Tengah Garden Residences.
The brief
Tengah Garden Residences sits on Tengah Garden Avenue, directly opposite the future Hong Kah MRT station on the Jurong Region Line. The development is a Hong Leong-led consortium between Hong Leong Holdings, GuocoLand, and CSC Land Group, all established Singapore residential developers with multi-decade track records across CCR, RCR, and OCR launches.
The site occupies 25,459 sqm of land with a plot ratio of 3.0, enabling the 863-unit count across nine 16-storey residential towers. The project is part of the broader Tengah new town development - Singapore's first "forest town" - which integrates a 100-metre-wide forest corridor and a car-free town centre within walking distance.
Location context. Hong Kah MRT (JS4) is under construction and targeted to open alongside the development's estimated TOP.
Price context. Launch weekend transacted at $1,779 - $2,340 psf with an average of $2,120 psf across 853 of 863 units sold by 3pm Sunday 26 April 2026, per EdgeProp coverage. The lower bound reflects 4-bedroom units on lower floors; 1-bedroom units on upper floors at the higher end. The $2,120 average sits at a discount to adjacent RCR private launches like Nava Grove ($2,448 psf launch average) while running roughly $300-$500 psf above the Tengah-town EC stock at Otto Place and Novo Place.
What to watch. The Tengah premium over existing resale in the area is real but has compressed since 2023. Buyers should assess the timeline risk on Tengah Town Centre delivery relative to their own occupation horizon.
New briefs before they open.
Three things to know.
Forest town premium
Singapore's first car-lite new town - a 100-metre green corridor runs through the centre with no through traffic. The premium over comparable OCR stock has been real and measurable since 2023 resale data emerged.
JRL MRT at the doorstep
Hong Kah MRT (JS4) is a 5-minute walk. The Jurong Region Line connects to Jurong East interchange (EWL/NSL) in under 15 minutes - the same interchange serving the largest commercial hub outside the CBD.
HDB upgrader sweet spot
863 units with a balanced mix from 1- to 4-bedroom. The launch weekend (25-26 April 2026) cleared 853 of 863 units (98.8%) at $1,779-$2,340 psf, averaging $2,120 psf, within reach of typical BTO proceeds from the surrounding Tengah and Bukit Batok estates maturing from 2026 onward.
Fit & trade-offs
Who this is for.
Access to 863 private 99-year leasehold units in Tengah's car-lite forest town, balanced 1 to 4 bedroom mix that cleared 98.8% at launch weekend at $1,779 to $2,340 psf and a $2,120 psf average, five-minute walk to Hong Kah MRT (JS4) on the Jurong Region Line opening 2028, and roughly $300 to $600 psf below adjacent RCR private launches like Nava Grove
EC discount tier sitting roughly $100 to $400 psf below Tengah Garden Residences via Otto Place and Novo Place on the same Tengah town footprint, established Bukit Batok or Bukit Panjang neighbourhood depth since Tengah is still under build-out through the late 2020s, and operating MRT access ahead of Jurong Region Line phase 1 opening in 2028
- ·Buyers prioritising Jurong Region Line catchment access via Hong Kah MRT (JS4) walking distance from launch
- ·Buyers entering the Tengah forest town early ahead of the town centre and amenity build-out through the late 2020s
- ·Buyers seeking private 99-year leasehold quantum in Tengah without the EC restrictions attached to Otto Place and Novo Place
- ·Buyers wanting an established neighbourhood rather than a new town under build-out
- ·Buyers requiring the lowest possible entry psf in Tengah given EC alternatives Otto Place and Novo Place sit roughly $100 to $400 psf lower
- ·Buyers prioritising near-term occupation given TOP nominally 2030-Q1 and Jurong Region Line phase 1 opens 2028
Unit mix
863 units. 4 typologies.
| Type | Size (sqft) | No. of Units | Indicative PSF | Price from |
|---|---|---|---|---|
| 1-Bedroom | 484-517 | 6 | $1,779 - $2,340 | fr. $980K |
| 2-Bedroom | 624-753 | 337 | $1,779 - $2,340 | fr. $1.18M |
| 3-Bedroom | 797-1033 | 347 | $1,779 - $2,340 | fr. $1.68M |
| 4-Bedroom | 1130-1259 | 173 | $1,779 - $2,340 | fr. $2.31M |
Floor plans
4 typologies.
Block + stack layout. 863 units across 4 typologies.
| Type | Variant | Plan size (sqft) |
|---|---|---|
| 1 Bedroom | (1)a1 | 484 |
| 1 Bedroom | (1)b1 | 517 |
| 2 Bedroom | (2)a | 624 |
| 2 Bedroom | (2)b | 657 |
| 2 Bedroom | (2)c | 667 |
| 2 Bedroom | (2)c1 | 667 |
| 2 Bedroom | (2)d | 753 |
| 3 Bedroom | (3)a | 797 |
| 3 Bedroom | (3)b | 818 |
| 3 Bedroom | (3)c | 829 |
| 3 Bedroom | (3)c1 | 829 |
| 3 Bedroom | (3)d | 904 |
| 3 Bedroom | (3)e | 969 |
| 3 Bedroom | (3)f | 980 |
| 3 Bedroom | (3)g | 990 |
| 3 Bedroom | (3)h | 1012 |
| 3 Bedroom | (3)i | 1012 |
| 3 Bedroom | (3)j | 1023 |
| 3 Bedroom | (3)k | 1033 |
| 4 Bedroom | (4)a | 1130 |
| 4 Bedroom | (4)b | 1130 |
| 4 Bedroom | (4)c | 1130 |
| 4 Bedroom | (4)d | 1141 |
| 4 Bedroom | (4)e | 1259 |
| 4 Bedroom | (4)f | 1249 |
| 4 Bedroom | (4)g | 1249 |
Living here
On site, around.
- Lap poolpool
- Children's poolpool
- Tennis courtrecreation
- Gymnasiumwellness
- Yoga deckwellness
- Sky loungesocial
- Function roomssocial
- BBQ pavilionssocial
- Children's playgroundrecreation
- Hua Yi Secondary Schoolsecondary
- Jurongville Secondary Schoolsecondary
- Pioneer Primary Schoolprimary
- Princess Elizabeth Primary Schoolprimary
- Jurong Primary Schoolprimary
- Rulang Primary Schoolprimary
- Shuqun Primary Schoolprimary
Location
Tengah Garden Avenue, Singapore.
Comparables
Other launches in context.
Track record
Hong Leong Holdings, GuocoLand and CSC Land Group priors.
Risks & catalysts
What could move.
- ·Tengah town centre and amenity delivery is still under build-out, day-to-day retail and F&B depth is thinner than established OCR towns until the late 2020s
- ·Jurong Region Line phase 1 opening of 2028 is the near-dated catalyst, slippage erodes the Hong Kah MRT (JS4) commute thesis
- ·EC alternatives Otto Place and Novo Place sit roughly $100 to $400 psf below Tengah Garden Residences on the same Tengah town footprint, capping near-term private upside until the EC stock clears MOP from the early 2030s
- ·99-year leasehold decay applies from lease start, with TOP nominally 2030-Q1 the lease clock starts before the Jurong Region Line opens
- ·Hong Kah MRT (JS4) is a five-minute walk and opens in 2028, anchoring the near-term commute thesis ahead of the project's nominal 2030-Q1 TOP
- ·Tengah forest town's 100-metre green corridor and car-lite town centre are core to the masterplan and the resale-premium thesis emerging since 2023
- ·Jurong East interchange (EWL/NSL) is six stops away on the Jurong Region Line, anchoring the largest commercial hub outside the CBD to the Tengah catchment
- ·Surrounding Tengah and Bukit Batok BTO estates mature from 2026 onward, putting upgrader proceeds into reach of the project's $1,779 to $2,340 psf launch transacted band
FAQ
What buyers ask.
Q01What is the launch status of Tengah Garden Residences?
URA's August 2026 developer sales survey records 862 of the 863 units sold, leaving 1 unsold from the developer. Hong Leong Holdings, GuocoLand, and CSC Land Group cleared 853 of 863 units (98.8%) by 3pm Sunday 26 April 2026 at $1,779 to $2,340 psf and an average $2,120 psf. Unit-type availability is not published in the URA survey.
Q02How does Tengah Garden Residences compare to Otto Place and Novo Place in the same Tengah town?
Otto Place and Novo Place are both EC parcels on Plantation Close by the Hoi Hup and Sunway consortium, sitting roughly $100 to $400 psf below Tengah Garden Residences on EC versus private spread. Otto Place launched in July 2025 at $1,588 to $1,700 psf and stands at 595 of 600 units sold per URA's August 2026 developer sales survey. Tengah Garden Residences is the private 99-year leasehold parcel by the Tengah Garden Avenue consortium with no EC MOP or citizenship rules attached. Same town, same Jurong Region Line catchment, EC versus private trade-off on tenure and entry psf.
Q03When does Jurong Region Line access turn on for Tengah Garden Residences?
Hong Kah MRT (JS4) on the Jurong Region Line is a five-minute walk per the v1 frontmatter and opens with Jurong Region Line phase 1 in 2028, ahead of the project's nominal TOP of 2030-Q1. The lease clock and the MRT clock are aligned within the Jurong Region Line opening window.
Q04Who developed Tengah Garden Residences and what did the consortium pay for the site?
Tengah Garden Residences was developed by a Hong Leong-led consortium comprising Hong Leong Holdings, GuocoLand, and CSC Land Group. The consortium won the 274,028 sqft Tengah Garden Avenue parcel at the January 2025 government land tender with the top bid of $675 million, or $821 psf per plot ratio. All three developers carry multi-decade Singapore residential track records, with GuocoLand and Hong Leong Holdings active across CCR, RCR, and OCR launches and CSC Land Group sitting in prior consortium roles.
Q05What is the Tengah forest town premium that applies to this project?
Tengah is Singapore's first car-lite new town, planned around a 100-metre green corridor running through the centre with no through traffic. Resale data emerging since 2023 shows a measurable premium for Tengah BTO and EC stock over comparable OCR estates, anchored on the green corridor design and the Jurong Region Line catchment. Tengah Garden Residences is the first private 99-year leasehold parcel positioned to capture the masterplan premium directly, ahead of the surrounding BTO and EC stock clearing their respective MOP windows from the late 2020s onward.
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