Confirmed starting prices: 1BR from $980K (484 sqft), 2BR Compact from $1.11M (624 sqft), 3BR Compact from $1.588M (797 sqft), 4BR from $2.288M (1,130 sqft). PSF range $1,808-$2,400; bulk pricing $2,000-$2,200 psf. That sits paper-thin above Copen Grand EC ($1,700+ harmonised) and Otto Place ($1,800-$1,900) — with zero EC restrictions. 21,000 Tengah HDB units enter MOP between 2028 and 2032 in the exact years this completes. QPE 10/10, downside risk Low.
Artist's Impression. Source: Developer
Tengah Garden Residences Pricing Confirmed
Hong Leong-GuocoLand-CSC has released the Tengah Garden Residences price matrix — and it came in softer than the GLS land cost would have allowed. Starting pricing runs from $980,000 (1BR) to $2.288M (4BR), with a PSF band of $1,808 to $2,400 across the project. Bulk pricing sits at $2,000-$2,200 psf.
| Unit Type | Starting From | Entry Size |
|---|---|---|
| 1-Bedroom | $980,000 | 484 sqft |
| 2-Bedroom Compact | $1,110,000 | 624 sqft |
| 3-Bedroom Compact | $1,588,000 | 797 sqft |
| 4-Bedroom | $2,288,000 | 1,130 sqft |
For the floor plan walk-through on every layout, read the Tengah Garden Residences floor plans review. For the original GLS land cost analysis, read the Tengah Garden Residences GLS analysis.
How We Review: The QPE Framework
Every review runs through our QPE framework — Quality, Price, Exit. This pricing review focuses on Price and Exit. Quality (developer, layouts, facilities) is covered in the floor plans review.
Tengah Garden Residences Price Matrix
Source: Developer (V2.0 Sales Kit, April 2026). Prices indicative, subject to change.
2BR Compact at $1.11M is the entry — $1,808 psf for an MRT-integrated mixed-development with zero EC restrictions. 3BR Compact at $1.588M-$1.617M ($1,950-$2,000 psf). 4-bedders from $2.288M ($2,025 psf). PSF range runs $1,808 (low-floor 2BR) to $2,400 (high-floor 4BR Premium). Bulk pricing clusters at $2,000-$2,200 psf.
Floor Premium: What Higher Floors Cost
Lowest-to-highest floor spread across the project:
| Unit Type | Low-Floor Starting | High-Floor Ceiling | Spread |
|---|---|---|---|
| 1BR | $980K | ~$1.16M | ~$180K |
| 2BR Compact | $1.11M | ~$1.42M | ~$310K |
| 3BR Compact | $1.588M | ~$1.92M | ~$330K |
| 4BR | $2.288M | ~$2.75M | ~$460K |
Mid-floor stacks at $2,050-$2,150 psf balance price and elevation. Higher-floor lake-facing stacks push the upper band. Upcoming OCR launches (Bedok Rise, Lentor Gardens, Vela Bay) are priced at $2,600-$3,000 psf territory — Tengah Garden Residences at $2,000-$2,200 psf is likely the last OCR private launch at this level for some time.
Tengah Garden Residences Price vs The EC Market
No private condo has ever sold in Tengah. The most relevant comparison runs against the ECs that buyers would otherwise consider.
| Project | Type | Recent PSF Range | ~3BR Price | Restrictions |
|---|---|---|---|---|
| Tengah Garden Residences | Private | $2,000-$2,200 | $1.588M (797 sqft) | None |
| Copen Grand | EC | $1,700+ (harmonised) | ~$1.65M (1,011 sqft) | Income ceiling, family nucleus, no whole-unit rental 5 yrs |
| Otto Place | EC | $1,800-$1,900 | ~$1.58M (904 sqft) | Income ceiling, family nucleus, no whole-unit rental 5 yrs |
| Lumina Grand | EC | $1,460-$1,571 | ~$1.41M (936 sqft) | Income ceiling, family nucleus, no whole-unit rental 5 yrs |
| Altura | EC | $1,447-$1,499 | ~$1.49M (1,205 sqft) | Income ceiling, family nucleus, no whole-unit rental 5 yrs |
| Rivelle | EC (Tampines) | $1,800-$2,000 | ~$1.9M (1,044 sqft) | Income ceiling, family nucleus, no whole-unit rental 5 yrs |
| Le Quest | Private (Bukit Batok) | $1,575-$1,736 | ~$1.55M (936 sqft) | None — but 6 years old, not near MRT |
EC data: URA Realis 2024-2026. Rivelle launched 3BRs at $1.58M in 2024, now transacting at $1.9M — EC pricing has moved fast.
The private-vs-EC premium is almost gone. Copen Grand EC transacts at $1,700+ psf harmonised. Otto Place hits $1,800-$1,900. Tengah Garden Residences at $2,000-$2,200 psf sits paper-thin above restricted ECs. That gap buys: no income ceiling, no family nucleus, no MSR, no e-application, immediate rental eligibility, and the right to sell to anyone.
At total price — Tengah Garden Residences 3BR Compact (797 sqft) at $1.588M vs Copen Grand 3BR (1,011 sqft) at ~$1.65M. Similar price, EC is bigger but restricted. Buyers who cannot meet EC gates get into Tengah Garden Residences for less than the restricted product next door.
Below $1.65M for a 3BR with direct JRL integration, full ownership, and no holding restrictions is where the value case lands.
What Our GLS Formula Predicted
Our land-cost-to-launch formula (land × 2.23) projected entry at $1,831 psf. Confirmed entry at $1,808 psf comes in below the estimate. Bulk pricing at $2,000-$2,200 psf sits 9-20% above formula — consistent with the MRT-integration premium. Developer breakeven approximately $1,527 psf (land × 1.86). Margin is healthy but not excessive — pricing for volume, not maximum extraction.
For the full land cost breakdown, breakeven math, and what $821 psf ppr implied before guide pricing landed, read the Tengah Garden Residences GLS analysis.
Tengah Garden Residences Exit Strategy: Who Buys From You?
The HDB MOP Wave
Source: OneMap
Tengah BTOs launched 2018-2019. MOPs fall between 2028 and 2032. Specific precincts and timelines:
| Precinct | MOP Year | Units |
|---|---|---|
| Plantation Grange | 2028 | 1,140 |
| Plantation Acres | 2028 | 1,193 |
| Plantation Grove | 2028 | 1,620 |
| Plantation Village | 2028 | 1,420 |
| Garden Vale | 2028 | 987 |
| Garden Vines | 2028 | 900 |
| Garden Court | 2029 | 790 |
| Garden Terrace | 2029 | 789 |
| Parc Glen | 2029 | 1,008 |
| Parc Clover | 2029 | 1,124 |
| Garden Bloom | 2030 | 782 |
| Parc Flora | 2030 | 560 |
| Parc Woods | 2030 | 767 |
| Parc Residences | 2030 | 1,044 |
| Plantation Creek | 2031 | 713 |
| Garden Waterfront I & II | 2032 | 2,077 |
| Parc Meadow | 2032 | 1,985 |
| Total | ~20,900 units |
Nearly 21,000 HDB units with fixed MOP dates between 2028 and 2032 — concentrated in the exact years Tengah Garden Residences completes (TOP ~2030) and enters the resale market. These owners have cash from BTO sale, want to stay in Tengah, and have no private alternative. First-and-only option.
Estimated Rental Yield
2BR Compact at $1.11M with $3,800-$4,200/month rent = 4.1-4.5% gross yield.
1BR at $980K with $3,300-$3,600/month rent = 4.0-4.4% gross yield.
3BR Compact at $1.588M with $4,800-$5,200/month rent = 3.6-3.9% gross yield.
Hong Kah MRT on the JRL connects to Jurong Innovation District, NUS, one-north, and Jurong Lake District. Tenant demand pool spans students, research staff, and Jurong East corporate catchment.
Competition at Exit
No other private GLS site has been awarded in Tengah. When Tengah Garden Residences hits resale in 4+ years (post-SSD), competing private supply is zero. The ECs in Tengah will be entering MOP themselves — different product, but adjacent competition for the upgrader dollar.
Second demand wave arrives 2030-2035 as Copen Grand, Altura, Lumina Grand, and Otto Place hit EC MOP. These owners graduate into fully private and Tengah Garden Residences is the in-town option.
Best Units at Tengah Garden Residences by Buyer Profile
Solo or couple, no kids: 2BR Compact (2)a at 624 sqft from $1.11M. Lowest entry, only 9 sqm common room in the project, strongest rental exit. Or 1BR (a) at 484 sqft from $980K if maximum yield is the priority.
Couple planning ahead: 2BR Premium + Study (2)d at 753 sqft from $1.449M. Largest 2BR living/dining (30 sqm). Or stretch $140K to 3BR Compact (3)a at $1.588M for a genuine third bedroom.
Young family with one kid: 3BR Compact (3)c at 829 sqft from $1.617M. Same 8 sqm common rooms as (3)a and (3)b but largest compact 3BR living/dining (28 sqm) for $29K more than (3)a.
Established family (2-3 kids): 3BR + Yard layouts. (3)h or (3)i at 1,012 sqft from $2.024M — largest masters (22 sqm incl bath), 12 sqm yards. Or 4BR (1,130 sqft) from $2.288M — three 8 sqm common rooms, each child gets a room.
Multi-gen or large family: 4BR Premium (4)e at 1,259 sqft from $2.581M — 36 sqm living/dining, 23 sqm master, limited to 2 stacks (06, 53). Prioritise ballot.
Investors: 2BR Compact (2)a at $1.11M. Lowest entry, 9 sqm common room appeals to tenants, strong JRL/Jurong Innovation District rental demand, no ABSD for first-property buyers.
Worth flagging: 3BR + Store (3)d at 904 sqft ($1.763M) — the 3 sqm store is a utility closet, not a helper's room. 3BR + Yard at 10-12 sqm is significantly more functional if you need service space.
Reasons Why Tengah Garden Residences Might Not Be For You
If the JRL is delayed. The Jurong Region Line is critical to the thesis. If MRT lags TOP, the integrated advantage disappears temporarily — residents rely on buses to Jurong East or Bukit Batok. Monitor LTA construction updates.
If more GLS sites are released in Tengah. Additional land parcels would mean more resale competition. Any new project takes 4-5 years to TOP, so Tengah Garden Residences gets a head start — but first-mover does not guarantee permanent monopoly.
If you need everything ready on day one. Tengah is still building out town amenities. Residents currently rely on Jurong East and Bukit Batok for major retail. Tengah Garden Residences' 3,000 sqm ground-floor retail covers daily necessities only. Ground-floor pricing, but you live through the construction phase.
If untested-territory risk matters. No private condo has transacted in Tengah. Guide prices look competitive against ECs but are still first-data-point. Risk management: aim for the lowest entry price you can secure. 2BR Compact at $1.11M and 3BR Compact at $1.588M are the floor.
If you need 9 sqm common bedrooms across the unit. Only 2BR Compact (2)a has 9 sqm commons. Every other layout is 8 sqm. Queen fits with minimal wardrobe or desk space. Families with school-age kids should plan built-in furniture from day one.
Tengah Garden Residences: Should You Buy?
Downside Risk: Low. QPE Score: 10/10 (Quality 4 | Exit 4 | Price 2)
Quality (4/4) — Tier 1 developer JV, proven integrated-development track record at Lentor Modern. 25,456 sqm site. Integrated with Hong Kah MRT on JRL. Mixed-use commercial retail. First car-free town centre in Singapore. No red flags.
Exit (4/4) — Strongest exit case in the current new launch market. Captive HDB upgrader wave with fixed MOP dates (2028-2032), zero private competition in town, second demand wave from EC upgraders (2030-2035), direct rail to Jurong Innovation District. The demand pool is not theoretical — the people already live in Tengah.
Price (2/2) — 2BR Compact at $1.11M ($1,808 psf) enters below our GLS formula estimate of $1,831. Bulk of the project at $2,000-$2,200 psf — paper-thin above Copen Grand ($1,700+ harmonised) and Otto Place ($1,800-$1,900) as ECs. EC resale after MOP hits $1,900-$2,100 psf across OCR. The premium for going fully private with zero restrictions is barely a gap.
Downside stays Low rather than Little to None because of the untested-territory factor. When the first resale transactions prove the price point, that assessment may change.
Ballot well. Pick smart.
For the floor plan walk-through on every layout, read the Tengah Garden Residences floor plans review. For the original GLS land cost analysis and formula derivation, read the Tengah Garden Residences GLS analysis.
Data sources: Developer guide price matrix (V2.0 Sales Kit, April 2026). URA GLS tender results — land price of $821 psf ppr for Tengah Garden Walk site (EdgeProp). URA Realis — transaction data for Copen Grand, Altura, Lumina Grand, Otto Place, Rivelle, Le Quest (2023-2026). URA Master Plan 2025 — zoning and transformation plans for Tengah and Jurong Lake District. LTA Jurong Region Line updates — station locations and construction timeline. HDB BTO launch data — Tengah BTO launch dates (2018-2019 onwards) for MOP timeline analysis.
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Tengah Garden Residences — Hong Kah MRT (Jurong Region Line)
First and only private condo in Tengah. Integrated with JRL.
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