Tengah Garden Residences.
The brief
Tengah Garden Residences sits on Tengah Garden Avenue, directly opposite the future Hong Kah MRT station on the Jurong Region Line. The development is a Hong Leong-led consortium between Hong Leong Holdings, GuocoLand, and CSC Land Group, all established Singapore residential developers with multi-decade track records across CCR, RCR, and OCR launches.
The site occupies 25,459 sqm of land with a plot ratio of 3.0, enabling the 863-unit count across nine 16-storey residential towers. The project is part of the broader Tengah new town development, planned as a "forest town", which integrates a 100-metre-wide forest corridor and a car-free town centre.
Location context. Hong Kah MRT (JS4) is under construction and targeted to open in 2028, about a year ahead of the development's expected TOP in 1H2029.
Price context. Launch weekend averaged $2,120 psf across 853 of 863 units sold by 3pm Sunday 26 April 2026. URA's developer sales survey for April 2026 shows transacted prices from $1,778 to $2,339 psf in the launch month; the 10 unsold units were all 4-Bedroom Premium with Yard, GuocoLand reported the project 99% sold as at 30 June 2026, and URA's September 2026 developer sales survey records all 863 units sold. Launch quotes ran from $980,000 for a one-bedroom, $1.11 million for a two-bedroom, $1.588 million for a three-bedroom and $2.288 million for a four-bedroom.
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New briefs before they open.
Three things to know.
Car-lite forest town
Tengah is planned as a car-lite town - a 100-metre green corridor runs through the centre with no through traffic.
JRL MRT at the doorstep
Hong Kah MRT (JS4) is the nearest station. Jurong East interchange (EWL/NSL) is six stops away on the Jurong Region Line, by the developer's account.
Launch take-up
863 units with a balanced mix from 1- to 4-bedroom. The launch weekend (25-26 April 2026) cleared 853 of 863 units (98.8%), averaging $2,120 psf. URA's April 2026 launch-month transacted range was $1,778 to $2,339 psf.
Fit & trade-offs
Who this is for.
Access to 863 private 99-year leasehold units in Tengah's car-lite forest town, balanced 1 to 4 bedroom mix that cleared 98.8% at launch weekend at a $2,120 psf average, a $1,778 to $2,339 psf URA launch-month transacted range, and Hong Kah MRT (JS4) on the Jurong Region Line opening 2028 nearby
The executive condominium route at Otto Place and Novo Place in the same town, established Bukit Batok or Bukit Panjang neighbourhood depth since Tengah is still under build-out through the late 2020s, and operating MRT access ahead of Jurong Region Line phase 1 opening in 2028
- ·Buyers prioritising Jurong Region Line catchment access via Hong Kah MRT (JS4), the nearest station
- ·Buyers entering the Tengah forest town
- ·Buyers wanting an established neighbourhood rather than a new town under build-out
- ·Buyers eligible for an executive condominium who would rather weigh the EC route at Otto Place and Novo Place in the same town
- ·Buyers prioritising near-term occupation given TOP expected in 1H2029 and Jurong Region Line phase 1 opens 2028
Unit mix
863 units. 4 typologies.
| Type | Size (sqft) | No. of Units |
|---|---|---|
| 1-Bedroom | 484-517 | 6 |
| 2-Bedroom | 624-753 | 337 |
| 3-Bedroom | 797-1033 | 347 |
| 4-Bedroom | 1130-1259 | 173 |
Across launch (launch pricing, 2026): $1,778 - $2,339 psf.
Floor plans
4 typologies.
Block + stack layout. 863 units across 4 typologies.
| Type | Variant | Plan size (sqft) |
|---|---|---|
| 1 Bedroom | (1)a1 | 484 |
| 1 Bedroom | (1)b1 | 517 |
| 2 Bedroom | (2)a | 624 |
| 2 Bedroom | (2)b | 657 |
| 2 Bedroom | (2)c | 667 |
| 2 Bedroom | (2)c1 | 667 |
| 2 Bedroom | (2)d | 753 |
| 3 Bedroom | (3)a | 797 |
| 3 Bedroom | (3)b | 818 |
| 3 Bedroom | (3)c | 829 |
| 3 Bedroom | (3)c1 | 829 |
| 3 Bedroom | (3)d | 904 |
| 3 Bedroom | (3)e | 969 |
| 3 Bedroom | (3)f | 980 |
| 3 Bedroom | (3)g | 990 |
| 3 Bedroom | (3)h | 1012 |
| 3 Bedroom | (3)i | 1012 |
| 3 Bedroom | (3)j | 1023 |
| 3 Bedroom | (3)k | 1033 |
| 4 Bedroom | (4)a | 1130 |
| 4 Bedroom | (4)b | 1130 |
| 4 Bedroom | (4)c | 1130 |
| 4 Bedroom | (4)d | 1141 |
| 4 Bedroom | (4)e | 1259 |
| 4 Bedroom | (4)f | 1249 |
| 4 Bedroom | (4)g | 1249 |
Living here
On site, around.
- Lap poolpool
- Tennis courtrecreation
- Gymnasiumwellness
- Function roomssocial
- Children's playgroundrecreation
- Hua Yi Secondary Schoolsecondary
- Jurongville Secondary Schoolsecondary
- Pioneer Primary Schoolprimary
- Princess Elizabeth Primary Schoolprimary
- Jurong Primary Schoolprimary
- Rulang Primary Schoolprimary
- Shuqun Primary Schoolprimary
Location
11-27 Tengah Garden Avenue, Singapore.
Comparables
Other launches in context.
Risks & catalysts
Risks and what to watch.
- ·Tengah town centre and amenity delivery is still under build-out, day-to-day retail and F&B depth is thinner than established OCR towns until the late 2020s
- ·Jurong Region Line phase 1 opening of 2028 is the near-dated catalyst, slippage would delay the Hong Kah MRT (JS4) commute
- ·The 99-year lease runs from lease start, so with TOP expected in 1H2029 the lease runs for several years before residents can occupy
- ·Hong Kah MRT (JS4) is the nearest station and opens in 2028, ahead of the project's expected 1H2029 TOP
- ·Tengah forest town's 100-metre green corridor and car-lite town centre are core to the masterplan
- ·Jurong East interchange (EWL/NSL) is six stops away on the Jurong Region Line
FAQ
What buyers ask.
Q01What is the launch status of Tengah Garden Residences?
Sold out from the developer: URA's September 2026 developer sales survey records all 863 units sold, with none unsold. GuocoLand had reported the project 99% sold as at 30 June 2026. Hong Leong Holdings, GuocoLand, and CSC Land Group cleared 853 of 863 units (98.8%) by 3pm Sunday 26 April 2026 at an average $2,120 psf, leaving 10 units unsold at launch, all of the 4-Bedroom Premium with Yard configuration. URA's April 2026 launch-month transacted range was $1,778 to $2,339 psf.
Q02How does Tengah Garden Residences compare to Otto Place and Novo Place in the same Tengah town?
Otto Place and Novo Place are both EC parcels on Plantation Close by the Hoi Hup and Sunway consortium. Otto Place launched in July 2025 at $1,588 to $1,700 psf and stands at 595 of 600 units sold as at August 2026. Tengah Garden Residences is the private 99-year leasehold parcel by the Tengah Garden Avenue consortium. Same town, same Jurong Region Line catchment, EC versus private trade-off on tenure and entry psf.
Q03When does Jurong Region Line access turn on for Tengah Garden Residences?
Hong Kah MRT (JS4) on the Jurong Region Line is the nearest station and opens with Jurong Region Line phase 1 in 2028, about a year ahead of the project's expected TOP in 1H2029.
Q04Who developed Tengah Garden Residences and what did the consortium pay for the site?
Tengah Garden Residences was developed by a Hong Leong-led consortium comprising Hong Leong Holdings, GuocoLand, and CSC Land Group. The consortium won the 274,028 sqft Tengah Garden Avenue parcel at the January 2025 government land tender with the top bid of $675 million, or $821 psf per plot ratio. All three developers carry multi-decade Singapore residential track records, with GuocoLand and Hong Leong Holdings active across CCR, RCR, and OCR launches and CSC Land Group sitting in prior consortium roles.
Q05What does the Tengah forest town setting mean for this project?
Tengah is planned as a car-lite town around a 100-metre green corridor running through the centre with no through traffic. Tengah Garden Residences is a private 99-year leasehold project within the town. We have not found a public figure for any price premium of Tengah homes over comparable OCR estates.
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