Tengah Garden Residences.
The brief
Tengah Garden Residences sits at the northern edge of Tengah Plantation Close, directly opposite the future Tengah Plantation MRT station on the Jurong Region Line. The development is a joint venture between MCL Land and CSC Land, both established HDB upgrader-market developers with a combined track record across more than 15 projects in Singapore.
The site occupies 22,020 sqm of land with a plot ratio of 3.5, enabling the 863-unit count across multiple 24-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. Tengah Plantation MRT (JRL) is under construction and targeted to open alongside the development's estimated TOP. The nearest operational MRT at launch is Bukit Batok (EW27), approximately 2.1km by road. Tengah Eco-friendly Town Centre, slated for mixed-use retail and F&B, is planned within 400 metres. [Development plan unconfirmed - subject to URA finalisation.]
Price context. Indicative psf at $1,750 - $2,050 sits at a discount to comparable OCR launches in the Bukit Batok corridor. The lower bound reflects 4-bedroom units on lower floors; 1-bedroom units on upper floors at the higher end. All pricing figures are [unconfirmed] - treat as indicative only until official launch pricing is released.
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.
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
Tengah Plantation MRT (JRL) 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. Pricing at $1,750-$2,050 psf sits within reach of typical BTO proceeds from the surrounding Tengah and Bukit Batok estates maturing from 2026 onward.
Unit mix
863 units. 4 typologies.
| Type | Size (sqft) | Stacks | Indicative PSF | Price from |
|---|---|---|---|---|
| 1-Bedroom | 484 - 527 | 96 | $1,890 - $1,980 | fr. $920K |
| 2-Bedroom | 635 - 710 | 215 | $1,820 - $1,920 | fr. $1.18M |
| 3-Bedroom | 936 - 1,044 | 344 | $1,780 - $1,860 | fr. $1.68M |
| 4-Bedroom | 1,313 - 1,528 | 208 | $1,750 - $1,820 | fr. $2.31M |
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