District 24 — spanning Tengah, Lim Chu Kang and Choa Chu Kang North — is Singapore's most ambitious new OCR frontier. With HDB's car-lite forest town half-built, two sold-out ECs already priced above $1,650 psf, the first private condo (Tengah Garden Residences) launching at $2,120 psf in April 2026, and the Jurong Region Line opening from 2028, early-mover buyers are betting on a decade-long infrastructure dividend.
For decades, District 24 existed on Singapore's mental map as a blank — the island's far northwest fringe. That vacancy is now its greatest asset. Tengah, the 700-hectare planned town rising between Choa Chu Kang and Jurong, is Singapore's first entirely car-free town centre. HDB's master plan targets 42,000 flats across five themed districts, with more than 14,000 units completed by end-2025, per HDB.
Immediately to the north, Lim Chu Kang is being redeveloped into a high-tech agri-food cluster targeting Singapore's '30 by 30' food-security goal. ShiokNest's URA data tracks four condominiums with a median of $1,728 psf across 2,589 transactions.
The Jurong Region Line (JRL), confirmed by LTA, will open in stages from mid-2028. Stations serving District 24 include Hong Kah, Tengah Park and Tengah Plantation.
On the EC front, Novo Place EC launched November 2024 at $1,654 psf average; Otto Place EC launched July 2025 at $1,700 psf. The private condo market crystallised on 25–26 April 2026 when Tengah Garden Residences (863 units, 99-year leasehold by Hong Leong, GuocoLand and CSC Land Group) sold 99% of units at an average of $2,120 psf.
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- 4 condos tracked in District 24 (OCR)
- Median PSF: $1,728 psf across 2,589 sales
- Median rent: $6,000/mo across 1 leases
- Estimated gross yield: 4.5%
- Segment: Outside Central Region
District Overview
District 24 covers Lim Chu Kang, Tengah, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 4 condominiums in this district.
Our database covers sales transactions from 2022 to 2026 and rental transactions from 2025 to 2025, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| COPEN GRAND | TENGAH GARDEN WALK | 99 yrs lease commencing from 2021 | 639 | 2022 |
| NOVO PLACE | PLANTATION CLOSE | 99 yrs lease commencing from 2023 | 504 | 2024 |
| OTTO PLACE | PLANTATION CLOSE | 99 yrs lease commencing from 2024 | 600 | 2025 |
| TENGAH GARDEN RESIDENCES | TENGAH GARDEN AVENUE | 99 years leasehold | — | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 3 | $991,667 | $2,047 psf |
| 1-Bed | 238 | $1,289,702 | $2,005 psf |
| 2-Bed | 1,153 | $1,534,786 | $1,738 psf |
| 3-Bed | 1,129 | $1,905,314 | $1,732 psf |
| 4-Bed | 66 | $1,992,818 | $1,303 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 10 | $1,602 psf |
| 2025-07 | 317 | $1,749 psf |
| 2025-08 | 170 | $1,771 psf |
| 2025-09 | 14 | $1,774 psf |
| 2025-10 | 20 | $1,755 psf |
| 2025-11 | 18 | $1,737 psf |
| 2025-12 | 23 | $1,773 psf |
| 2026-01 | 20 | $1,764 psf |
| 2026-02 | 11 | $1,761 psf |
| 2026-03 | 4 | $1,713 psf |
| 2026-04 | 858 | $2,101 psf |
| 2026-05 | 1 | $2,317 psf |
From 2022 to 2026, average PSF in District 24 has appreciated by 56.6% (~14.2% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 610 | $1,333 psf | — |
| 2023 | 18 | $1,432 psf | ↑ 7.4% |
| 2024 | 409 | $1,655 psf | ↑ 15.6% |
| 2025 | 658 | $1,741 psf | ↑ 5.2% |
| 2026 | 894 | $2,088 psf | ↑ 19.9% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | TENGAH GARDEN RESIDENCES | $2,103 psf | $1,862,845 | 856 |
| 2 | OTTO PLACE | $1,759 psf | $1,743,320 | 591 |
| 3 | NOVO PLACE | $1,654 psf | $1,590,284 | 504 |
| 4 | COPEN GRAND | $1,341 psf | $1,466,704 | 638 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | TENGAH GARDEN RESIDENCES | 856 | $2,103 psf |
| 2 | COPEN GRAND | 638 | $1,341 psf |
| 3 | OTTO PLACE | 591 | $1,759 psf |
| 4 | NOVO PLACE | 504 | $1,654 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 5-Bed | 1 | $6,000/mo | $6,000/mo | $6,000/mo |
Investment Outlook
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA REALIS dataset for District 24 covers four tracked condominiums aggregating 2,589 sales transactions at a median of $1,728 psf and a median monthly rent of $6,000, implying a gross rental yield of approximately 4.5%.
| Project | Type | Launch / Benchmark PSF |
|---|---|---|
| Tengah Garden Residences | Private Condo (99yr) | $2,120 psf avg (Apr 2026) |
| Otto Place EC | Executive Condo (99yr) | $1,700 psf avg (Jul 2025) |
| Novo Place EC | Executive Condo (99yr) | $1,654 psf avg (Nov 2024) |
| Plantation Close EC (pipeline) | Executive Condo (99yr) | Est. $1,450–$1,550 psf |
The $420 psf gap between EC and private condo pricing reflects EC eligibility ceilings ($16,000/mo) and the mandatory 5-year MOP.
- Check EC eligibility before viewing Plantation Close pipeline EC. The household income ceiling of $16,000/month and 5-year MOP make ECs unsuitable for investors needing liquidity.
- Track the Jurong Region Line opening date closely. LTA revised Stage 1 from end-2027 to mid-2028.
- Run a District 24 vs District 22 PSF comparison. Tengah Garden Residences launched at a premium to Jurong West private condos.
- Model rental income conservatively for pre-TOP units. Most units will TOP 2027–2029.
- Understand Lim Chu Kang's residential exclusion. Lim Chu Kang proper has no near-term private residential pipeline.
- Budget for a longer hold if buying at current PSF.
Frequently Asked Questions
What is the average PSF in District 24?
Is District 24 in CCR, RCR, or OCR?
What are the best condos in District 24?
What is the rental yield in District 24?
How many condos are in District 24?
What is District 24 and where is it located?
District 24 covers the northwestern reaches of Singapore — Tengah new town, Lim Chu Kang farmland and Choa Chu Kang North.
When will the Jurong Region Line serve Tengah?
LTA revised Stage 1 to open around mid-2028. Stations serving District 24 include Hong Kah, Tengah Park and Tengah Plantation.
Are there EC options in Tengah and what do they cost?
Novo Place EC launched November 2024 at $1,654 psf average. Otto Place EC launched July 2025 at $1,700 psf average. A third Plantation Close EC is expected to launch in 2026–2027.
What makes Tengah a 'car-lite' town?
Tengah is the first HDB town designed with a car-free town centre. Private vehicles are routed into underground roads, freeing the ground level for pedestrian and cycling paths.
Is Lim Chu Kang being developed for residential use?
No — Lim Chu Kang proper is being redeveloped as a high-tech agri-food production hub. The Singapore Food Agency's master plan covers 390 hectares.
How many condos does ShiokNest track in District 24?
ShiokNest currently tracks 4 condominiums in District 24.
Methodology & Sources
Figures below are drawn from 2022 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.