Tengah Garden Residences
Located in District 24 (Lim Chu Kang, Tengah), Tengah Garden Residences is a 99-year leasehold condominium in the Outside Central Region (OCR). This page tracks recorded sale prices, rental contracts and yield trends from URA data. Nearby developments in District 24 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
TENGAH GARDEN RESIDENCES is a 99 years leasehold residential development along TENGAH GARDEN AVENUE in District 24 (Lim Chu Kang / Tengah). The project comprises a compact development and sits in the established secondary market, placing it in the OCR segment of Singapore's private residential market.
With 856 recorded sales transactions and trailing 12-month average pricing of $2,103 psf (median sale $1,808,000), the project has an established price discovery profile. Buyer interest tracks the broader OCR trajectory; PSF data points are sufficient to underwrite an informed view rather than guess.
Location & Connectivity
MRT proximity data is sparse for this address. Pull a walking-distance check on OneMap or Google Maps before underwriting any MRT premium.
Within District 24 (Lim Chu Kang / Tengah), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hillgrove Secondary School | secondary | Within 1 km |
| Palm View Primary School | primary | ~1.3 km |
| Keming Primary School | primary | ~1.4 km |
| Institute of Technical Education (College West) | tertiary | ~1.4 km |
| Rulang Primary School | primary | ~1.6 km |
| West Grove Primary School | primary | ~1.7 km |
| Lianhua Primary School | primary | ~1.8 km |
| Jurong Primary School | primary | ~2.0 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Unit Sizes & Layout
TENGAH GARDEN RESIDENCES offers a mix that includes studio, 1BR, 2BR, 3BR unit types. The transaction history shows the following distribution by bedroom count:
| Type | Sales | Share | Avg PSF | Avg Price |
|---|---|---|---|---|
| Studio | 3 | 0.4% | $2,047 | $991,667 |
| 1BR | 238 | 27.8% | $2,005 | $1,289,702 |
| 2BR | 286 | 33.4% | $2,106 | $1,734,626 |
| 3BR | 329 | 38.4% | $2,172 | $2,396,863 |
Use the per-bedroom PSF to spot-check listing prices: meaningful deviation from the bedroom-class average usually reflects floor level, view, or renovation differential. Walk before-and-after units in the same stack to calibrate.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $2,047 | $991,667 |
| 1 BR | 238 | $2,005 | $1,289,954 |
| 2 BR | 286 | $2,106 | $1,734,836 |
| 3 BR | 334 | $2,173 | $2,403,614 |
Pricing & Market Position
Across 861 recorded transactions (all-time), sale prices range from $980,000 to $2,921,000, averaging $1,868,704.
Over the last 12 months, transactions averaged $2,104 psf.
Neighbourhood Comparison
Among directly-comparable district projects: COPEN GRAND at $1,341 psf (-36.3% vs this project); OTTO PLACE at $1,759 psf (-16.4% vs this project); NOVO PLACE at $1,654 psf (-21.3% vs this project). The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TENGAH GARDEN RESIDENCES | 99 years leasehold | — | — | $2,104 |
| COPEN GRAND | 99 yrs lease commencing from 2021 | 2022 | 639 | $1,341 |
| OTTO PLACE | 99 yrs lease commencing from 2024 | 2025 | 600 | $1,758 |
| NOVO PLACE | 99 yrs lease commencing from 2023 | 2024 | 504 | $1,654 |
ShiokNest Scores
Our proprietary scoring system evaluates TENGAH GARDEN RESIDENCES across multiple dimensions.
What Residents Say
If you drive, it works well. Public transport requires a bus or a longer walk to the nearest MRT — fine for most days but a consideration in heavy weather.
Resident, paraphrased from PropertyGuru reviews (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Substantial transaction history (856 sales) supports informed pricing decisions
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- MRT proximity data is sparse — confirm walking time before assuming convenience
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Limited nearby-school data — verify school-belt access manually for family buyers
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Who This Actually Suits
The profile fits car-owning households best. Suits households with a car who value parking access alongside MRT proximity.
For young couples (no kids), families with young children and empty nesters / downsizers, it can work — but weigh the trade-offs before committing.
cbd walking distance should probably look elsewhere. Walking distance to the Marina Bay financial cluster lets you skip transit entirely.
One caution flagged here: avoid if mrt-dependent — MRT is ~1601m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
Composite assessment: TENGAH GARDEN RESIDENCES demands specific buyer-profile fit. The blended editorial score lands at 5.8/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of longer holds (10+ years) generally improve outcomes given valuation sensitivity. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.
HDB Alternatives Nearby
Weighing TENGAH GARDEN RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (450m away), an upgrader gap of about $1,300,000
- Jurong East — 4-room average $564,824 (930m away), an upgrader gap of about $1,300,000
Sources & References
Frequently Asked Questions
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Latest recorded data point: Jun 2026 · 861 records analysed · Source: URA private-sale caveats