Tengah Garden Residences sold 853 of its 863 units (98.8%) on launch weekend, 25-26 April 2026, at an average $2,120 psf — the best-selling private launch of 2026 by unit volume per Hong Leong Holdings. About 437 units (50.6%) cleared on Friday 24 April during the multi-unit and loyalty preview phase before public sales opened. The 10 unsold units are all 4BR Premium with Yard layouts at the project's price ceiling. The QPE 10/10 verdict from our full review held against actual market pricing.
Tengah Garden Residences showflat, April 2026.
Tengah Garden Residences launch: 853 of 863 sold at $2,120 psf
The first private condo in Tengah cleared 853 of its 863 units on launch weekend, 98.8% take-up in roughly 48 hours. Average price landed at $2,120 psf, with units transacting between $1,779 and $2,340 psf. By 3pm on Sunday 26 April, only 10 units remained, every one a 4-Bedroom Premium with Yard layout.
Hong Leong Holdings confirmed the result through agency partners. Mark Yip, CEO of Huttons Asia, told The Edge Singapore that this is the best-selling private launch of 2026 by unit volume, the strongest weekend take-up of any new launch in Singapore since ParkTown Residence (87% on launch day, February 2025). The Tengah Garden Residences entry price of $1.11M for a 624 sqft 2BR set the tier and the rest of the project followed through.
This article tracks what we said pre-launch from our GLS analysis onwards against what 853 buyers actually paid.
How we review: the QPE framework
Every review runs through our QPE framework: Quality, Price, Exit. The full QPE verdict (Quality 4, Exit 4, Price 2; 10/10, downside risk Low) was published in our Tengah Garden Residences full review. This article checks what we said against what 853 buyers paid.
What sold at Tengah Garden Residences
Every 1-Bedroom, 2-Bedroom, and 3-Bedroom unit cleared. 4-Bedroom take-up was nearly complete; only the largest 4BR Premium with Yard configuration had unsold inventory by Sunday afternoon.
| Unit Type | Total Units | Sold | Take-Up | Entry Price | Entry PSF |
|---|---|---|---|---|---|
| 1-Bedroom | 6 | 6 | 100% | $980,000 | $2,025 |
| 2-Bedroom | 337 | 337 | 100% | $1,110,000 | $1,779 |
| 3-Bedroom | 347 | 347 | 100% | $1,588,000 | $1,993 |
| 4-Bedroom | 173 | 164 | 94.8% | $2,288,000 | $2,025 |
| Total | 863 | 854 | 98.96% |
The 2BR Compact entry at $1.11M ($1,779 psf for 624 sqft) was the project's lowest price, and it cleared without resistance. Mark Yip told The Edge that 2BR pricing here was "probably the most attractively priced private residential project in 2026." All 337 2BR units sold.
The 3BR Compact at $1.588M ($1,993 psf, 797 sqft) carried the heaviest absorption load. Per the pricing review, this stack delivered fully private 3BR with Hong Kah JRL integration below the $1.65M Copen Grand EC threshold, and 347 units, 40% of the project, cleared in full.
90% of buyers were Singaporean. Demand concentrated among HDB upgraders from the western estates: Bukit Batok, Choa Chu Kang, Jurong, and Bukit Panjang.
Tengah Garden Residences live sales — 854 sold, 9 available. Source: Developer sales tracker, 29 April 2026.
Unsold units: 4BR Premium with Yard
Nine 4-Bedroom Premium with Yard units remain as of 29 April 2026. One additional unit has cleared since the launch weekend (Stacked Homes reported 10 unsold by 3pm Sunday 26 April). Available PSF spans $2,167-$2,316; available quantums run $2.706M to $2.893M. Inventory is spread across four blocks per the developer's tracker:
| Block | Available | Block | Available |
|---|---|---|---|
| Blk 11 | 2 | Blk 25 | 3 |
| Blk 23 | 3 | Blk 27 | 1 |
These are the project's largest layouts: 1,249 to 1,259 sqft, with 18 sqm masters, 33-36 sqm living/dining, and yard space ranging 12-14 sqm. The configuration targets multi-generational families and three-child households, a narrower buyer pool than the upgrader profile that drove the rest of the launch.
For buyers in that pool: 9 units across four blocks is a genuine window. Floor selection and orientation become the question, not whether the layout works for you.
Tengah Garden Residences price held against the EC market
The price call from our pricing review, entry below the Copen Grand EC quantum threshold and bulk pricing paper-thin above Otto Place, held at launch. The 2BR Compact at $1,779 psf cleared first. The 3BR Compact at $1,993 psf cleared in full. The 4BR Standard at $2,025 psf cleared 100%. The only inventory at sell-out sat at the upper PSF band ($2,300-$2,340) on the project's largest 4BR Premium configurations.
For buyers asking "should I buy Tengah Garden Residences" before the launch, the EC market was the reference. Copen Grand harmonised at $1,700+ psf. Otto Place at $1,800-$1,900. Buying Tengah Garden Residences at the entry 2BR Compact stack delivered fully private ownership (no income ceiling, no MSR cap, no rental restriction) at a $79-$279 psf premium over the restricted EC product next door.
Tengah Garden Residences also avoids the EC's 5-year whole-unit rental restriction. Investors who wanted private-only flexibility paid the gap and walked. Hong Kah MRT integration on the Jurong Region Line, with a covered walkway under one minute from the lift lobby, was what people were willing to pay the gap for. 853 of 863 sold confirms it.
How half the launch cleared on Friday
Half the launch happened before the public did.
About 437 units (50.6%) sold on Friday 24 April during the VIP preview phase, reserved for multiple-unit purchasers, Hong Leong loyalty customers, and top-priority ballotters. By the time the showflat opened to public balloters on Saturday 25 April, the project was already half gone. The pre-launch indicator everyone underestimated: 2,000 cheques drawn, 2.3 times subscribed, with 1,300 buyer groups walking the showflat across the two-week preview window.
The other surprise: pricing power across two different OCR demand pools the same weekend.
| Project (April 2026) | Total Units | Sold | Take-Up | Avg PSF |
|---|---|---|---|---|
| Tengah Garden Residences (D24, OCR West) | 863 | 853 | 99% | $2,120 |
| Vela Bay (D15, East Coast) | 515 | 371 | 72% | $2,886 |
Source: Stacked Homes, 25-26 April 2026.
Vela Bay launched the same weekend at $2,886 psf and cleared 72% of its 515 units. Tengah Garden Residences moved a near-sell-out at $2,120 psf: lower PSF, larger absolute volume, faster absorption. Two different OCR price tiers, two different demand pools, and the lower one moved harder.
Marcus Chu, CEO of ERA Singapore, told The Edge Singapore that buyers are "increasingly comfortable entering new townships early, as long as there is clear development roadmap." The Tengah masterplan delivered exactly that.
Tengah Garden Residences buyer profile: 90% Singaporean
90% Singaporean buyers. Demand concentrated among HDB upgraders from the western estates (Bukit Batok, Choa Chu Kang, Jurong, and Bukit Panjang), the corridors with direct connectivity to Tengah via the Jurong Region Line and the Pan Island Expressway.
This is the demand pool we mapped in our full Tengah Garden Residences review: nearly 21,000 HDB units inside Tengah itself entering MOP between 2028 and 2032, plus the upgrader catchment radiating out through Jurong East and Bukit Batok. The Exit 4/4 score banked on that pool. The launch tested its upper-end early-arriver segment first, with the bulk of demand still ahead at TOP.
Multi-unit buyers (loyalty customers and the Hong Leong existing-customer pool) cleared a meaningful share of the Friday VVIP phase. Singaporean first-timers and HDB upgraders followed across the Saturday-Sunday public window. Foreign buyers, effectively shut out by the 60% ABSD that has shuttered new-launch foreign demand since 2023, did not feature.
This makes Tengah Garden Residences the third near-sell-out OCR project of 2026. Marcus Chu's framing, "buyers increasingly comfortable entering new townships early," was the demographic shape of the weekend.
Why Tengah Garden Residences sold so well
Five points stood out in our pre-launch coverage. The launch confirmed each one.
The land cost was paper-thin above EC tenders. Hong Leong-GuocoLand-CSC paid $821 psf ppr. Our GLS analysis flagged that as unusual: fully private land secured at EC pricing in a town with zero private condo alternatives. That handed the developer pricing room they used at the entry tier.
The EC arbitrage at the entry quantum landed. Our pricing review called the value line: "Below $1.65M for a 3BR with direct JRL integration, full ownership, and no holding restrictions is where the value case lands." Entry 3BR Compact at $1.588M cleared in full because nothing else delivered fully private at that price.
The demand monopoly was real. From the full Tengah Garden Residences review: captive HDB upgrader wave with fixed MOP dates 2028-2032, zero private competition in town, second demand wave from EC upgraders 2030-2035. Nearly 21,000 HDB units inside Tengah waiting to upgrade, and no substitute to wait for.
JRL integration is rare in the OCR pipeline. Hong Kah MRT under one minute from the lift lobby. Every integrated condo we tracked (Lentor Modern, Pasir Ris 8, North Park Residences) commands a premium that does not depreciate.
The developer track record holds. Same Hong Leong-GuocoLand pairing behind Lentor Modern. Mixed-use integrated delivery is harder than a standalone condo, and they have already done it.
The QPE 10/10 from our full review (Quality 4, Exit 4, Price 2) held against the prices the project actually transacted at. The 90% Singaporean buyer share confirmed the local demand pool. The half-of-launch-pre-public sequence confirmed the 2,000-cheque leading indicator.
Buying Tengah Garden Residences after the sell-out
If you missed the ballot, the live inventory is 10 units of 4BR Premium with Yard, stacks 06 and 53, 1,249-1,259 sqft, from approximately $2.581M. These are the priciest configurations in the project and the buyer profile is narrow, but the units exist.
For everything else, the resale watch begins. Seller's Stamp Duty runs four years from purchase, so launch-weekend buyers exit SSD around April 2030, ahead of the project's December 2030 TOP. Subsale activity can flow from that point onwards regardless of completion status; the regular resale market opens once TOP is granted.
The next OCR launches in the pipeline (Bedok Rise, Lentor Gardens) are pricing toward $2,600-$3,000 psf. Tengah Garden Residences at a $2,120 psf weighted average is likely the last private OCR launch under $2,200 psf this cycle. The take-up reflects exactly that.
The QPE verdict from our full Tengah Garden Residences review (Quality 4, Exit 4, Price 2, downside risk Low) held against the prices the project actually transacted at. For ballot strategy, layout walk-through, and the EC market comparison that drove the sub-$1.65M 3BR call, the upstream lifecycle articles cover it: GLS analysis, floor plans, pricing review.
Data sources: EdgeProp Singapore — 853 sold at $2,120 psf average. The Edge Singapore — Mark Yip, Marcus Chu, Betsy Chng quotes; ParkTown Residence comparison. Stacked Homes — sales breakdown, Vela Bay comparison, unsold inventory detail. EdgeProp Singapore — 2,000 cheques pre-launch. Mothership.SG — Singaporean buyer share, take-up sequence. Developer V2.0 Sales Kit (April 2026) for unit mix and starting prices.
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 condo in Tengah. Sold 853 of 863 units on launch weekend.
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