11 Tengah Garden Avenue, Singapore
Tengah Garden Residences is the first private integrated address in Singapore’s newest town, a 99-year leasehold development along Tengah Garden Avenue in District 24 by GuocoLand, Hong Leong and CSC Land Group, launched on 11 April 2026. Ten blocks rising to 16 storeys hold 863 units over a commercial base on a site of about 25,500 sqm, with TOP expected in 2029. Two facts carry the case: it is the only condominium in District 24, and Hong Kah MRT (JS4) sits beside the plot.
Hong Kah (JS4) is being built next to the development on the Jurong Region Line, with Tengah (JS3), Corporation (JS5) and Lakeside (EW26) inside 2km. The line runs the loop towards Jurong East, where four lines meet, and that interchange is the gateway to the rest of the island. It opens in phases through the estate’s construction window, so the commute a 2029 resident gets is not one a 2026 buyer can test. Drivers get the PIE and the KJE, though provisioning is 518 carpark lots against 863 homes, the car-lite town plan expressed in concrete.
For families, Pioneer Primary School is the primary inside the 1km ballot radius that decides priority under P1 registration, with Jurong Primary, Princess Elizabeth, Rulang and Shuqun in the 2km ring, and Hua Yi Secondary and Jurongville Secondary inside 1km. Our complete guide to the 2026 Primary One registration exercise walks through how each phase runs, and new towns usually gain schools as their cohorts arrive, which is a reasonable expectation rather than a commitment.
The mix is weighted towards families rather than tenants, unusual for a launch this large. 343 units sit in the one and two-bedroom band, and the other 520 carry three bedrooms or more, a 60% family share. Only six one-bedroom homes exist in the entire project. Almost every family format carries a yard or a store, which is the difference between a layout that works with a helper and a live-in grandparent and one that only looks right on paper.
Tengah Garden Residences runs 99 years from 2025, so a buyer collecting keys at completion still starts with about 94 years on the lease, roughly as fresh as leasehold gets. Plot ratio is 3.0, town-centre density, and the URA Master Plan treats Tengah as the country’s most ambitious estate experiment. Buying here means buying into a plan rather than into a finished neighbourhood, and the buying section below prices that honestly.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 6 | 484 - 517 | 0.70% | 1A, 1B | $245 |
| 2 Bedroom | 120 | 624 | 13.90% | 2A | $295 |
| 2 Bed Premium | 115 | 657 - 667 | 13.33% | 2B, 2C | $295 |
| 2 Bed Premium + Study | 102 | 753 | 11.82% | 2D | $295 |
| 3 Bedroom | 96 | 797 - 829 | 11.12% | 3A - 3C | $295 |
| 3 Bed + Store | 176 | 904 - 1023 | 20.39% | 3D - 3J | $295 |
| 3 Bed Premium + Yard | 75 | 1,033 | 8.69% | 3K | $295 |
| 4 Bed + Yard | 88 | 1130 - 1141 | 10.20% | 4A - 4D | $344 |
| 4 Bed Premium + Yard | 85 | 1249 - 1259 | 9.85% | 4E - 4G | $344 |
| Overall | 863 | 484 - 1259 | 100.00% | 24 | $245 - $344 |
CSC Land Group is the Singapore development arm of China State Construction, combining strong financial backing with disciplined project delivery. Active locally since 2017, it focuses on well-designed, sustainable homes that achieve solid resale and rental appeal. Notable projects include Twin VEW (TOP 2021) and Verdale (TOP 2023), both recognised with BCA Green Mark and Construction Excellence accolades. As a residential specialist, CSC prioritises build quality, practical layouts, and reliable timelines, supported by rigorous cost control and after-sales service. This buyer-focused execution and consistent handover performance make CSC a dependable choice for long-term homeowners seeking value, durability, and a smooth purchase-to-move-in experience.
GuocoLand is an SGX-listed developer with roots since 1976 and a focused expansion into property from the early 1990s. In Singapore, it has a consistent record of on-time, high-quality delivery across residential and mixed-use projects.
Notable projects include Lentor Modern, Midtown Modern, The Avenir, Guoco Tower, and Guoco Midtown, reflecting strong design, placemaking, and integration of transport and amenities. The group develops residential, commercial, hospitality, and integrated precincts, and secures green financing to support sustainable construction. Backed by a well-capitalised balance sheet and active footprints across Asia and the UK, GuocoLand offers buyers reliability, thoughtful layouts, and well-managed communities that hold long-term appeal.
Hong Leong Holdings Limited is an established Singapore developer with a long, consistent record in quality, design, and sustainability. It is recognised for dependable delivery and well-planned mid- to high-end homes across mature and emerging districts. Notable projects include Lentoria, Lentor Hills Residences, One-North Eden, Penrose, and the luxury development The Avenir, reflecting steady execution and site selection across diverse locales.
Beyond residential work, the group manages commercial assets, underscoring broad real estate capability. Key strengths include disciplined project management, practical layouts, attention to build quality, and responsive after-sales service—factors that support liveability and long-term value for buyers.
District 24 holds exactly one condominium, and this is it. Count executive condominiums and mixed stock and the district still runs to four projects and 2,291 homes, none of them standing yet, so Tengah Garden Residences is opening a district rather than competing inside one. Our Tengah condo review treats the first-mover case as a genuine question rather than a slogan, because early entry into a planned town can compound well and can also mean paying a finished-town price for an unfinished one.
Start with the ground. The parcel was acquired for $675 million, roughly $821 psf per plot ratio, competitive for a large integrated site and enough room for the consortium to price into the OCR band rather than above it. As of July 2026, the last sixty caveats ran $1,897 to $2,316 psf with a median near $2,146 psf. Across the full launch record the range is $1,779 to $2,339 psf over 861 caveats, median about $2,113, with the newest entries dated June 2026.
The structural point comes before the numbers. Later Tengah plots will be tendered against this project’s absorption, and new-town land bids have historically moved up rather than down, which is the mechanism behind first-mover pricing. The employment end supports it. Jurong Lake District is Singapore’s second CBD with the Jurong Innovation District beside it, and that transformation is already priced into Lucerne Grand and J’den. Le Quest in Bukit Batok West is the completed integrated reference at the town’s edge, and the spread between its resale psf and this launch is the corridor’s clearest value comparison.
One measurement note before you compare. Tengah Garden Residences is a post-GFA harmonisation project, so its strata areas exclude the aircon ledges that older stock such as Le Quest still counts inside its own. A headline psf comparison across those generations is not a comparison of identical square feet.
Weighing an entry here? Speak to us before you commit. We’ll run the tier, stack and timing numbers with you, honest advice, no pressure. WhatsApp us.
The Tengah Garden Residences floor plan ladder is thickest in the middle. 176 three-bedroom-with-store units from 904 to 1,023 sqft form the largest tier, followed by 120 two-bedders at 624 sqft, 115 two-bedroom premium at 657 to 667 sqft, 102 two-bedroom premium with study at 753 sqft and 96 three-bedroom homes from 797 to 829 sqft. Above them sit 75 three-bedroom premium with yard at 1,033 sqft, 88 four-bedroom with yard from 1,130 to 1,141 sqft and 85 four-bedroom premium with yard from 1,249 to 1,259 sqft.
Price that ladder at the July 2026 median of about $2,146 psf and it reads plainly. The 624 sqft two-bedder lands near $1.34m, the 753 sqft two-bedroom premium with study around $1.62m, the 829 sqft three-bedder close to $1.78m, the 1,023 sqft three-bedroom-with-store about $2.2m, the 1,141 sqft four-bedder near $2.45m and the 1,259 sqft four-bedroom premium around $2.7m. Treat those as arithmetic on the caveat record rather than quotes.
The live prints track it. A 1,249 sqft four-bedroom premium with yard traded at $2.72m in June 2026, a 1,023 sqft three-bedder at $2.296m in May and a 624 sqft two-bedder at $1.238m in the same month. The developer’s own list has thinned to a single tier: the one, two and three-bedroom formats are sold out, having opened from $980,000, $1,519,000 and $1,958,000, and what remains is the four-bedroom premium with yard from $2,706,000 at about $2,167 psf.
Inside the gate the ground plane is filled rather than decorated: a lap pool with jetty lounge, a children’s aqua fun pool, an aqua fitness courtyard, two clubhouses, a padel court, a hard court for tennis and pickleball, a gym, a fern trail and a community plaza open to the public. Maintenance at Tengah Garden Residences runs $245 monthly for the one-bedroom, $295 across the two and three-bedroom band and $344 for the four-bedders, moderate figures for a deck this size, and our guide to condominium maintenance fees explains why an 863-unit base keeps them there.
Zoom in to the Plantation subzone, the pocket Tengah Garden Residences sits in. It holds three private developments and about 1,931 homes between them, and all three are still under construction. Two are executive condominiums, Novo Place at 508 units expected in 2027 and Otto Place at 560 units in 2029, with Copen Grand’s 360 units completing this year about 740m away. Executive condominiums carry income ceilings and a five-year minimum occupation, so they are not a substitute for every buyer, and that leaves genuine private stock thin in a town built for a large population.
Set that against the demand side. Tengah town already counts 22,907 HDB flats across 117 blocks, and 14,383 of them are 4-room or larger, the flat types upgraders sell from, with the BTO waves still landing. That is roughly seven upgrader-sized public flats for every private home in the subzone. Our HDB upgrading roadmap sets out how that move is usually sequenced and financed, and the arithmetic maps onto Tengah more cleanly than onto most estates, because the households arrive on a known schedule.
The absorption curve has one entry and it says plenty: 861 caveats lodged between April and June 2026 against 863 units. This did not sell down over three years the way most large OCR projects do. It cleared in a quarter, and our Q2 2026 property market review sets that result against the rest of the quarter’s launches.
The honest counterweight is the exit. A near-total sell-out means the next chapter is the subsale and resale market, and 863 owners eventually share the same shop window. Scarcity helps that story. Timing does not, if a large tranche reaches the market together around completion, so plan a holding period rather than a flip.
Tengah Garden Residences suits first movers backing the forest town’s build-out, west-side families who want an integrated address with a station beside the gate at new-town entry pricing, and Jurong-based households whose commute genuinely improves here. With the smaller tiers sold out, the practical entry today is a four-bedroom, so the buyer arriving now is usually a family rather than an investor.
Someone has to want this from you later. At completion this is the only private condominium in the district, so the exit audience is the town’s own upgraders as their flats reach MOP, plus west-side households who want the integrated format. Landlords should read the address as a 2029 asset. Rental demand in a town still filling up is thin at first and builds with the population, and our rental yields guide sets out how to run that calculation without flattering it.
Fit matters in the other direction too. If you need an established neighbourhood, Tengah is a decade from settled, and Le Quest offers a completed integrated address at the town’s edge instead. If your office is in the city core, price the journey honestly rather than hoping the line closes the gap. If the four-bedroom quantum sits above budget, the executive condominiums around the estate reach the same town at a lower entry, subject to their eligibility rules, and our 2026 new launch shortlist puts the wider field side by side.
Tengah Garden Residences has 10 blocks of 16 storeys.
Tengah Garden Residences has 863 residential units.
Tengah Garden Residences offers 1 Bedroom (484 to 517 sqft), 2 Bedroom (624 sqft), 2 Bed Premium (657 to 667 sqft), 2 Bed Premium + Study (753 sqft), 3 Bedroom (797 to 829 sqft), 3 Bed + Store (904 to 1023 sqft), 3 Bed Premium + Yard (1033 sqft), 4 Bed + Yard (1130 to 1141 sqft), 4 Bed Premium + Yard (1249 to 1259 sqft).
Tengah Garden Residences is 99-year leasehold (lease from 2025).
No, Tengah Garden Residences is a 99-year leasehold development (lease from 2025).
Tengah Garden Residences is developed by Guoccoland, Hong Leong & CSC.
Tengah Garden Residences’s Architects are: ADDP Architects, Coen Design International
Tengah Garden Residences’s Builder is Lian Beng Construction (1988) Pte Ltd
Arrival Court (Residential), Welcome Green, Swimming Pool Zone (Lap Pool, Jetty Lounge, Aqua Terrace with Sunbeds), Sundeck with loungers, Poolside Pavilion, Clubhouse 1 (Hobby Room, Reading Room, Games Room, Changing Room Male & Female with Steam Room, Accessible Toilet, Padelball Court), Clubhouse 2 (Function Rooms 1 to 3 / Multipurpose Rooms, Toilets Male & Female, Accessible Toilet), Gymnasium, Children’s Aqua Fun Pool with Waterplay equipment, Children’s Playground, Children’s Clubhouse (Function Room 4 / Multipurpose Room, Outdoor Pavilion with BBQ, Accessible Toilet), Water Feature Wall, Centella Pond with Jetty Deck, Foliage Garden, Waterside Gourmet Pavilion, Aqua Fitness Courtyard (Aqua Fitness Pool, Hydro Retreat Pool, Wellness Deck, Picnic Pavilion), Art and Play Courtyard (Fun with Chalk Station, Willow Pavilion), Water Lily Brook, Yoga Lawn, Philodendron Cove, Bacopa Pond with Water Pavilion (with BBQ), Adult Fitness Station, Sports Pavilion (with BBQ), Recreational Tennis Court / Pickle Ball Court (1 no. of Hard Court), Fern Trail, Outdoor Showers (3 nos), Residential Pedestrian side gate (to Tengah Garden Avenue), Residential Pedestrian side gate (to MRT station), Guard House, Residential Ingress & Egress, Commercial and Services Ingress & Egress, Residential Pedestrian side gate (to Commercial and MRT Station), Commercial Plants and Shops, Community Plaza (open to public), Forest Edge Garden, Bicycle Park (Residential), Bicycle Park (Commercial), Commercial Drop-Off and Pick-Up, Services Area in Basement 1 (Generator, Bin Centre, Substation, Loading Unloading Bay)
The project is located along Tengah Garden Avenue, within Tengah town, near Hong Kah and Tengah MRT stations on the Jurong Region Line.
Tengah Garden Residences is located in District 24, within the Outside Central Region (OCR).
The nearest MRT stations are Hong Kah MRT (JS4) and Tengah MRT (JS3) on the Jurong Region Line.
Primary Schools within 1km of Tengah Garden Residences:
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Maintenance fees are estimated to range from approximately $245 to $344, depending on unit size.
The land parcel was acquired for $675 million, translating to approximately $821 psf ppr.
Tengah Garden Residences Estimated PSF: $1,850 to $2,300.
Starting Prices of Tengah Garden Residences: $980,000 for a 1 Bedroom, $1,110,000 for a 2 Bedroom, $1,588,000 for a 3 Bedroom, and $2,288,000 for a 4 Bedroom.
The project’s investment appeal lies in its early entry into Tengah, supported by future infrastructure and population growth. While short-term rental demand may be limited, its potential is stronger over the medium to long term as the town matures.
Yes. The development offers larger unit types, full facilities, and a green, car-lite environment. Its layout and surrounding amenities are designed to support long-term family living.
Tengah Garden Residences is a large-scale integrated condominium development designed for family living, combining residential units with community and lifestyle amenities within a new town environment.
Tengah Garden Residences is expected to obtain TOP in 2029.
Tengah Garden Residences is expected to launch around November 2026.
Yes. Foreigners can buy Tengah Garden Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Tengah Garden Residences Showflat is located at Bukit Batok West Avenue 9
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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