4, JRL)at the doorstep · opens mid-2028
- Jurong Region Lineto Jurong Lake District & CCK
- Jurong East interchange (NSL/EWL)~10 min drive · JRL link
- PIE / KJEmain road access
- Plantation Plaza centre~950 m
- Car-free town centrea Singapore first · planned
- Forest Corridor100 m × 5 km green spine
- Le Quest mall (Bukit Batok West)~1.7 km
- Jurong Lake Gardens~2.1 km · national gardens
- Forest Corridor green spinewithin the town
- Central Park & Market Villageplanned in town
- Bukit Batok Nature Park~10 min drive
Two buyers it fits — and one it doesn't.
A 98.8% sell-out tells you demand was broad. But broad isn't the same as right-for-everyone. Here's where Tengah Garden Residences genuinely fits, and where it doesn't.
Scarcity in a town with none.
This is the only private condo in a town planned for ~42,000 homes. For buyers who believe Tengah matures the way Punggol did, owning the first — and for years possibly only — private title is a genuine scarcity play.
The entry quantum helps: from S$980,000 for a 1-bedder and S$1.11 million for a 2-bedder, this is one of the more accessible new launches of 2026, which is part of why it cleared so fast.
Young families who want the green, car-lite life.
Tengah is purpose-built around walking, cycling and a car-free town centre, with the Forest Corridor threading green through the estate. For a young family that wants a brand-new home in a low-traffic, nature-forward town — and can wait for it to fill in — the family-sized 3 and 4-bedders are the natural fit.
The mix backs that up: ~80% of the project is 2 and 3-bedroom, with the four-bedders sized up to 1,260 sqft for the larger household.
MRT-now commuters and buyers who need a finished neighbourhood.
If your commute depends on rail today, this isn't it — Hong Kah MRT doesn't open until mid-2028, and there's no existing station within comfortable walking distance in the meantime. And if you want a mature estate with the shops, schools and dining already in place, Tengah won't deliver that for years. Budget-led buyers who qualify for an Executive Condominium should also weigh it honestly: a Tengah-area EC sits 20–40% lower on PSF, and the trade-off is the income ceiling and the five-year minimum occupation period.
What the launch hype won't tell you.
The MRT isn't running.Direct access to Hong Kah MRT is the headline, but the Jurong Region Line's Stage 1 isn't due until mid-2028 — and it was already pushed back once from end-2027. You're paying for a connection that arrives a couple of years after you collect keys.
The town is half-built.Roughly half of Tengah's planned ~30,000 HDB flats are done; the town centre, more schools and most retail are still to come. The greenery is real today; the convenience isn't fully there yet.
S$2,120 psf is a lot for a new OCR town.It's 20–40% above the Tengah ECs and a record for the area. The premium is defensible as the first private title — but it means your resale upside depends on Tengah delivering on its masterplan, not on a discount you bought at.
You'll have company on resale.Around 30,000 HDB flats and likely future private parcels will keep arriving in Tengah over the next decade. That build-out is the town's growth engine — and also the supply your eventual buyer will be choosing from. Both sides of that are real.
It's a dense, tall scheme. 863 units plus a retail podium on a ~274,000 sqft site at a ~3.0 plot ratio means nine 16-storey blocks packed fairly tightly. Stack and facing will matter a lot to liveability — worth checking carefully on the remaining 4-bedroom units.
About 10 units left as of late April 2026 — mostly the big 4-bedders.
We'll send the current balance-unit list, indicative pricing by stack, and any developer incentives still active. Tell us the bedroom count or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Tengah Garden Residences expected to TOP? +
- Tengah Garden Residences is expected to TOP around 2029, per the developer's launch materials as of June 2026 — roughly a three-year build from the April 2026 booking date. We'll firm this up against the developer's sales documents as the legal completion date is published.
- What was the average launch PSF for Tengah Garden Residences? +
- Tengah Garden Residences launched at an average S$2,120 psf across the units transacted on launch weekend (25–26 April 2026). Indicative starting prices ran from S$1,779 psf (the cheapest 2-bedroom) up; the 1-bedders started at S$980,000 and 4-bedders from about S$2.288 million. URA caveats are still being lodged, so a full caveat range will follow here as the data settles.
- How many units does Tengah Garden Residences have, and what's left? +
- Tengah Garden Residences has 863 units across nine 16-storey blocks. 853 (98.8%) sold over the launch weekend, leaving about 10 units as of late April 2026 — mostly the largest 4-bedroom premium layouts with a yard. The live balance list refreshes as bookings settle; drop your details below for the current availability.
- Who is the developer? +
- Tengah Garden Residences is developed by a joint venture of Hong Leong Holdings, GuocoLand (Singapore) and CSC Land Group. The same consortium won the Tengah Garden Avenue government land site for S$675 million (S$821 psf ppr) and secured a S$692 million green loan from DBS and OCBC to build it.
- Is Tengah Garden Residences really the first private condo in Tengah? +
- Yes — Tengah Garden Residences is the first fully private (non-subsidised) condominium in Tengah New Town. Until now the only private-style housing in the town has been Executive Condominiums (Copen Grand, Tenet, Novo Place, Otto Place), which are income-capped and sold under HDB rules. Tengah Garden Residences carries no income ceiling or minimum occupation period.
- How far is the MRT, and when does the Jurong Region Line open? +
- Tengah Garden Residences is built with direct access to Hong Kah MRT (JS4) on the new Jurong Region Line, which sits right at its doorstep. The catch: the JRL isn't open yet — Stage 1 (including Hong Kah) is targeted for mid-2028 as of June 2026, with later stages through 2029. Until then, connectivity runs on buses and the PIE/KJE. You're buying the rail story ahead of the rail.
- What's the unit mix at Tengah Garden Residences? +
- Tengah Garden Residences has 863 homes from 1 to 4 bedrooms, in a roughly 485 to 1,260 sqft envelope. The developer-reported split is about 40% two-bedroom, 40% three-bedroom and 20% four-bedroom, plus a rare tail of just six 1-bedders. Exact per-stack sizes and counts are in the developer factsheet — request it via the form below.
- What schools are near Tengah Garden Residences? +
- Shuqun Primary (~1.27 km) and Princess Elizabeth Primary (~1.99 km) are the nearest mainstream primaries to Tengah Garden Residences — both fall in the 1–2 km Primary 1 priority tier rather than the closest 1 km band. Dunearn Secondary is ~2.2 km. Tengah's own town schools are planned but not all open yet, so the catchment is still maturing alongside the estate.
- How does it compare to the Tengah Executive Condominiums? +
- Tengah Garden Residences sits one rung above the Tengah Executive Condominiums on price. Copen Grand launched in 2022 around S$1,300 psf, Novo Place in 2024 at S$1,654, and Otto Place in 2025 at S$1,700 — all Executive Condominiums with income ceilings and a 5-year minimum occupation period. Tengah Garden Residences launched in April 2026 at S$2,120 psf with none of those restrictions. If your priority is the lowest entry price and you qualify, the ECs are cheaper; if you want a fully private title with no eligibility rules, this is the only game in town.
- What's the land cost, and is there a clean price floor? +
- The Tengah Garden Residences consortium paid S$675 million for the ~273,906 sqft site, or S$821 psf ppr, at a tender that closed 14 January 2025 with three bids. Kingsford Group was second at S$815 psf ppr and Sim Lian Group third at S$812 — a tight S$9 spread across all three, which tells you the market read the land value the same way. That S$821 floor underpins the S$2,120 launch maths.
- Is Tengah a sound long-term bet? +
- Tengah Garden Residences is a bet on a town that barely exists yet. Tengah is Singapore's first new HDB town in over 20 years — a ~700-hectare "Forest Town" planned for around 42,000 homes (70% public), with the country's first car-free town centre and a 100 m × 5 km Forest Corridor. The upside is getting in at the front of the queue with no private competition; the risk is that the town's amenities, the JRL and ~30,000 more HDB flats all arrive over the next decade, and your resale value tracks how well that build-out goes.
- How do I get the balance unit list or book a showflat? +
- To get the Tengah Garden Residences balance unit list or a showflat appointment, drop your details via the form on this page. Our partner agent will come back with the current list (the remaining stock skews to the larger 4-bedroom layouts), indicative pricing, and any developer incentives still active.
Why this launch worked.
853 of 863 units booked in a single weekend. Here's what the buyers were reading — and what it means for the handful still on the table.
~10 units remain as of late April 2026 · mostly the largest 4-bedroom premium layouts with a yard.
Get the balance unit list →- 01It was the only private door in the whole town.No prior private condo in Tengah, and none else launching imminently. Scarcity in a 42,000-home town is a clean, simple thesis — and buyers acted on it.
- 02The entry quantum was genuinely accessible.From S$980,000 for a 1-bedder and S$1.11 million for a 2-bedder, the cheque size was within reach for the upgrader families a new HDB town pulls in — unusual for a 2026 launch.
- 03It went in 2.3× subscribed.Around 2,000 cheques against 863 units before launch. When a project is that oversubscribed, launch weekend becomes a ballot, not a browse — and the 98.8% clear-out followed.
- 04The land floor is clean, not stretched.S$821 psf ppr, just S$6 above the runner-up (S$9 across all three bidders). The developers didn't overpay for the site, so the S$2,120 launch average sits on solid ground rather than a thin margin.
- 05It out-sold almost everything else in 2026.98.8% in a weekend was the strongest launch of the year by units booked and the biggest weekend clear-out by units sold since Parktown Residence in early 2025. The market priced the first-mover story aggressively — in the developer's favour.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the per-stack unit mix update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.