Singapore's western frontier has just written its most compelling private-residential chapter yet. Tengah Garden Residences — a 863-unit, 99-year leasehold mixed development anchored at Tengah Garden Avenue in District 24 — sold 853 of its 863 units on launch weekend in April 2026, achieving a 99% take-up rate at an average of S$2,120 psf, making it the best-selling project by unit count since Parktown Residence in February 2025. The numbers are eye-catching, but the story behind them is richer still: this is the first private condominium to open in Tengah, Singapore's purpose-built “forest town,” and the sale crystallises years of speculative anticipation about whether buyers would embrace a neighbourhood that, on launch day, still had no operational MRT station and no completed neighbours. They did — emphatically. EdgeProp Singapore reported the project was nearly 2.3 times oversubscribed before launch weekend, with close to 2,000 groups visiting the showflat preview alone.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Tengah is not a typical HDB new town bolted onto the urban fringe. The Housing & Development Board conceived it as Singapore’s first car-lite, forest-integrated town, zoning the town centre entirely car-free at ground level: all through-traffic is routed underground, leaving the surface for pedestrians, cyclists, and greenery. Five residential districts — Plantation, Garden, Park, Brickland, and Forest Hill — each carry nature-themed identities, threaded together by a 100-metre-wide, 5-kilometre-long Forest Corridor that connects the Western Catchment Area to the Central Catchment Nature Reserve. HDB: Live Green at Tengah
Tengah Garden Residences sits within the Garden District, the second of the five districts to be developed. Its immediate surrounds include the Central Park buffer between homes and the future Jurong Innovation District. Connectivity is anchored by the forthcoming Jurong Region Line (JRL), which will deliver four MRT stations inside Tengah. The station directly serving this project — Hong Kah MRT (JS4) — is expected to open when the JRL reaches this stretch, projected around 2028–2029 based on the Land Transport Authority’s phased JRL rollout. That opening aligns closely with the project’s estimated TOP of September 2029. LTA: Jurong Region Line
The developer consortium is a formidable three-way joint venture: CSC Land Group, Sekisui House, and Frasers Property. The development is designed as a mixed-use complex: nine 16-storey residential blocks atop a commercial podium, delivering retail and F&B at street level — a meaningful amenity advantage in a town where the broader retail ecosystem is still being built out.
We track 856 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TENGAH GARDEN RESIDENCES dashboard.
- Average sale price: $1,862,845 across 856 transactions
- District 24 PSF ranking: Premium tier (top 25%)
- 99 years leasehold · OCR · D24
About TENGAH GARDEN RESIDENCES
TENGAH GARDEN RESIDENCES is a 99 years leasehold condominium, located at TENGAH GARDEN AVENUE in District 24 (Lim Chu Kang, Tengah) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at TENGAH GARDEN RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $2,047 psf | $991,667 |
| 1 BR | 238 | $2,005 psf | $1,289,702 |
| 2 BR | 286 | $2,106 psf | $1,734,626 |
| 3 BR | 329 | $2,172 psf | $2,396,863 |
Sales Market Overview
TENGAH GARDEN RESIDENCES has recorded 856 sale transactions with an average transaction price of $1,862,845, ranging from $980,000 to $2,921,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2026 | 856 | $2,103 psf | $1,862,845 | — |
TENGAH GARDEN RESIDENCES ranks in the top 25% of condos in District 24 by average PSF.
Compared to the OCR average of $1,550 psf, TENGAH GARDEN RESIDENCES trades 35.7% above the segment benchmark.
Loading chart data...
Competing Condos in District 24
Side-by-side comparison against the most actively traded condos in District 24 (Lim Chu Kang, Tengah):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COPEN GRAND | 99 yrs lease commencing from 2021 | 639 | $1,341 psf | 638 |
| OTTO PLACE | 99 yrs lease commencing from 2024 | 600 | $1,759 psf | 591 |
| NOVO PLACE | 99 yrs lease commencing from 2023 | 504 | $1,654 psf | 504 |
Tengah Garden Residences enters the market with a suite of structural tailwinds that few new launches have been able to assemble simultaneously.
- Pioneer-town first-mover premium. As the first private condo to launch in Tengah, the project captures the early-mover narrative that has historically rewarded buyers in Singapore’s planned new towns — comparable to the outsized appreciation enjoyed by early Punggol and Sengkang private projects.
- Unbeatable launch-day demand signal. A 99% clearance rate at S$2,120 psf average, against a backdrop of ~2.3x oversubscription, is verifiable transaction data filed with URA. Use our Stamp Duty Calculator or Mortgage Calculator to model the actual cost of upgrading from HDB to a unit here.
- JRL rail connectivity on delivery. The Hong Kah MRT station’s projected opening window aligns with TOP, meaning buyers are not paying for a promise that is a decade away — rail access should arrive near-simultaneously with key handover.
- Car-lite, green-by-design lifestyle product. Singapore’s planning philosophy is increasingly favouring walkable, transit-oriented, nature-integrated precincts. Tengah is the most ambitious execution of that vision to date.
- Mixed-use podium in an amenity-thin environment. Until Tengah’s commercial ecosystem matures, the retail and F&B component on Tengah Garden Residences’ own podium is a direct quality-of-life differentiator.
Explore comparable price-per-sqft data on our Price Heat Map or New Launches Map.
No investment case is complete without an honest accounting of the downside vectors.
- Infrastructure delivery lag. The JRL MRT timeline is subject to revision — Singapore’s MRT extension history includes delays. Buyers whose commute calculus depends on rail access should stress-test against a scenario where the station opens 12–24 months after TOP.
- Concentrated new-launch supply pipeline. Tengah is a master-planned town, which means HDB will systematically release additional GLS sites. This supply pipeline moderates the case for short-term capital appreciation.
- Amenity ramp-up timeline. The mixed-use podium helps, but Tengah is still years away from having the density of hawker centres, specialist retail, and community nodes that mature OCR towns like Jurong West provide.
- 99-year leasehold decay. At a S$2,120 psf average, buyers are making a substantial capital outlay on a depreciating asset. Use our Mortgage Calculator to stress-test affordability at current SORA-linked rates.
- Psf compression risk from EC competition. Executive Condominiums in Tengah price at a meaningful discount but offer comparable finishes. When EC MOP sellers enter the resale market from 2028 onwards, they provide a substitutable product at lower absolute quantum.
[
{
"persona": "HDB upgrader from Bukit Batok, Jurong or Choa Chu Kang",
"fit_color": "green",
"reason": "The project was designed for this buyer — right geography, right quantum (2BR from ~S$1.1m), right developer JV, and launch evidence confirms 90% Singaporean take-up is driven by exactly this cohort."
},
{
"persona": "First-timer private buyer (couple, no prior private property)",
"fit_color": "green",
"reason": "1BR from ~S$980,000 offers the most accessible private-market entry in Singapore in 2026. No ABSD exposure on first purchase, and car-lite design reduces ongoing transport cost."
},
{
"persona": "Westside investor (Singapore citizen, targeting rental yield)",
"fit_color": "amber",
"reason": "Tengah rental market is nascent — there are no established private rental comps, and the JRL has not yet opened. Medium-term hold (7–10 years) needed for infrastructure maturity."
},
{
"persona": "Parent buying for child studying in western schools",
"fit_color": "amber",
"reason": "Reasonable proximity to NTU and the Jurong education cluster once JRL is operational, but currently requires buses or driving."
},
{
"persona": "Speculative short-term flipper (sub-3-year horizon)",
"fit_color": "red",
"reason": "SSD obligations on sub-3-year disposals, combined with near-zero comparable Tengah resale market at TOP, make short-horizon speculation high-risk. Not suitable."
},
{
"persona": "Retiree or near-retiree seeking amenity-rich, car-free living",
"fit_color": "amber",
"reason": "The forest-town concept and car-lite ground level are philosophically aligned with age-friendly planning, but Tengah’s amenity ecosystem is 3–5 years from maturity."
}
]
Tengah Garden Residences is the rare new launch that earned its hype: a 99% take-up at S$2,120 psf, in a brand-new town with no completed private neighbours and no rail yet, is the market’s unambiguous endorsement of both the product and the Tengah concept. The developer JV brings institutional-grade execution credibility, the mixed-use podium solves an immediate amenity gap, and the JRL’s arrival near TOP removes the most common objection to buying into a nascent town blind.
The bull case rests on Tengah maturing into Singapore’s most liveable western town over the next decade, with this project enjoying first-mover brand equity among private buyers. The bear case is anchored in execution risk on infrastructure, a GLS pipeline that will test price ceilings, and the inherent illiquidity of a new-town address.
Our view: Tengah Garden Residences is a strong fit for genuine owner-occupiers with a 7–10 year horizon, particularly HDB upgraders whose existing social and employment geography is already rooted in the West. For investors seeking yield or near-term capital gains, the risk-reward calculus requires more patience than many are prepared for. Compare against other District 24 properties and run your numbers on the side-by-side comparison tool.
FAQ
What is the average price for TENGAH GARDEN RESIDENCES?
What is the rental yield for TENGAH GARDEN RESIDENCES?
Is TENGAH GARDEN RESIDENCES freehold or leasehold?
When is Tengah Garden Residences expected to receive its TOP?
The project is expected to receive its Temporary Occupation Permit (TOP) in September 2029, based on current construction timelines filed with the Urban Redevelopment Authority. Buyers should factor in a potential buffer of 6–12 months when planning their housing transition.
Which MRT station serves Tengah Garden Residences, and when does it open?
The nearest MRT station is Hong Kah MRT (JS4) on the Jurong Region Line (JRL). The JRL is being rolled out in stages; the section serving Tengah is targeted for completion around 2028–2029. Until the station opens, residents will rely on feeder buses and private transport.
What is the psf range for Tengah Garden Residences?
Units at Tengah Garden Residences transacted at an average of S$2,120 psf during the April 2026 launch weekend, with absolute prices ranging from approximately S$980,000 for 1-bedroom units to S$2,288,000 for 4-bedroom units.
Is Tengah Garden Residences a good investment?
For owner-occupiers with a 7–10 year horizon, the project offers strong fundamentals: first-mover positioning in Singapore’s newest planned town, improving rail connectivity at TOP, and a mixed-use amenity base. For investors seeking short-term capital gains or immediate rental yield, the nascent rental market and infrastructure ramp-up period introduce meaningful uncertainty.
Who are the developers, and what is their track record?
Tengah Garden Residences is developed by a joint venture between CSC Land Group, Sekisui House, and Frasers Property. The consortium brings complementary strengths in construction scale, product quality, and Singapore mixed-use development.
What makes Tengah a “forest town”?
Tengah is Singapore’s most ambitious application of car-lite, nature-integrated town planning. Its town centre is entirely car-free at ground level — all through-traffic is routed underground — leaving pedestrians and cyclists on greenway-lined streets. A 100-metre-wide Forest Corridor runs 5 km through the estate.
Are there any HDB upgrading constraints I should be aware of?
Yes. If you currently own an HDB flat, you must meet the Minimum Occupation Period (MOP) — typically 5 years — before purchasing private property. Additionally, if you retain your HDB flat when buying Tengah Garden Residences, you will be liable for ABSD on the private purchase. Use our Stamp Duty Calculator to compute your exact ABSD exposure.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 856 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for TENGAH GARDEN RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.