Tengah Garden Residences Review: Price $980K to $2.288M

Source: EdgeProp Singapore

Artist's Impression. Source: Developer

Tengah Garden Residences starting prices

Bulk pricing sits at $2,000-$2,200 psf. Full price matrix with every floor tier is in the pricing section below.

Launch Update (April 2026): Tengah Garden Residences sold 853 of 863 units at $2,120 psf average on launch weekend (25-26 April 2026), the best-selling private launch of 2026 by unit volume. Read the launch results breakdown for the actual take-up by unit type.

Why Tengah Garden Residences matters

The first private condo to launch in Tengah, and the first to complete. Tengah currently has zero private condos. Only ECs (Copen Grand, Altura, Lumina Grand) are available, and they serve a different buyer profile with MOP and rental restrictions. With tens of thousands of HDB residents already living in Tengah and no private upgrade path, the only private option here is this one.

How we review: the QPE framework

Every review runs through our QPE framework: Quality, Price, Exit. For Tengah Garden Residences, guide pricing and floor plan dimensions are confirmed. The pricing comparison runs against the EC market since no private condo benchmark exists in Tengah.

The developer: Hong Leong, GuocoLand, and CSC Land Group

Hong Leong and GuocoLand are the same JV behind Lentor Modern, which is widely praised for build quality, layout efficiency, and commercial integration. GuocoLand's standalone track record: Midtown Modern, Martin Modern, Wallich Residence. Hong Leong brings CDL-tier delivery. CSC Land Group (formerly China Construction South Pacific) adds construction capability.

A mixed-use condo with the MRT in the lift lobby is more complex than a standalone block. The Hong Leong-GuocoLand JV has already proven they can deliver this format at Lentor Modern. No red flags.

Location: understanding the Tengah micro-market

Source: OneMap

Singapore's first car-free town centre. Roads pushed underground, replaced by pedestrian paths, cycling networks, and forest corridors. URA Master Plan positions Tengah as a model for sustainable, green-first urban living.

Source: Land Transport Guru

On the Jurong Region Line, Hong Kah MRT connects to Jurong East (EWL/NSL interchange), Boon Lay, NUS, and one-north. Direct commute to Jurong Innovation District and the business parks.

Jurong East is being transformed into Singapore's second CBD under the Jurong Lake District masterplan, with construction already underway. Tengah sits 1-2 MRT stops from this transformation.

Source: URA Master Plan 2025

A note on the current state: Tengah is still building out. Residents rely on Jurong East and Bukit Batok for major retail. Tengah Garden Residences's ground-floor retail covers daily necessities. You are buying into a town at the ground floor. If you need everything ready day one, Tengah is not for you.

Tengah Garden Residences: quality and facilities

Land size is 25,456 sqm, larger than most mega-developments in Singapore. Generous spacing, full-sized facilities, breathing room smaller sites cannot offer.

The mixed development format adds 3,000 sqm of ground-floor retail: supermarket, kopitiam, clinic, bubble tea. A convenience podium, not a mall (Pinery sits on 12,000 sqm retail for contrast). For a town still building out its infrastructure, having this at your doorstep matters on day one.

MRT integration is the headline. Hong Kah MRT on JRL is under 1 minute from lift lobby to platform. Every condo with the MRT in the lift lobby (Lentor Modern, North Park Residences, Pasir Ris 8) commands a premium that does not depreciate.

A man-made lake wraps the condo. Higher floors facing lake and central landscaping get premium views. Less desirable stacks face north (hospital overlook) and east (MRT track). Car-free town centre and forest corridors mean greenery views that are rare in Singapore.

Facilities include multiple pools, gym, function rooms, BBQ, tennis court, multi-purpose court. Function rooms on roof terraces. No dedicated lap pool, which is unusual at this site size. Serious swimmers note.

Pioneer Primary is within 1km. Tengah is new so school coverage is thinner than established estates. Verify enrollment boundaries if a specific school matters.

Artist's Impression. Source: Developer

Artist's Impression. Source: Developer

Artist's Impression. Source: Developer

Site Plan. Source: Developer

Tengah Garden Residences unit mix: 20 layouts across 863 units

863 residential units across 9 blocks of 16 storeys. 20 layouts across 4 bedroom counts. See the Floor Plans section for full layout tables.

2BR and 3BR make up 79% of the project, mass-market sizing targeting HDB upgraders. Ten 3BR layouts (including six yard variants $1.894M-$2.066M). 1BR is a token offering at 6 units.

Sizes per developer floor plans (April 2026). Updates from V1: 1BR variants 484/517 sqft (was 484/506); 2BR Compact 624 sqft (was 614); 2BR + Study 753 sqft (was 743); 3BR Compact gains 818 sqft variant.

Tengah Garden Residences price: full breakdown

Guide pricing is out. And it is more interesting than expected.

Source: EdgeProp

Source: Squarefoot Research

2BR Compact at $1.11M is the entry, $1,808 psf for a mixed-use condo with the MRT in the lift lobby and 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 $1,808 (low-floor 2BR) to $2,400 (high-floor premium). Bulk pricing $2,000-$2,200 psf.

Floor premium: what higher floors cost

Lowest-to-highest floor difference ranges $180K (1BR) to $460K (4BR Premium). Mid-floor ($2,050-$2,150 psf) balances price and elevation. Upcoming OCR launches (Bedok Rise, Lentor Gardens, Vela Bay) will likely price $2,600-$3,000 psf. EC MOP resale already hits $1,900-$2,100 psf across OCR. Tengah Garden Residences at $2,000-$2,200 psf is likely the last OCR private launch at this level for some time.

What our GLS formula predicted

Land acquired at $821 psf ppr, similar to recent EC land tenders (Senja Close $771, Woodlands $782-$794). Tengah Garden Residences secured private condo land at EC-level pricing.

Our formula (land cost x 2.23) estimated launch at $1,831 psf. 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 premium. Developer breakeven ~$1,527 psf (land x 1.86). Margin is healthy but not excessive: priced for volume, not maximum extraction.

Tengah Garden Residences price vs the EC market

No private condo has ever sold in Tengah. The most relevant comparison is against the ECs that buyers would otherwise consider.

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 $1,700+ psf harmonised. Otto Place hits $1,800-$1,900. Tengah Garden Residences at $2,000-$2,200 psf is paper-thin above restricted ECs. That gap buys: no income ceiling, no family nucleus, no MSR, no e-application, immediate rental eligibility, 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 quantum, EC is bigger but restricted. Buyers who cannot meet EC gates get into Tengah Garden Residences for less than the restricted product next door.

Looking for actual launch numbers? Our Tengah Garden Residences launch results has the full breakdown: units sold by type, average PSF, and what's left after the 25-26 April weekend.

Tengah Garden Residences floor plans: full room-by-room breakdown

Every common bedroom is 8 sqm except the 2BR Compact (9 sqm). Queen fits at 8 sqm with built-in wardrobes. The 2BR Compact is the only layout meeting HDB's 9 sqm livable-bedroom standard.

1-bedroom layouts

Floor Plans: 1-Bedroom Types, 484 sqft and 517 sqft. Source: Developer (April 2026)

2-bedroom layouts

Floor Plans: 2BR 1-Bath, 624 sqft and 2BR Premium, 667 sqft. Source: Developer (April 2026)

Floor Plans: 2BR Premium, 657 sqft and 2BR Premium + Study, 753 sqft. Source: Developer (April 2026)

Master BR sizes include 5 sqm ensuite bathroom.

The 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 ($1.11M), this is the pick.

3-bedroom layouts

3BR Compact:

Floor Plans: 3BR Compact, 797 sqft and 818 sqft. Source: Developer (April 2026)

Floor Plans: 3BR Compact, 829 sqft and 3BR with Store, 904 sqft. Source: Developer (April 2026)

Master BR sizes include 5 sqm ensuite bathroom.

3BR + Store:

3BR + Yard:

Floor Plans: 3BR + Yard variants, 969 sqft. Source: Developer (April 2026)

Floor Plans: 3BR + Yard, 980 sqft and 990 sqft. Source: Developer (April 2026)

Floor Plans: 3BR + Yard, 1,012 sqft variants. Source: Developer (April 2026)

Floor Plan: 3BR + Yard, 1,033 sqft. Source: Developer (April 2026)

4-bedroom layouts

4BR Standard (with Yard):

Floor Plans: 4BR with Yard, 1,130 sqft variants. Source: Developer (April 2026)

Floor Plans: 4BR with Yard, 1,130 sqft and 1,141 sqft. Source: Developer (April 2026)

4BR Premium (with Yard):

Floor Plans: 4BR Premium with Yard, 1,249 sqft and 1,259 sqft. Source: Developer (April 2026)

Floor Plan: 4BR Premium with Yard, 1,249 sqft. Source: Developer (April 2026)

Exit strategy: who buys from you when you sell?

The HDB MOP wave

Source: OneMap

Tengah BTOs launched 2018-2019. MOPs fall between 2028-2032. Specific precincts and timelines:

Nearly 21,000 HDB units have 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.

Reasons Tengah Garden Residences might not be for you

1. JRL delays. The Jurong Region Line is critical. If MRT lags TOP, the integrated advantage disappears temporarily, and residents fall back on buses to Jurong East or Bukit Batok. Monitor JRL construction updates.

2. More GLS sites 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 being first does not guarantee a permanent edge.

3. Tengah buildout pace. Town amenities still developing. Buyers who need everything ready on day one will feel the pinch. You get in at ground-floor pricing but live through the construction phase.

4. No prior private resale benchmark. No private condo has transacted in Tengah. Guide prices look competitive against ECs but are still the 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 entry.

5. Common bedrooms are 8 sqm. Every common room in the project is 8 sqm except the 2BR Compact (2)a (9 sqm). Queen fits with minimal wardrobe/desk space. Families with school-age kids should plan built-in furniture from day one.

Best units at Tengah Garden Residences by buyer profile

If you are solo or a couple with no kids, look at 2BR Compact (2)a at 614 sqft from $1.11M. Lowest entry, only 9 sqm common room in the project, strongest rental exit.

Couples planning ahead can take 2BR + Study (2)d at 743 sqft from $1.449M, with 30 sqm living/dining (largest of 2BRs). Or stretch $140K to 3BR Compact (3)a at $1.588M for a third bedroom.

A young family with one kid should look at 3BR Compact (3)c at 829 sqft from $1.617M. Same 8 sqm common rooms as (3)a/(3)b but largest living/dining (28 sqm) for $29K more than (3)a.

Established families with 2-3 kids should look at 3BR + Yard layouts. (3)h or (3)i at 1,012 sqft from $2.024M gives you the largest master (22 sqm incl bath) and a 12 sqm yard. Or 4BR (1,130 sqft) from $2.288M, with three 8 sqm common rooms, so each child gets a room.

For multi-gen or large families, 4BR Premium (4)e at 1,259 sqft from $2.581M has 36 sqm living/dining, 23 sqm master, limited to 2 stacks (06, 53).

Investors should look at 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.

One layout 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.

Should you buy Tengah Garden Residences?

Downside Risk: Low. QPE Score: 10/10 (Quality 4, Exit 4, Price 2).

Quality 4/4. The developer JV (Hong Leong, GuocoLand, CSC Land) has delivered this same mixed-use, MRT-in-the-lift-lobby format 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. This has the strongest exit case in the current new launch market. The 21,000 HDB units with fixed MOP dates 2028-2032 already live in Tengah and have nowhere private to go. Second demand wave from EC upgraders (2030-2035), and Jurong Innovation District proximity. 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, barely 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 paper-thin.

Downside stays Low rather than Little to None because no private condo has transacted in Tengah yet. When the first resale transactions prove the price point, that assessment may change.

Ballot well. Pick smart.

This full review covers the QPE pre-launch view. For the actual launch outcome (853 of 863 units sold at $2,120 psf average, with only 4BR Premium with Yard inventory remaining), read the Tengah Garden Residences launch results.

Data sources: Developer guide price matrix (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 for station locations and construction timeline. HDB BTO launch data: Tengah BTO launch dates (2018-2019 onwards) for MOP timeline analysis. GLS tender data for EC land cost benchmarks: Senja Close, Woodlands sites (EdgeProp).

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