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

Source: EdgeProp Singapore

Artist's Impression. Source: Developer

Tengah Garden Residences Starting Prices

Unit Type	Starting From
1-Bedroom	$980,000
2-Bedroom	$1,110,000
3-Bedroom	$1,588,000
4-Bedroom	$2,288,000

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

Why Tengah Garden Residences Matters

Tengah Garden Residences is the first private condo to launch in Tengah. When it TOPs, it will also be the first private condo to complete in Tengah.

There is nothing else like it in the entire town.

Tengah currently has zero private condos for sale. Zero private condos for rent. Zero private condos at all. Yes, there are ECs in Tengah — Copen Grand, Altura, and Lumina Grand — but ECs are a different product entirely. They are restricted to Singaporeans during MOP, they cannot be rented out whole-unit for the first 5 years, and they serve a different buyer profile. They are not competition for Tengah Garden Residences. If anything, when those EC owners eventually MOP and want to upgrade, Tengah Garden Residences is where they are looking.

The town has been building out since 2018, with tens of thousands of HDB flats either completed or under construction — and every single one of those residents has no private upgrade path within their own neighbourhood.

That changes with Tengah Garden Residences.

This is not a "first mover advantage" in the vague marketing sense. This is a structural monopoly on private housing in an entire town for at least the first few years after TOP. No one else is selling what you are selling. No one else is renting what you are renting. The supply is literally one — this project. Tengah Garden Residences does not compete with the ECs. It sets the benchmark that the ECs will eventually be measured against.

For buyers who understand what that means for pricing power, rental yield, and exit strategy, Tengah Garden Residences Singapore deserves serious attention.

How We Review: The QPE Framework

Every review on this site runs through our QPE framework — Quality, Price, Exit.

Quality covers developer track record, land size, layouts, MRT access, views, and facilities. Price examines total price (not psf) and how it compares against what the market has tested — is there a price gap, or are you paying above proven territory? Exit asks who buys from you when it is time to sell, what the demand pool looks like, and what competing supply exists at resale.

All three need to check out. If one fails, you need to know which one — and why.

For Tengah Garden Residences, guide pricing and floor plan dimensions are now confirmed. We can assess all three pillars — Quality, Price, and Exit — with full data. 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

The joint venture behind Tengah Garden Residences is Hong Leong Group, GuocoLand, and CSC Land Group. This is not a small-time developer taking a punt on untested land. These are tier 1 names with a track record that speaks for itself.

Hong Leong and GuocoLand are the same JV behind Lentor Modern — the integrated mixed-use development above Lentor MRT that has been widely praised for its build quality, layout efficiency, and commercial integration. If Lentor Modern is the benchmark for what this JV delivers when they build an integrated MRT development, Tengah Garden Residences buyers have good reason to be confident about what they are getting.

GuocoLand's standalone track record includes Midtown Modern, Martin Modern, and Wallich Residence — developments that consistently score well on finishing quality and design. Hong Leong brings CDL-tier delivery experience from projects across multiple market segments.

CSC Land Group (formerly China Construction South Pacific) adds construction capability and has been involved in several Singapore residential projects. While they are the less headline-grabbing name in the JV, their involvement strengthens the execution side.

The combined experience matters especially for a project like Tengah Garden Residences, which is a mixed-use integrated development — commercial retail on the lower floors, residential above, and MRT connectivity built into the structure. This is architecturally and logistically more complex than a standalone condo. The Hong Leong-GuocoLand JV has already proven they can deliver this format successfully at Lentor Modern. That is not something every developer can claim.

No red flags from this developer team.

Location: Understanding the Tengah Micro-Market

Tengah is Singapore's newest town — and it is being built differently from anything that came before it.

Source: OneMap

This is the country's first car-free town centre. Roads in the central area are pushed underground, replaced by pedestrian paths, cycling networks, and forest corridors that connect the entire town. The URA Master Plan positions Tengah as a model for sustainable, green-first urban living. Whether that resonates with you personally matters less than the fact that it resonates with the government — and government commitment to a town's development translates directly into infrastructure investment, amenity buildout, and long-term liveability.

Source: Land Transport Guru

The Jurong Region Line (JRL) is the backbone of Tengah's connectivity. Hong Kah MRT station — the one integrated with Tengah Garden Residences — connects to Jurong East (interchange to the East-West and North-South Lines), Boon Lay, NUS, and one-north. For working professionals commuting to Jurong Innovation District, the business parks along one-north, or NUS, the JRL provides a direct line without transfers.

Jurong East itself is being transformed into Singapore's second CBD under the Jurong Lake District masterplan. This is not a vague 20-year aspiration — construction is underway, the High Speed Rail terminus (if it proceeds) is planned there, and commercial development is already being anchored. Tengah sits one to two MRT stops from this transformation. Proximity to a developing commercial hub has historically lifted surrounding residential values — the Punggol Digital District effect on Punggol condos is the most recent example.

What is already in Tengah today? The honest answer is that Tengah is still building out. Residents currently rely on Jurong East and Bukit Batok for major retail and dining. The town's own amenities are growing — neighbourhood shops, community facilities, and parks are progressively opening as BTO precincts complete. Tengah Garden Residences itself will add commercial retail at the ground floor, which means residents get convenience shopping, F&B, and daily necessities without leaving the development.

Source: URA Master Plan 2025

For buyers evaluating Tengah as a location, the key mental model is this: you are buying into a town at the ground floor. The amenities, the MRT line, the Jurong Lake District transformation — these are on the way. If you need everything to be ready on day one, Tengah is not for you. But if you can look at the masterplan, the infrastructure commitment, and the population that is already moving in — you can see where this is heading.

Tengah Garden Residences Condo: Quality and Facilities

Land size — 25,456 square metres. That is massive by any measure. This is larger than most recent mega developments in Singapore. A site this size allows for generous spacing between blocks, full-sized facilities, landscaped grounds, and breathing room that smaller sites simply cannot offer. Buyers coming from HDB living will feel the difference immediately.

Mixed development — Commercial retail occupies the entire ground floor — 3,000 sqm of shops, F&B, and daily necessities built into your development. A distinction that matters on day one: this is a commercial podium, not a full-scale mall. Compare that to Pinery Residences which sits on 12,000 sqm of retail. What you get at Tengah Garden Residences is a convenience cluster — your supermarket, your kopitiam, your clinic, your bubble tea — not a weekend shopping destination. For a town that is still building out its amenity infrastructure, having this at your doorstep matters on day one. It just will not be a mall experience.

MRT integration — Hong Kah MRT on the Jurong Region Line. Integrated means covered access from your development to the MRT platform. In practical terms, that is under 1 minute from your lift lobby to the train. No umbrella needed, no crossing roads, no waiting for feeder buses. For daily commuters, this is the single most impactful quality feature. Every integrated development in Singapore — Lentor Modern, North Park Residences, Pasir Ris 8 — commands a premium over nearby standalone condos. That premium exists because the convenience never goes away — covered access, no bus, no umbrella, every single day. It does not depreciate.

Views — A man-made lake wraps around the development — similar in concept to the Sengkang Fernvale waterfront developments like Riverbank at Fernvale, which has already tested $1,800-$2,100 psf in its resale market. Higher floors facing the lake and central landscaping will get the premium views. Pool-facing internal units should also be pleasant. The less desirable orientations: north-facing units may overlook the hospital, and east-facing units get the MRT track. Not dealbreakers, but worth knowing when you pick your stack. Tengah's car-free town centre and forest corridors mean greenery views that are genuinely rare in Singapore elsewhere — the town's design places nature at the centre, with mature trees and green spaces planned as permanent features.

Facilities — Full condo facilities across the 25,456 sqm site: multiple pools, gym, function rooms, BBQ areas, tennis court, and a multi-purpose court. Function rooms are placed on roof terraces overlooking the neighbourhood and lake — a nice touch. One quirk: no dedicated lap pool. For a site this size that is unusual. The pools are designed as lifestyle / family pools rather than training pools. Not a dealbreaker, but serious swimmers should take note. Sky terraces distributed across different blocks round out the offering.

Schools — Pioneer Primary School is within 1km of Tengah Garden Residences. As a brand new township, Tengah does not yet have the breadth of school options that established estates offer. Buyers with school-age children who need a specific primary school within 1km should verify current enrollment boundaries before committing.

Artist's Impression. Source: Developer

Artist's Impression. Source: Developer

Artist's Impression. Source: Developer

Feature	Tengah Garden Residences
Land Size	25,456 sqm
Type	Mixed-use integrated development
Total Units	863 (9 blocks, 16 storeys)
Commercial	3,000 sqm retail
MRT	Hong Kah MRT (JRL) — integrated
Tenure	99-year leasehold
Developer	Hong Leong + GuocoLand + CSC Land
Address	11-29 Tengah Garden Avenue, D24
Expected TOP	December 2030
VVIP Preview	11 April 2026
Town	Tengah (Singapore's newest HDB town)
Car-Free Town Centre	Yes — first in Singapore

Site Plan. Source: Developer

Tengah Garden Residences Unit Mix: 20 Layouts Across 863 Units

The unit mix is confirmed. 863 residential units across 9 blocks of 16 storeys, with 3,000 sqm of commercial space at the ground level. The developer has released 20 distinct layout types — here is every one of them.

Type	Layout	Size (sqft)	From Price
1-Bedroom	(1)a1	484	$980,000
1-Bedroom	(1)b1	506	$986,700
2-Bedroom Compact	(2)a	614	$1,110,000
2-Bedroom Premium	(2)b	646	$1,259,700
2-Bedroom Premium	(2)c	657	$1,281,150
2-Bedroom + Study	(2)d	743	$1,448,850
3-Bedroom Compact	(3)a	797	$1,588,000
3-Bedroom Compact	(3)b	807	$1,614,000
3-Bedroom Compact	(3)c	829	$1,616,550
3-Bedroom + Store	(3)d	904	$1,762,800
3-Bedroom + Yard	(3)e	969	$1,938,000
3-Bedroom + Yard	(3)f	980	$1,960,000
3-Bedroom + Yard	(3)g	947	$1,894,000
3-Bedroom + Yard	(3)h / (3)i	1,012	$2,024,000
3-Bedroom + Yard	(3)j / (3)k	1,033	$2,066,000
4-Bedroom	(4)a / (4)b / (4)c	1,130	$2,288,000
4-Bedroom	(4)d	1,141	$2,339,050
4-Bedroom Premium	(4)f / (4)g	1,249	$2,560,450
4-Bedroom Premium	(4)e	1,259	$2,580,950

The spread tells you everything. Ten 3-bedroom layouts — from compact 797 sqft configurations to yard-equipped 1,033 sqft variants. Six different 3BR + Yard options alone, covering a price range from $1.894M to $2.066M. This is a project designed for families, and the developer clearly expects Tengah HDB upgraders to come looking for the 3-bedroom.

The 2-bedroom side gives four layout options from compact (614 sqft) to study configuration (743 sqft). That 743 sqft 2BR + Study at $1.449M sits in interesting territory — close to the compact 3BR entry of $1.588M. Buyers in that bracket will need to compare what they actually get in each layout once floor plans are visible.

Only 6 units of 1-bedroom — effectively a token offering. The 4-bedroom range (1,130-1,259 sqft) starts at $2.288M with a premium variant reaching $2.581M. That 4BR Premium at 1,249 sqft gives families a genuinely spacious home.

Summary by bedroom count:

Type	Size Range	Units	From Price
1-Bedroom	484 - 506 sqft	6	$980,000
2-Bedroom	614 - 743 sqft	337	$1,110,000
3-Bedroom	797 - 1,033 sqft	347	$1,588,000
4-Bedroom	1,130 - 1,259 sqft	173	$2,288,000
Total		863

2BR and 3BR make up 79% of the project. This is a mass-market play targeting HDB upgraders, not a luxury development chasing high-end buyers.

Tengah Garden Residences Price: Full Breakdown

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

Source: EdgeProp

Source: Squarefoot Research

The 2BR Compact at $1.11M is the entry point. That is $1,808 psf for a 614 sqft unit in an MRT-integrated mixed-development built by Hong Leong and GuocoLand. For a private condo with zero EC restrictions, that is a very low bar to clear. Most of the 3BR compact layouts sit between $1.588M and $1.617M ($1,950-$2,000 psf), and the 4-bedders start at $2.288M ($2,025 psf).

Across all unit types, PSF ranges from approximately $1,808 (lowest-floor 2BR Compact) to $2,400 (high-floor premium units). The bulk of the project — the 3BR and 4BR types that make up the core demand — prices between $2,000 and $2,200 psf.

These are guide prices released ahead of the VVIP Preview on 11 April 2026. Final pricing may adjust at launch.

Full Price Matrix by PSF Tier

The developer's price matrix shows exactly how prices scale with floor level. Each column represents a PSF tier — higher PSF means higher floor. Use this to budget for the floor you actually want, not just the lowest entry.

1-Bedroom and 2-Bedroom:

Type	Layout	Size	$1,850	$1,900	$1,950	$2,000	$2,050	$2,100	$2,150	$2,200	$2,250	$2,300	$2,350	$2,400
1BR	(1)a1	484	$980K			$992K	$1.016M	$1.041M	$1.065M	$1.089M	$1.113M	$1.137M	$1.162M
1BR	(1)b1	506			$987K	$1.012M	$1.037M	$1.063M	$1.088M	$1.113M	$1.139M	$1.164M	$1.189M	$1.214M
2BR Compact	(2)a	614	$1.110M	$1.136M	$1.167M	$1.197M	$1.228M	$1.259M	$1.289M	$1.320M	$1.351M	$1.382M	$1.412M	$1.443M
2BR Premium	(2)b	646			$1.260M	$1.292M	$1.324M	$1.357M	$1.389M	$1.421M	$1.454M	$1.486M	$1.518M	$1.550M
2BR Premium	(2)c	657			$1.281M	$1.314M	$1.347M	$1.380M	$1.413M	$1.445M	$1.478M	$1.511M	$1.544M	$1.577M
2BR + Study	(2)d	743			$1.449M	$1.486M	$1.523M	$1.560M	$1.597M	$1.635M	$1.672M	$1.709M	$1.746M	$1.783M

3-Bedroom:

Type	Layout	Size	$1,950	$2,000	$2,050	$2,100	$2,150	$2,200	$2,250	$2,300	$2,350	$2,400
3BR Compact	(3)a	797	$1.594M	$1.634M	$1.674M	$1.714M	$1.753M	$1.793M	$1.833M	$1.873M	$1.913M
3BR Compact	(3)b	807	$1.614M	$1.654M	$1.695M	$1.735M	$1.775M	$1.816M	$1.856M	$1.896M	$1.937M
3BR Compact	(3)c	829	$1.658M	$1.699M	$1.741M	$1.782M	$1.824M	$1.865M	$1.907M	$1.948M	$1.990M
3BR + Store	(3)d	904	$1.808M	$1.853M	$1.898M	$1.944M	$1.989M	$2.034M	$2.079M	$2.124M	$2.170M
3BR + Yard	(3)e	969	$1.986M	$2.035M	$2.083M	$2.132M	$2.180M	$2.229M	$2.277M	$2.326M
3BR + Yard	(3)f	980	$2.009M	$2.058M	$2.107M	$2.156M	$2.205M	$2.254M	$2.303M	$2.352M
3BR + Yard	(3)g	947	$1.941M	$1.989M	$2.036M	$2.083M	$2.131M	$2.178M	$2.225M	$2.273M
3BR + Yard	(3)h/(3)i	1,012	$2.075M	$2.125M	$2.176M	$2.226M	$2.277M	$2.328M	$2.378M	$2.429M
3BR + Yard	(3)j/(3)k	1,033	$2.118M	$2.169M	$2.221M	$2.273M	$2.324M	$2.376M	$2.428M	$2.479M

4-Bedroom:

Type	Layout	Size	$2,000	$2,050	$2,100	$2,150	$2,200	$2,250	$2,300	$2,350	$2,400
4BR	(4)a/(4)b/(4)c	1,130	$2.317M	$2.373M	$2.430M	$2.486M	$2.543M	$2.599M	$2.656M	$2.712M
4BR	(4)d	1,141	$2.339M	$2.396M	$2.453M	$2.510M	$2.567M	$2.624M	$2.681M	$2.738M
4BR Prem	(4)f/(4)g	1,249	$2.560M	$2.623M	$2.685M	$2.748M	$2.810M	$2.873M	$2.935M	$2.998M
4BR Prem	(4)e	1,259	$2.581M	$2.644M	$2.707M	$2.770M	$2.833M	$2.896M	$2.959M	$3.022M

A few things jump out from this matrix. The 2BR Compact (2)a is the only layout that starts at $1,850 psf — every other layout enters at $1,950 psf or above. The price difference between the lowest floor and the highest floor ranges from $180K (1BR) to $460K (4BR Premium). Mid-floor units in the $2,050-$2,150 psf range offer a reasonable balance between price and floor level for most buyers.

Put these numbers in context. The upcoming OCR launches — Bedok Rise, Lentor Gardens, Vela Bay, Awakang — will likely price between $2,600 and $3,000 psf based on their land costs. EC MOP resale is already hitting $1,900-$2,100 psf across OCR locations. When even restricted ECs are transacting at the same level as Tengah Garden Residences, you are looking at a private condo priced at what the market is treating as EC territory. This is likely the cheapest entry point before the next price jump. Tengah Garden Residences at $2,000-$2,200 psf may be the last OCR private launch priced at this level for quite some time. When you look at what is coming in the pipeline, there is nothing else in the queue at this price point with MRT integration and a commercial podium.

What Our GLS Formula Predicted

The land was acquired at $821 psf ppr (EdgeProp GLS data). To put that in perspective, recent EC land tenders came in at similar levels — Senja Close EC at $771 psf ppr, the two Woodlands EC sites at $782 and $794 psf ppr. Tengah Garden Residences secured private condo land at EC-level pricing. That is unusual and it directly feeds the competitive guide prices you see today.

Our pricing formula — land cost x 2.23 — estimated a launch PSF of $1,831.

The actual entry point ($1,808 psf for the 2BR Compact) comes in below our formula estimate. The bulk pricing of $2,000-$2,200 psf sits 9-20% above the formula, which is consistent with what integrated MRT developments typically command. Lentor Modern carried a similar MRT integration premium over its GLS formula estimate.

Developer breakeven sits at approximately $1,527 psf (land cost x 1.86). At a guide price of $2,000-$2,200 psf, the developer margin is healthy but not excessive — suggesting they are pricing for volume, not maximum extraction. That is a good sign for buyers. Volume pricing means they want to move units on launch day, which tends to favour competitive starting prices over aggressive escalation.

Tengah Garden Residences Price vs the EC Market

No private condo has ever sold in Tengah. So instead of a traditional price gap calculation, the most relevant comparison is 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 and latest transaction records, 2024-2026. Le Quest data: URA Realis resale transactions 2025. Rivelle launched 3BRs from $1.58M in 2024, now transacting at $1.9M — a clear sign of how quickly EC pricing has moved. Note: ECs are a different product with different restrictions and are shown for pricing context, not as direct alternatives.

A few observations from these numbers.

The premium for going private is almost gone. Copen Grand EC is already transacting at $1,700+ psf harmonised. Otto Place EC has hit $1,800-$1,900 psf. At $2,000-$2,200 psf for Tengah Garden Residences, the gap between a restricted EC and a fully private condo is paper-thin. That premium buys you: no income ceiling, no family nucleus requirement, no MSR cap on your loan, no e-application process, immediate rental eligibility, and the ability to sell to anyone — Singaporeans, PRs, or foreigners. This is the closest thing to buying an EC without any of the EC restrictions.

ECs have already breached this territory. Rivelle EC in Tampines launched 3-bedders from $1.58M — those same units now transact around $1.9M at $1,800-$2,000 psf, with EC restrictions still attached. Otto Place EC in Tengah itself has hit $1,900 psf on higher floors. EC resale after MOP is already testing $1,900-$2,100 psf across OCR locations. A private condo at $2,000-$2,200 psf — without any restrictions — is barely above what restricted ECs are already commanding.

Le Quest — the only existing private condo benchmark nearby — is already at $1,836 psf harmonized. Le Quest in Bukit Batok is about 6 years old, not near an MRT, and sits above a smaller commercial component. Its latest resale transactions range from $1,575-$1,736 psf (URA Realis, 2025). Add 8% for harmonization and you are looking at $1,700-$1,875 psf — for an older, non-MRT-integrated condo. Tengah Garden Residences at $2,000-$2,200 psf is newer, integrated with MRT, and comes with a larger commercial podium. The gap between a 6-year-old non-MRT private condo and a brand-new MRT-integrated one is barely 10-15% in PSF.

At total price, the comparison gets even more interesting. A Tengah Garden Residences 3BR Compact at 797 sqft costs $1.588M. A Copen Grand EC 3BR at 1,011 sqft costs around $1.65M. The EC is larger and roughly similar in total price — but with all the EC restrictions attached. No income ceiling to worry about. No family nucleus requirement. No MSR limiting your loan. No e-application ballot to pray through. The buyer who cannot meet any of those EC gates can get into Tengah Garden Residences for less than the restricted product next door — and rent it out from day one.

Can Tengah HDB Upgraders Afford Tengah Garden Residences?

The primary exit buyer (and also the primary first buyer) is the Tengah HDB upgrader. So the affordability question matters.

A Tengah 4-room BTO purchased in 2018/2019 at around $300K-$350K would be valued at roughly $450K-$550K in today's resale market. After paying off the HDB loan and CPF refunds, a typical upgrader could walk away with $150K-$250K in combined cash and CPF.

Unit Type	Price	25% Down Payment	Loan Amount	Est. Monthly (3.5%, 25 yrs)
2BR Compact	$1,110,000	$277,500	$832,500	~$4,160
3BR Compact	$1,588,000	$397,000	$1,191,000	~$5,950
4BR	$2,288,000	$572,000	$1,716,000	~$8,580

The 2BR Compact is within reach for most Tengah HDB upgraders — the down payment is covered by HDB sale proceeds, and the monthly repayment is manageable for a dual-income household. The 3BR Compact is more stretched but still doable for households earning $10K+ combined. The 4BR requires significantly more financial headroom and is likely aimed at buyers selling larger HDB flats or with existing savings beyond their HDB proceeds.

The developer's decision to offer 2BR Compacts from $1.11M is deliberate. This is the on-ramp for the Tengah upgrader — the price point low enough to convert hesitant buyers who might otherwise wait.

For Buyers Who Missed Pinery Residences

Pinery Residences moved 92% of its units at an average of $2,550 psf, with some units breaching $2,700 psf. For buyers who found Pinery too expensive at the upper end of that range, Tengah Garden Residences offers a different equation. A 4BR at Tengah Garden Residences (1,130 sqft) from $2.288M at ~$2,025 psf buys more space than a 4BR + Study at Pinery (1,195-1,227 sqft) that averaged $3.1M-$3.2M at $2,600+ psf. The total price gap is $800K-$900K for a comparable or larger unit.

The locations are worlds apart — Tampines has decades of proven track record while Tengah is a brand new township still in its infancy. But for buyers who are investing rather than living in the unit, the PSF gap between these two integrated-MRT, mixed-development projects is wide enough to make Tengah Garden Residences a serious alternative. Both sit on large sites, both integrate with MRT, both have commercial podiums. The difference is location maturity and price — and $800K buys a lot of patience.

Tengah Garden Residences Floor Plans: Full Room-by-Room Breakdown

Developer floor plans are out. We now have room dimensions for all 20 layouts. Here is what you are actually getting for your money — and the one thing every buyer needs to know before committing.

The Headline: Common Rooms Are 8 sqm Across the Board

Across the entire project — every 2BR Premium, every 3BR, every 4BR — common bedrooms are 8 sqm. The only exception is the 2BR Compact (2)a, which gets a 9 sqm common room.

What does 8 sqm mean in practice? A queen-size bed fits. But once the bed is in, you have minimal walking space and no room for a standalone wardrobe. You will need a built-in wardrobe or wall-mounted storage. For a couple or a single adult, 8 sqm works. For a child who needs a study desk, bookshelf, and bed — it is tight. The HDB standard for a common bedroom is 9 sqm. Every common room in this project except one sits below that standard.

Standard for new launch compact layouts in this price range. But families with school-age kids who need proper study space in each bedroom should factor this in. The workaround is furniture planning — platform beds with storage, wall-mounted desks, built-in wardrobes. Just know you are designing around the constraint, not living with generous space.

1-Bedroom Layouts

Floor Plans: 1-Bedroom Types (1)a1 and (1)b1. Source: Developer

Layout	Size	Master BR	Living/Dining	Balcony	Stacks
(1)a1	484 sqft / 48 sqm	16 sqm (incl 5 sqm bath)	26 sqm	6 sqm	31, 39, 16
(1)b1	506 sqft / 48 sqm	16 sqm (incl 5 sqm bath)	26 sqm	6 sqm	05, 24, 56

Only 6 units total. Both layouts are functionally identical — 11 sqm master bedroom with an ensuite 5 sqm bath, and a 26 sqm living/dining area. At 484-506 sqft, these are investor units. The living space is generous for a 1BR. Entry from $980K.

2-Bedroom Layouts

Floor Plans: 2BR Compact (2)a — 614 sqft and 2BR Premium (2)b — 646 sqft. Source: Developer

Floor Plans: 2BR Premium (2)c — 657 sqft and 2BR + Study (2)d — 743 sqft. Source: Developer

Layout	Size	Master BR	Common BR	Living/Dining	Study	Balcony	Stacks
(2)a Compact	614 sqft / 58 sqm	16 sqm*	9 sqm	22 sqm	—	6 sqm	13, 20, 21, 27, 28, 35, 36, 43
(2)b Premium	646 sqft / 61 sqm	16 sqm*	8 sqm	22 sqm	4 sqm	6 sqm	13, 20, 21, 27, 28, 35, 36, 43
(2)c Premium	657 sqft / 62 sqm	16 sqm*	8 sqm	23 sqm	4 sqm	6 sqm	16, 17, 31, 32, 39, 40
(2)d + Study	743 sqft / 70 sqm	16 sqm*	8 sqm	30 sqm	4 sqm	6 sqm	04, 05, 24, 52, 55, 56, 59

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.

The 2BR Premiums (2)b and (2)c add a 4 sqm study nook but drop the common room to 8 sqm. The trade-off: you get a study alcove but lose 1 sqm from the bedroom. Whether a 4 sqm study is useful depends on your needs — it fits a small desk and chair, not much more.

The 2BR + Study (2)d at 743 sqft is interesting. The living/dining area jumps to 30 sqm — the largest of any 2BR type by a wide margin. Combined with the 4 sqm study, this layout gives you flexibility. The study could serve as a home office, a nursery, or a reading nook. But the common bedroom is still 8 sqm. At $1.449M, it sits only $140K below the 3BR Compact entry of $1.588M — which gets you a third bedroom instead of a study, albeit at 8 sqm each.

3-Bedroom Layouts

3BR Compact:

Floor Plans: 3BR Compact (3)a — 797 sqft and 3BR Compact (3)b — 807 sqft. Source: Developer

Floor Plans: 3BR Compact (3)c — 829 sqft and 3BR + Store (3)d — 904 sqft. Source: Developer

Layout	Size	Master BR	Common BR 1	Common BR 2	Living/Dining	Balcony	Stacks
(3)a	797 sqft / 74 sqm	16 sqm*	8 sqm	8 sqm	26 sqm	6 sqm	23
(3)b	807 sqft / 76 sqm	17 sqm*	8 sqm	8 sqm	27 sqm	6 sqm	07
(3)c	829 sqft / 77 sqm	17 sqm*	8 sqm	8 sqm	28 sqm	6 sqm	02, 19, 24, 54, 42

Master BR sizes include 5 sqm ensuite bathroom.

All three compact 3BRs follow the same pattern: two 8 sqm common rooms. The difference between them is where the extra sqft goes — living/dining grows from 26 sqm to 28 sqm as you move from (3)a to (3)c. The (3)c at 829 sqft ($1.617M) gives you the most living space for only $29K more than the (3)a. If you are buying a compact 3BR, the (3)c is the better pick. The (3)a sits on a single stack (23) — limited unit availability.

3BR + Store:

The 3BR + Store (3)d floor plan is shown alongside the 3BR Compact (3)c above. The 3 sqm store is a utility closet, not a room.

Layout	Size	Master BR	Common BR 1	Common BR 2	Store	Living/Dining	Stacks
(3)d	904 sqft / 84 sqm	17 sqm*	8 sqm	8 sqm	3 sqm	30 sqm	15, 22, 26, 30, 57, 37

The store room is 3 sqm — a utility closet. Do not expect a helper's room or a study. It fits a washing machine, a drying rack, and some shelving. Useful for keeping laundry out of the kitchen, but do not buy this layout expecting a fourth usable room.

3BR + Yard:

Floor Plans: 3BR + Yard (3)e — 969 sqft and 3BR + Yard (3)f — 980 sqft. Source: Developer

Floor Plans: 3BR + Yard (3)g — 947 sqft and 3BR + Yard (3)h — 1,012 sqft. Source: Developer

Floor Plans: 3BR + Yard (3)i — 1,012 sqft and 3BR + Yard (3)j — 1,033 sqft. Source: Developer

Floor Plan: 3BR + Yard (3)k — 1,033 sqft. Most widely available yard layout (5 stacks). Source: Developer

Layout	Size	Master BR	Common BR 1	Common BR 2	Yard	Living/Dining	Stacks
(3)e	969 sqft / 90 sqm	19 sqm*	8 sqm	8 sqm	12 sqm	27 sqm	12
(3)f	980 sqft / 91 sqm	17 sqm*	8 sqm	8 sqm	11 sqm	27 sqm	12
(3)g	947 sqft / 92 sqm	17 sqm*	8 sqm	8 sqm	11 sqm	33 sqm	25
(3)h	1,012 sqft / 94 sqm	22 sqm*	8 sqm	8 sqm	12 sqm	28 sqm	11
(3)i	1,012 sqft / 94 sqm	22 sqm*	8 sqm	8 sqm	12 sqm	28 sqm	09
(3)j	1,033 sqft / 95 sqm	21 sqm*	8 sqm	8 sqm	11 sqm	32 sqm	10
(3)k	1,033 sqft / 96 sqm	22 sqm*	8 sqm	8 sqm	10 sqm	32 sqm	18, 33, 38, 41, 58

Master BR sizes include 5 sqm ensuite bathroom.

The yard layouts are where families get their laundry and utility space — 10 to 12 sqm yards that function as a proper service area. Common rooms remain at 8 sqm across the board.

Two layouts stand out. The (3)g at 947 sqft delivers a 33 sqm living/dining area — the largest of any 3BR type — for one of the lower starting prices ($1.894M). If your priority is living space over bedroom size, this is the pick. The (3)h and (3)i at 1,012 sqft get the largest master bedroom (22 sqm including bath, so 17 sqm of actual bedroom space) and a 12 sqm yard. These are the most family-oriented 3BR layouts in the project.

The (3)k at 1,033 sqft sits on 5 stacks (18, 33, 38, 41, 58) — the most widely available yard layout, giving you more floor and facing options. Something to factor in if stack selection matters to you.

4-Bedroom Layouts

4BR Standard:

Floor Plans: 4BR (4)a — 1,130 sqft and 4BR (4)b — 1,130 sqft. Source: Developer

Floor Plans: 4BR (4)c — 1,130 sqft and 4BR (4)d — 1,141 sqft. Source: Developer

Layout	Size	Master BR	Common BRs (x3)	Living/Dining	Balcony	Stacks
(4)a	1,130 sqft / 105 sqm	20 sqm*	8 sqm each	31 sqm	7 sqm	44
(4)b	1,130 sqft / 105 sqm	20 sqm*	8 sqm each	31 sqm	7 sqm	47
(4)c	1,130 sqft / 105 sqm	21 sqm*	8 sqm each	34 sqm	7 sqm	46, 49
(4)d	1,141 sqft / 106 sqm	21 sqm*	8 sqm each	33 sqm	7 sqm	29

4BR Premium:

Floor Plans: 4BR Premium (4)e — 1,259 sqft and 4BR Premium (4)f — 1,249 sqft. Source: Developer

Floor Plan: 4BR Premium (4)g — 1,249 sqft. Source: Developer

Layout	Size	Master BR	Common BRs (x3)	Living/Dining	Balcony	Stacks
(4)e	1,259 sqft / 117 sqm	23 sqm*	8 sqm each	36 sqm	7 sqm	06, 53
(4)f	1,249 sqft / 116 sqm	23 sqm*	8 sqm each	27 sqm	7 sqm	45, 50, 51
(4)g	1,249 sqft / 116 sqm	23 sqm*	8 sqm each	33 sqm	7 sqm	48

Master BR sizes include 5 sqm ensuite bathroom.

Every 4BR in the project has three common bedrooms at 8 sqm each. For a family with three children each needing their own room, this means queen beds fit but study desks will need creative placement. Built-in furniture is not optional at this size — it is essential.

The (4)c at 1,130 sqft on stacks 46 and 49 delivers the largest living/dining area (34 sqm) of the standard 4BRs while keeping the same $2.288M entry price as the (4)a and (4)b. If you are choosing among the standard 4BRs, the (4)c gives you the most usable common space.

The (4)e Premium at 1,259 sqft is the best 4BR layout in the project — 36 sqm living/dining, 23 sqm master suite (18 sqm bedroom + 5 sqm bath), and the most total space at 117 sqm. At $2.581M from only 2 stacks (06, 53), availability is limited.

The (4)f Premium at 1,249 sqft sits on 3 stacks (45, 50, 51) giving more stack options, but note the living/dining shrinks to 27 sqm — the smallest of any 4BR type despite being a Premium layout. The extra sqft appears to go into a larger service/utility area (14 sqm). Check whether that trade-off works for you at the showflat.

Floor Plan Verdict

The layouts are efficient but compact. Master bedrooms are generously sized across all types (16-23 sqm including bath). Living/dining areas range from adequate (22 sqm in 2BRs) to genuinely spacious (36 sqm in the 4BR Premium). Balconies are kept tight at 6-7 sqm — no wasted outdoor space eating into your indoor area.

The weak point is the common bedrooms. At 8 sqm across the board, they are functional but not generous. Families with two school-age kids sharing bedrooms or needing study space in each room should plan for built-in furniture from day one. The 2BR Compact (2)a with its 9 sqm common room is the only layout that meets the HDB bedroom standard.

For the showflat visit (opens 11 April 2026), verify three things in person: (1) whether the 8 sqm rooms feel livable with the developer's show furniture, (2) whether kitchens have windows and natural ventilation, and (3) how the yard/service areas are configured in the 3BR + Yard types. The showflat is off-site — register interest to receive the address.

Exit Strategy: Who Buys From You When You Sell?

This is where Tengah Garden Residences stands apart from almost every other new launch in Singapore right now.

When you buy a condo, you need to think about who buys it from you 5 to 10 years down the road. The exit buyer pool is what determines whether your property holds value, appreciates, or sits on the market collecting dust.

Tengah Garden Residences has something almost no other project can claim: a captive demand pool with no alternative.

The HDB MOP Wave

Source: OneMap

Tengah BTOs started launching in 2018 and 2019. Those flats have Minimum Occupation Period (MOP) hitting between 2028 and 2032. When MOP hits, HDB owners can sell their flat and upgrade.

The numbers are not abstract. Here are the specific Tengah BTO precincts and their MOP 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

That is nearly 21,000 HDB units with MOP dates hitting between 2028 and 2032 — concentrated in the exact years when Tengah Garden Residences will be completing (TOP ~2030) and entering the resale market.

Tengah HDB owners who have built their lives in the town — kids enrolled in nearby schools, parents who know the neighbourhood, daily routines established around Tengah's infrastructure — they do not want to leave. They want to upgrade within Tengah.

But right now, there is nothing for them to upgrade to. There are no private condos in Tengah.

When Tengah Garden Residences TOPs around 2029 to 2030, you will have thousands of Tengah HDB owners whose MOP has just hit. They will have cash proceeds from their BTO sale. They will want a condo. And they will want to stay in Tengah.

You are the first and only option.

The Buyer Profiles at Exit

Buyer Type	Profile	Estimated Budget	Timeline
Tengah HDB upgraders	Just MOP'd their BTO, cash from HDB sale, want to stay in Tengah	$1.5M - $2M	2026-2031 (MOP wave)
JRL commuters	Working professionals along JRL corridor (Jurong East, NUS, one-north)	$1.3M - $1.8M	From TOP onwards
EC upgraders	Copen Grand, Altura, Lumina Grand owners who MOP and want private condo living	$1.8M - $2.5M	2030-2035 (EC MOP wave)
Investors	First property, no ABSD, rental demand from Jurong Innovation District	$1.3M - $1.8M	From TOP onwards

The primary exit buyer is the Tengah HDB upgrader. This is the strongest demand signal in the entire analysis. These buyers are not hypothetical — the BTOs have been sold, the people have moved in, and the MOP dates are fixed. This wave is coming whether the market goes up, down, or sideways.

Next in line: the JRL commuter. Hong Kah MRT connects to Jurong East, Boon Lay, NUS, and one-north. Working professionals who commute along this corridor and want an integrated MRT development will look at Tengah Garden Residences, especially if they are priced out of Jurong East or Bukit Batok options.

Further out — and this is the longer-term play — the EC upgrader. Copen Grand, Altura, and Lumina Grand will all hit their 5-year MOP between roughly 2030 and 2035. When those owners want to upgrade to a fully private condo with no restrictions, integrated MRT access, and more space, Tengah Garden Residences is the obvious next step. They already live in Tengah. They already know the area. And they will have the equity from their EC sale to make the move. This is a second demand wave that arrives after the HDB upgrader wave — it extends the exit runway well beyond the first 5 years.

Finally, investors. No Additional Buyer's Stamp Duty (ABSD) for first-property buyers. Rental demand will come from Jurong Innovation District — the government's industrial and tech hub being built in western Singapore. Proximity to an employment node drives rental demand, and Tengah Garden Residences is positioned to capture that.

Why This Exit Is Structurally Strong

Most new launches compete with 5 to 10 other condos in the same estate at resale. Tengah Garden Residences competes with no one. There are no other private condos in the town. The ECs are a different product with different restrictions — they do not compete on the same playing field. In fact, Tengah Garden Residences will be the price benchmark that future private developments and privatised ECs in Tengah are measured against. You are not chasing someone else's ceiling. You are setting it.

Even when more GLS sites are eventually released in Tengah, those projects will take 4 to 5 years from land sale to TOP — by which time your unit is already TOP'd, already occupied, and already established in the resale market. One stop outward at Tengah MRT sits a blue-zoned commercial site with a plot ratio of 3.2 — a much more valuable land parcel. When that site eventually goes to tender, the land bid could conservatively be $1,000-$1,100 psf ppr, roughly 30-40% higher than the $821 psf ppr that Tengah Garden Residences secured. Whatever launches on that site will price significantly above Tengah Garden Residences. For buyers who get in at Tengah Garden Residences today, that future launch becomes a price ceiling lifter, not a competitor.

And crucially, you get two demand waves: HDB upgraders first (2026-2031), then EC upgraders second (2030-2035). That is nearly a decade of sustained upgrader demand flowing into a single project.

First-mover advantage gets thrown around a lot. 21,000 fixed MOP dates and zero private competition. That is not marketing — those are numbers you can verify.

Reasons Why Tengah Garden Residences Might Not Be for You

Every project has considerations. Honest assessment means flagging them.

1. JRL delays. The Jurong Region Line is critical to this project. If the MRT is not operational when Tengah Garden Residences TOPs, the integrated MRT advantage disappears temporarily. Residents would need to rely on buses or driving to Jurong East or Bukit Batok MRT. This does not kill the project — the MRT will eventually come — but it affects the early-stage living experience and could dampen rental demand in the first year or two. Monitor JRL construction updates closely.

2. More GLS sites in Tengah. The government could release additional land parcels in Tengah for private residential development. More supply means more competition at resale. However, any new project on a fresh GLS site would take 4 to 5 years from land sale to TOP — by which time Tengah Garden Residences will already be established in the resale market. First-mover advantage gives you a head start, but it does not guarantee permanent monopoly.

3. Tengah town buildout pace. Tengah is still developing. If the amenity buildout — retail, food, community facilities — takes longer than expected, buyers who need everything ready on move-in day may feel the pinch. This is the trade-off of buying into a new town: you get in at ground-floor pricing, but you live through the construction phase. For some buyers, that trade-off is worth it. For others, it is not. Know which camp you are in before committing.

4. Untested price territory. No private condo has ever transacted in Tengah. The guide prices look competitive against the EC market, but they are still the first data point. First data points carry higher uncertainty than established benchmarks. The strongest risk management: aim for the lowest entry price you can secure. Lowest entry, lowest risk, highest upside. The 2BR Compact at $1.11M and the 3BR Compact at $1.588M represent the floor — start there.

5. Common bedrooms are 8 sqm across the board. Floor plan dimensions are now confirmed. Every common bedroom in the project is 8 sqm — below the 9 sqm HDB standard — except the 2BR Compact (2)a which gets 9 sqm. A queen bed fits at 8 sqm but with minimal space left for a wardrobe or desk. Families with school-age kids should plan for built-in furniture from day one. This is standard for new launch compact layouts at this price point, but it is worth seeing in person at the showflat (opens 11 April 2026) before committing.

Best Units at Tengah Garden Residences by Buyer Profile

Solo or couple, no kids should look at the 2BR Compact (2)a at 614 sqft from $1.11M. Lowest entry price in the project, the only layout with a 9 sqm common room (meets HDB standard), integrated MRT for daily commuting, and the strongest rental exit option given the low price. If your budget allows, the 2BR Premium layouts at 646-657 sqft from $1.26M add a study nook but drop the common room to 8 sqm.

Couple planning ahead could consider the 2BR + Study (2)d at 743 sqft from $1.449M. The 4 sqm study fits a desk and chair — enough for a small home office or nursery. The 30 sqm living/dining is the largest of any 2BR type. Alternatively, the 3BR Compact (3)a at 797 sqft from $1.588M is only $140K more and gives you a third bedroom (8 sqm) instead of a study. If a separate room matters more than a larger living area, the 3BR is worth the stretch.

Young family with one kid should target the 3BR Compact (3)c at 829 sqft from $1.617M. Common rooms are 8 sqm across all compact 3BRs — no difference between (3)a, (3)b, and (3)c — but the (3)c gives you the largest living/dining at 28 sqm for only $29K more than the (3)a. At 8 sqm, the common rooms fit a queen bed but are tight with a desk. Plan for built-in furniture.

Established family (2-3 kids) should look at the 3BR + Yard layouts. The (3)h or (3)i at 1,012 sqft from $2.024M offer the largest master (22 sqm incl bath) and a 12 sqm yard for helper/laundry space. Common rooms are still 8 sqm each — there is no getting around that at any layout size in this project. For the 4BR (1,130 sqft) from $2.288M, all three common rooms are 8 sqm. Each child gets their own room, but study desks will need creative furniture solutions in every bedroom.

Multi-gen or large family should consider the 4BR Premium (4)e at 1,259 sqft from $2.581M — the largest layout with a 36 sqm living/dining, 23 sqm master suite, and 3 common rooms at 8 sqm each. If the budget is tight, the (4)f Premium at 1,249 sqft from $2.560M sits on more stacks (45, 50, 51) but has a smaller 27 sqm living area. For multi-gen arrangements, a 3BR + Yard (1,033 sqft) from $2.066M plus a separate 1BR ($980K) may offer more total space and privacy than a single 4BR Premium.

Investors looking at yield should target the 2BR Compact (2)a at 614 sqft from $1.11M. Lowest entry, only 9 sqm common room in the project (better for tenants), strongest rental demand from JRL commuters and Jurong Innovation District workers, and the easiest resale exit. First-property buyers pay no ABSD.

Worth flagging: The 3BR + Store (3)d at 904 sqft ($1.763M) has a 3 sqm store — a utility closet for laundry, not a helper's room or study. It sits between compact 3BRs and yard 3BRs in price. If you need actual service space, the 3BR + Yard types with 10-12 sqm yards are significantly more functional.

Should You Buy Tengah Garden Residences?

Downside Risk: Low

QPE Score: 10/10 (Quality 4 | Exit 4 | Price 2)

Tengah Garden Residences now has pricing data to match its already-strong fundamentals. Here is where it stands across all three pillars.

Quality (4/4) — Tier 1 developer JV with a proven track record on integrated developments. Massive 25,456 sqm land site. Integrated with Hong Kah MRT on the Jurong Region Line. Mixed-use with commercial retail. Located in Singapore's first car-free town centre. The developer has delivered this exact format successfully at Lentor Modern. No red flags.

Exit (4/4) — The strongest exit case in the current new launch market. A captive HDB upgrader wave with fixed MOP dates (2026-2031), zero private competition in the town, a second demand wave from EC upgraders (2030-2035), and proximity to the Jurong Innovation District employment hub. The demand pool is not theoretical — the people are already living in Tengah.

Price (2/2) — The 2BR Compact at $1.11M (~$1,808 psf) enters below our GLS formula estimate of $1,831 psf. The bulk of the project prices at $2,000-$2,200 psf — barely above what Copen Grand ($1,700+ harmonised) and Otto Place ($1,800-$1,900) are already transacting at as ECs. EC resale after MOP is hitting $1,900-$2,100 psf across OCR locations. The premium for going fully private with zero restrictions is paper-thin. At this entry level, pricing is firmly in tested EC territory — the market has already validated this range.

Our position: Tengah Garden Residences checks all three boxes. The pricing is competitive, the quality is proven, and the exit is structurally protected. Floor plan dimensions are now confirmed — common bedrooms at 8 sqm are tight but workable with built-in furniture, and the living/dining areas are generous across most layouts. The 2BR Compact (2)a with its 9 sqm common room stands out as the best-proportioned layout relative to its price. For HDB upgraders and first-time investors, this is one of the most compelling new launches of the year.

Downside risk stays at 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.

Tengah Garden Residences Booking Timeline

The full sales process runs over two weeks. Here is every key date.

Date	Event	What Happens
11-21 April 2026	VIP Preview	Showflat open daily 10am-7pm. Off-site location — register to get the address.
21 April 2026	Cheque Cutoff	Submit LOA documents, ID, and $10,000 cashier's order (payable to developer) before cutoff time (TBC).
23 April 2026	E-Balloting	Via Zoom. Ballot results and booking time slots announced by end of day.
24 April 2026	Bulk / Agent Purchase	Priority booking for 2+ unit purchases. No priority for developer direct clients.
25 April 2026	Booking / Launch Day	Single-purchase buyers book based on balloted queue sequence. Pricing released to buyers in the queue. Arrive 30 minutes before your allocated slot.

Priority scheme: (1) Loyalty program for existing Hong Leong and GuocoLand owners (up to 2-tier relationship). (2) Bulk purchasers — 2 units get up to 1-tier priority, 3+ units get up to 2-3 tier. (3) Agent purchase.

When sales results come in, we will update the pricing section with actual transacted prices versus guide prices, absorption rates by unit type, and whether the developer holds or adjusts pricing.

This page will be updated at every milestone. Bookmark it.

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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 — 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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