20 layouts across 863 units in 9 blocks of 16 storeys. Common rooms are 8 sqm across the project — except 2BR Compact (9 sqm, the only layout meeting HDB's livable-bedroom standard). Master bedrooms scale 11 sqm (1BR/2BR) to 18 sqm (4BR Premium), all with 5 sqm ensuite. 3BR Compact (3)c at 829 sqft gives the largest 3BR living/dining (28 sqm) for $29K more than (3)a. 3BR+Yard layouts (969-1,033 sqft) add 10-12 sqm yard. 4BR Premium (4)e at 1,259 sqft has 36 sqm living/dining.
Artist's Impression. Source: Developer
Tengah Garden Residences Floor Plans Preview
Hong Leong-GuocoLand-CSC has released draft floor plans for Tengah Garden Residences ahead of the 11 April 2026 preview. 20 layout types across 9 blocks of 16 storeys, ranging from a 484 sqft 1BR to 1,259 sqft 4BR Premium.
This is the floor plans deep-dive. For the confirmed price matrix, read the Tengah Garden Residences pricing review. For the GLS land cost analysis and formula projection, read the Tengah Garden Residences GLS analysis.
How We Review: The QPE Framework
Every review runs through our QPE framework — Quality, Price, Exit. Floor plans articles assess the Quality dimension: layouts, livability, room dimensions, and design. Pricing and exit-market analysis are covered in the pricing review.
Tengah Garden Residences Design — What the Artist's Impressions Reveal
9 blocks at 16 storeys, arranged triangularly along Tengah Garden Avenue. Mixed-use podium with 3,000 sqm retail (supermarket, kopitiam, clinic, bubble tea). JRL viaduct on the Hong Kah side — covered walkway to platform is integrated, under 1 minute from lift lobby.
Artist's Impression. Source: Developer
A man-made lake wraps the landscaped core. Garden pavilions, lotus pond, forest-corridor planting. Higher floors facing the lake and central landscaping get the premium views. Less desirable: north-facing (hospital overlook), east-facing (MRT track adjacency).
Artist's Impression. Source: Developer
Facilities include multiple pools, gym, function rooms, BBQ, tennis court, multi-purpose court. Function rooms sit on roof terraces. No dedicated lap pool — unusual at this site size. Serious swimmers should note.
Artist's Impression. Source: Developer
Site Plan. Source: Developer
Tengah Garden Residences Unit Mix
| Type | Size Range | Units | Share |
|---|---|---|---|
| 1-Bedroom | 484-517 sqft | 6 | 0.7% |
| 2-Bedroom | 624-753 sqft | 337 | 39.0% |
| 3-Bedroom | 797-1,033 sqft | 347 | 40.2% |
| 4-Bedroom | 1,130-1,259 sqft | 173 | 20.0% |
| Total | 863 |
Sizes per V2.0 Sales Kit (April 2026). 2BR + 3BR = 79% of the project — mass-market configuration for HDB upgraders.
1BR is a token offering (6 units). The centre of gravity is 2BR Compact and 3BR Compact — the HDB upgrader entry points.
Tengah Garden Residences Floor Plans: All 20 Layouts
1-Bedroom (484-517 sqft)
Floor Plans: 1-Bedroom Types — 484 sqft and 517 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
| Layout | Size | Master BR | Living/Dining | Balcony |
|---|---|---|---|---|
| 1BR (a) | 484 sqft / 45 sqm | 11 sqm (+ 5 sqm bath) | 23 sqm | 6 sqm |
| 1BR (b) | 517 sqft / 48 sqm | 11 sqm (+ 5 sqm bath) | 26 sqm | 6 sqm |
Single bedroom with ensuite, open-plan living/dining, 6 sqm balcony. Master fits queen with side tables and a wardrobe wall. Only 6 units across the project.
2-Bedroom (624-753 sqft) — The Entry Play
Floor Plans: 2BR Compact 624 sqft and 2BR Premium 667 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plans: 2BR Premium 657 sqft and 2BR Premium + Study 753 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
| Layout | Size | Master BR | Common BR | Living/Dining | Study | Balcony |
|---|---|---|---|---|---|---|
| 2BR Compact (2)a | 624 sqft / 58 sqm | 11 sqm (+ 5 sqm bath) | 9 sqm | 22 sqm | — | 5 sqm |
| 2BR Premium (2)b | 667 sqft / 62 sqm | 11 sqm (+ 5 sqm bath) | 8 sqm | 22-23 sqm | 4 sqm | 5 sqm |
| 2BR Premium (2)c | 657 sqft / 62 sqm | 11 sqm (+ 5 sqm bath) | 8 sqm | 23 sqm | 4 sqm | 5 sqm |
| 2BR Premium + Study (2)d | 753 sqft / 70 sqm | 11 sqm (+ 5 sqm bath) | 8 sqm | 30 sqm | 4 sqm | 5 sqm |
Master BR sizes include 5 sqm ensuite bathroom.
2BR Compact (2)a is the standout. It is the only layout in the entire project with a 9 sqm common room. For couples or small families who want a livable second bedroom at the lowest entry price, this is the pick.
2BR Premium (667 or 657 sqft) trims the common bedroom to 8 sqm but adds a 4 sqm study nook (not an enclosed room — WFH corner). 2BR Premium + Study at 753 sqft has the largest 2BR living/dining (30 sqm) with no single layout beating it below 3BR.
3-Bedroom Compact (797-829 sqft)
Floor Plans: 3BR Compact 797 sqft and 818 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plans: 3BR Compact 829 sqft and 3BR with Store 904 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
| Layout | Size | Master BR | Common BR 1 | Common BR 2 | Living/Dining | Balcony |
|---|---|---|---|---|---|---|
| 3BR Compact (3)a | 797 sqft / 74 sqm | 11 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 26 sqm | 5 sqm |
| 3BR Compact (3)b | 818 sqft / 76 sqm | 12 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 27 sqm | 5 sqm |
| 3BR Compact (3)c | 829 sqft / 77 sqm | 12 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 28 sqm | 5 sqm |
Master BR sizes include 5 sqm ensuite bathroom.
3BR Compact (3)c at 829 sqft is the value pick within compacts. Same 8 sqm common rooms as (3)a and (3)b, but the largest living/dining (28 sqm) and the bigger master (12 sqm). $29K more than (3)a for real daily-use upgrade.
3-Bedroom + Store (904 sqft)
| Layout | Size | Master BR | Common BR 1 | Common BR 2 | Store | Living/Dining |
|---|---|---|---|---|---|---|
| 3BR + Store (3)d | 904 sqft / 84 sqm | 12 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 3 sqm | 30 sqm |
Worth flagging. The 3 sqm "store" is a utility closet, not a helper's room. If you need service-quarters or meaningful storage, 3BR + Yard at 10-12 sqm yard is significantly more functional at a marginal size premium.
3-Bedroom + Yard (969-1,033 sqft) — The Family Unit
Floor Plans: 3BR + Yard variants 969 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plans: 3BR + Yard 980 sqft and 990 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plans: 3BR + Yard 1,012 sqft variants. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plan: 3BR + Yard 1,033 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
| Layout | Size | Master BR | Common BR 1 | Common BR 2 | Yard | Living/Dining |
|---|---|---|---|---|---|---|
| 3BR Yard (3)e | 969 sqft / 90 sqm | 14 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 12 sqm | 27 sqm |
| 3BR Yard (3)f | 969 sqft / 90 sqm | 12 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 11 sqm | 27 sqm |
| 3BR Yard (3)g | 980 sqft / 91 sqm | 12 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 11 sqm | 33 sqm |
| 3BR Yard (3)h | 980 sqft / 91 sqm | 17 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 12 sqm | 28 sqm |
| 3BR Yard (3)i | 1,012 sqft / 94 sqm | 17 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 12 sqm | 28 sqm |
| 3BR Yard (3)j | 1,012 sqft / 94 sqm | 16 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 11 sqm | 32 sqm |
| 3BR Yard (3)k | 1,033 sqft / 96 sqm | 17 sqm (+ 5 sqm bath) | 8 sqm | 8 sqm | 10 sqm | 32 sqm |
Master scales hard in the Yard variants. 14-17 sqm masters, up to 5 sqm more than the compact equivalent. Yard space 10-12 sqm is proper utility space — service/laundry area, bulk storage, helper's room (if allowed by MCST). Living/dining 27-33 sqm gives real family footprint.
(3)h and (3)i are the standouts within 3BR+Yard. 17 sqm masters, 12 sqm yards, 28 sqm living/dining. For families where the master bedroom is a genuine retreat — not just a place to sleep — these deliver.
4-Bedroom Standard (1,130-1,141 sqft)
Floor Plans: 4BR with Yard 1,130 sqft variants. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plans: 4BR with Yard 1,130 sqft and 1,141 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
| Layout | Size | Master BR | Common BRs (×3) | Living/Dining | Yard |
|---|---|---|---|---|---|
| 4BR Yard (4)a | 1,130 sqft / 105 sqm | 15 sqm (+ 5 sqm bath) | 8 sqm each | 31 sqm | 13 sqm |
| 4BR Yard (4)b | 1,130 sqft / 105 sqm | 15 sqm (+ 5 sqm bath) | 8 sqm each | 31 sqm | 13 sqm |
| 4BR Yard (4)c | 1,130 sqft / 105 sqm | 16 sqm (+ 5 sqm bath) | 8 sqm each | 34 sqm | 10 sqm |
| 4BR Yard (4)d | 1,141 sqft / 106 sqm | 16 sqm (+ 5 sqm bath) | 8 sqm each | 33 sqm | 11 sqm |
All four bedrooms clear 8 sqm. Master 15-16 sqm with 5 sqm ensuite. 13 sqm yards on (4)a and (4)b are properly family-sized — enough for a laundry area plus storage or helper's quarters.
4-Bedroom Premium (1,249-1,259 sqft)
Floor Plans: 4BR Premium with Yard 1,249 sqft and 1,259 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
Floor Plan: 4BR Premium with Yard 1,249 sqft. Source: Developer (V2.0 Sales Kit, April 2026)
| Layout | Size | Master BR | Common BRs (×3) | Living/Dining | Yard |
|---|---|---|---|---|---|
| 4BR Prem (4)e | 1,249 sqft / 116 sqm | 18 sqm (+ 5 sqm bath) | 8 sqm each | 36 sqm | 12 sqm |
| 4BR Prem (4)f | 1,259 sqft / 117 sqm | 18 sqm (+ 5 sqm bath) | 8 sqm each | 33 sqm | 14 sqm |
| 4BR Prem (4)g | 1,249 sqft / 116 sqm | 18 sqm (+ 5 sqm bath) | 8 sqm each | 33 sqm | 14 sqm |
4BR Premium (4)e is the flagship family unit. 36 sqm living/dining is larger than many 5BRs in the OCR. 18 sqm master (+ 5 sqm ensuite) is a genuine retreat. 12 sqm yard handles utility comfortably. Limited to 2 stacks (06, 53).
Floor Plan Verdict
Common rooms at 8 sqm — below the 9 sqm HDB livable standard, except on 2BR Compact. This is the biggest layout compromise. Queen bed fits with minimal wardrobe or desk clearance. Families with school-age kids should plan built-in furniture from day one.
2BR Compact (2)a is the standout on livability. The only layout in the project with a 9 sqm common room. At the lowest entry price, this is the pick for couples or small families who want a properly livable second bedroom.
Master scales with unit size. 1BR 11 sqm → 2BR 11 sqm → compact 3BR 11-12 sqm → 3BR+Yard 14-17 sqm → 4BR 15-16 sqm → 4BR Premium 18 sqm. The jump from compact 3BR to 3BR+Yard is meaningful — the yard variants are genuine family units.
3BR+Yard is where the layout work is best. 10-12 sqm yards, 27-33 sqm living/dining, 12-17 sqm masters. (3)h and (3)i deliver 17 sqm masters with 12 sqm yards — among the most generous family layouts in any OCR launch this cycle.
4BR Premium stands apart. 1,249-1,259 sqft with 36 sqm living/dining and 18 sqm masters is multi-generational tier. Limited stacks only — prioritise ballot if this is your target.
Watch the 3BR + Store. The 3 sqm store is a closet, not quarters. Step up to 3BR + Yard if you need service or storage space that functions.
For confirmed pricing on every unit type, read the Tengah Garden Residences pricing review. For the GLS land cost analysis and formula projection, read the Tengah Garden Residences GLS analysis.
Data sources: Developer (V2.0 Sales Kit, April 2026 — draft floor plans, draft site plan, artist's impressions), URA REALIS, LTA Jurong Region Line updates.
Published by MJ Review Homes (reviewhomes.sg) | PropNex Realty Pte Ltd | Shaik Amar R058640H | Myra Jalil R058979B | +65 9690 5440 | +65 9738 3705
Tengah Garden Residences — Hong Kah MRT (Jurong Region Line)
First private residential GLS in Tengah. Integrated with JRL.
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