New launches & projects /
Condo · 24 · Tengah Planning Area · OCR
Tengah Garden Residences
11–29 Tengah Garden Avenue, Singapore 699916–699846
overview
The details, clearly.
- Developer
- GuocoLand × CSC Land Group (Tengah Garden Development Pte Ltd & TGA Development Pte Ltd)
- Address
- 11–29 Tengah Garden Avenue, Singapore 699916–699846
- District
- 24 · Tengah Planning Area · OCR
- Tenure
- 99-year leasehold commencing 21 April 2025
- Site Area
- 25,458 m² (approx. 273,932 sqft)
- Total GFA
- 76,376 m² total · 73,376 m² residential · 3,000 m² commercial
- Blocks and Storeys
- 9 blocks · 16 storeys each
- Total Units
- 863 residential units
- Carpark
- 518 residential lots (incl. 17 EV) · 32 commercial lots · 232 bicycle lots
- Expected TOP
- 1 September 2029 (anticipated)
- Vacant Possession
- No later than 1 September 2031
- Legal Completion
- No later than 1 September 2034
- Sales Launch
- 10 April 2026
- Architect
- ADDP Architects LLP
- Interior Design
- AXIS ID Pte Ltd
- Landscape Architect
- COEN Design International
- Civil & Structural
- TW-Asia Consultants Pte Ltd
- M&E Consultant
- Bescon Consulting Engineers Pte Ltd
- Quantity Surveyor
- Asia Infrastructure Solutions
- Main Contractor
- Lian Beng Construction (1988) Pte Ltd
- Sustainability
- BCA Green Mark Platinum · Super Low Energy (Provisional)
location
A closer look at the neighbourhood.
Location and Connectivity
MRT
Hong Kah MRT (JRL)
Jurong Region Line station directly beside the development , connecting to Jurong East, Boon Lay, Choa Chu Kang and future EWL/NSL interchanges.
Nature
Tengah Pond & Forest Corridor
100-hectare Forest Corridor links the development to Bukit Timah Nature Reserve and the Rail Corridor. The future Tengah Pond is directly opposite the site.
Expressway
PIE / AYE / BKE
Pan-Island Expressway and Ayer Rajah Expressway accessible within minutes. Bukit Timah Expressway links to the north. City-fringe to CBD in ~25 minutes by car.
Amenities
West Region Lifestyle Belt
West Mall (Bukit Batok), Jurong Point, IMM, Westgate, JEM, and Jurong Lake Gardens , Singapore's largest urban park , all within a 10–20-minute drive.
Higher resolution: Open full factsheet PDF →
Schools Nearby
| Pre-school | Sparkletots @ Tengah · PCF Sparkletots Bukit Batok |
|---|---|
| Primary (within 2 km) | Hong Kah Primary School · Princess Elizabeth Primary · Jurongville Primary · Dazhong Primary |
| Secondary | Bukit Batok Secondary · Hillgrove Secondary · Jurongville Secondary · Yuan Ching Secondary |
| Junior College / ITE | Millennia Institute (MI) · ITE College West |
| University | National University of Singapore (NUS) · Nanyang Technological University (NTU) · Singapore Institute of Technology (SIT) |
Lifestyle and Amenities
Nature & Wellness
Tengah Forest Corridor (100 ha), Tengah Pond waterfront promenade, Bukit Timah Nature Reserve, Rail Corridor, and Western Catchment Area all within easy reach for jogging, cycling, and birdwatching.
Dining & Retail
On-site commercial plaza with F&B and retail. West Mall, Jurong Point, JEM, Westgate, IMM, and Big Box provide a comprehensive retail belt in the western corridor within 10–20 minutes.
Community & Recreation
Tengah CC and community facilities, Bukit Batok Town Park, Little Guilin (natural swimming quarry), and the upcoming Tengah Car-Free Town Centre with a 1 km underground boulevard below a landscaped park deck.
homes
Find your space.
Unit Mix and Sizes
| Type | Size (sqft) | Units | % of Total |
|---|---|---|---|
| 1 Bedroom (with PES) | 480–515 | 6 | 0.7% |
| 2 Bedroom | 624–667 | 235 | 27.2% |
| 2 Bedroom + Study | 720–753 | 102 | 11.8% |
| 3 Bedroom | 795–1,033 | 347 | 40.2% |
| 4 Bedroom + Yard | 1,130–1,259 | 173 | 20.1% |
| Total | 480–1,259 | 863 | 100% |
| Total | 480 – 1,259 | 863 | 100% |
Note: PES = Private Enclosed Space. Household shelters are provided for 3-bedroom and 4-bedroom units. All sizes are approximate and subject to final survey. Unit types may be mirror images of plans shown.
Site Plan
Site plan · indicative only · subject to developer confirmation
Floor Plans (Selected)
One representative plan per bedroom type is shown below. Download the full PDF for all stack-by-stack layouts including PES variants and mirror images.
1 Bedroom · Type (1)a1 / (1)b1 · 480–515 sqft · indicative only · subject to developer confirmation
2 Bedroom · Type (2)a / (2)c · 624–667 sqft · indicative only · subject to developer confirmation
2 Bedroom + Study · Type (2)d · 720–753 sqft · indicative only · subject to developer confirmation
3 Bedroom · Type (3)a · 795 sqft · indicative only · subject to developer confirmation
4 Bedroom + Yard · Type (4)a · 1,130 sqft · indicative only · subject to developer confirmation
Full Floor Plans PDF
All stack-by-stack floor plans for every type including PES variants and mirror images.
Elevation and Stack Chart
Elevation chart · indicative only · subject to developer confirmation
facilities
Space beyond your front door.
Facilities
Lap PoolJetty LoungeAqua TerraceSundeckPoolside PavilionClubhouse 1Hobby RoomReading RoomGames RoomSteam Room (M&F)Paddleball CourtClubhouse 2Function Rooms ×3GymnasiumChildren's Aqua Fun PoolChildren's PlaygroundChildren's ClubhouseFunction Room 4BBQ PavilionWater Feature WallCentella PondJetty DeckFoliage GardenWaterside Gourmet PavilionAqua Fitness PoolHydro Retreat PoolWellness DeckPicnic PavilionArt & Play CourtyardWater Lily BrookYoga LawnPhilodendron CoveBacopa PondWater PavilionAdult Fitness StationSports PavilionTennis / Pickleball CourtFern TrailOutdoor ShowersSky Terrace 1 (Blk 13)Sky Terrace 2 (Blk 15)Sky Terrace 3 (Blk 17)Sky Lounge (Blk 11 · 16F)Sky Gastrobar (Blk 27 · 16F)Sky Dining (Blk 25 · 16F)Community PlazaForest Edge Garden
Gallery
Sustainability and Specifications
- BCA Green Mark Platinum Super Low Energy (Provisional) , Singapore's highest residential green certification, recognising energy efficiency, water conservation, and indoor environmental quality standards that exceed the mandatory Green Mark Gold requirement by a significant margin.
- Pneumatic Waste Conveyance System (PWCS) , refuse is collected automatically via underground pneumatic tubes to a centralised bin centre, eliminating traditional bin chutes for a cleaner, odour-free living environment.
- EV-Ready , 17 EV charging lots (residential) and 2 EV lots (commercial) provided at launch, with infrastructure designed for future expansion as EV adoption increases.
- 232 bicycle lots , 216 residential and 16 commercial lots, reinforcing Tengah's car-lite ethos and integrated cycling network.
- Extensive green coverage , sky terraces at 10th storey, rooftop gardens, and lush podium landscaping designed to reduce the urban heat island effect and enhance biodiversity.
- Smart-home ready , Audio/video telephony system with Visitor Call Panels (VCP), access-card-controlled common areas, and gymnasium and function rooms accessible via smart card.
pricing
Understand the numbers.
These are previously published references, not a live price list. Confirm current pricing and availability before relying on them.
Indicative Pricing
1 Bedroom
From S$980,000
~S$2,025 psf · 480–515 sqft
2 Bedroom
From S$1,110,000
~S$1,779 psf · 624–667 sqft
2 Bedroom + Study
From S$1,361,000
~S$1,900 psf · 720–753 sqft
3 Bedroom
From S$1,588,000
~S$1,992 psf · 795–1,033 sqft
4 Bedroom + Yard
From S$2,260,000
~S$2,000 psf · 1,130–1,259 sqft
PSF Range
~S$1,779–S$2,050
Average ~S$2,000 psf across all types
Prices are indicative only and subject to developer confirmation at booking. The price matrix above reflects developer indicative guidance as at 9 April 2026. Actual transacted prices may vary. For a personalised assessment of ABSD and TDSR/MSR borrowing limits for your profile, contact our concierge.
documents
The source details.
Project Factsheet
A shareable 2-page PDF snapshot of everything on this page , bring it to viewings, forward it to family.
Download the Full Sales Pack
PDF · 2 pages · 235 KB
Tengah Garden Residences Factsheet
2-page LovelyHomes factsheet , share with family, bring to viewings.
Download FactsheetPDF · floor plans
Full Floor Plans
All stack-by-stack floor plans with balcony and PES dimensions for every unit type.
Download Floor PlansPDF · location map
Location Map
High-resolution location map showing Hong Kah MRT, schools, expressways and key amenities.
Download MapDeveloper and Consultant Team
GuocoLand × CSC Land Group
GuocoLand is an award-winning integrated real estate developer in Singapore with close to 40 residential projects and over 11,000 completed homes to its name. Known for pioneering integrated developments that blend retail, commercial, and residential uses, GuocoLand's Singapore portfolio includes landmark projects across the CCR and RCR. Its parent company, Hong Leong Group, is one of Asia's most recognised property conglomerates.
CSC Land Group is a subsidiary of China Construction (South Pacific) Development Co Pte Ltd (CCDC) , Singapore's largest Chinese-owned construction firm and a wholly-owned arm of China State Construction Engineering Corporation (CSCEC), ranked 14th on the Global Fortune 500. CCDC has been operating in Singapore since 1992, and today 1 in every 20 homes in Singapore has been built by CCDC.
| Architect | ADDP Architects LLP |
| Interior Design | AXIS ID Pte Ltd |
| Landscape Architect | COEN Design International |
| Civil & Structural | TW-Asia Consultants Pte Ltd |
| M&E Consultant | Bescon Consulting Engineers Pte Ltd |
| Quantity Surveyor | Asia Infrastructure Solutions |
| Main Contractor | Lian Beng Construction (1988) Pte Ltd |
Project Timeline
21 Apr 2025
99-year lease commencement
10 Apr 2026
Official sales launch
2026–2027
Ongoing sales phases and construction commencement
1 Sep 2029
Expected TOP (Temporary Occupation Permit)
1 Sep 2031
Vacant Possession and Legal Completion
Page content last updated 6 May 2026. Document dates and pricing references may be earlier. A page update does not confirm every project fact.
questions
Your questions, answered.
Where is Tengah Garden Residences located?
Tengah Garden Residences is located along Tengah Garden Avenue in Singapore's Tengah Planning Area (District 24), in the western part of the island. The development is sited beside the future Tengah Pond and adjacent to the upcoming Hong Kah MRT station on the Jurong Region Line. Tengah is Singapore's newest planned new town, themed as a "Forest Town" with a 100-hectare Forest Corridor and a car-lite Town Centre.
Who is the developer of Tengah Garden Residences?
Tengah Garden Residences is developed by Tengah Garden Development Pte Ltd and TGA Development Pte Ltd, the joint venture between GuocoLand and CSC Land Group. GuocoLand has developed close to 40 residential projects in Singapore totalling over 11,000 homes. CSC Land Group is a subsidiary of CCDC (China Construction, South Pacific), part of the Global Fortune 500 conglomerate CSCEC , which has built 1 in every 20 homes in Singapore since 1992.
What MRT station serves Tengah Garden Residences?
The development is directly adjacent to Hong Kah MRT station on the Jurong Region Line (JRL). The JRL is under construction and will connect residents to Jurong East Interchange (where you can transfer to the East-West Line and North-South Line), Boon Lay, Choa Chu Kang, and several other stations across the west and north of Singapore. Upon completion, this will make Tengah Garden Residences one of the most transit-connected launches in the OCR.
What are the indicative prices at Tengah Garden Residences?
Based on the developer's indicative price matrix dated 9 April 2026, starting prices are approximately: 1 Bedroom (480–515 sqft) from S$980,000; 2 Bedroom (624–667 sqft) from S$1,110,000; 2 Bedroom + Study (720–753 sqft) from S$1,361,000; 3 Bedroom (795–1,033 sqft) from S$1,588,000; and 4 Bedroom + Yard (1,130–1,259 sqft) from S$2,260,000. The average PSF across all types is approximately S$2,000. All prices are indicative and subject to developer confirmation at booking.
When is Tengah Garden Residences expected to TOP?
The anticipated handover date is 1 September 2029, based on developer projections as at the time of launch. The contractual Vacant Possession date under the Sale and Purchase Agreement is no later than 1 September 2031, and Legal Completion is no later than 1 September 2034 (or 3 years after VP, whichever is earlier). The 99-year leasehold tenure commenced on 21 April 2025.
Is Tengah Garden Residences freehold or leasehold?
Tengah Garden Residences is a 99-year leasehold development, with the lease commencing on 21 April 2025. Buyers in 2026 effectively start with a near-fresh lease. For a detailed comparison of the long-run cost difference between freehold and leasehold, see our Freehold vs 99-Year Leasehold guide.
What is the total number of units at Tengah Garden Residences?
There are 863 residential units across 9 blocks of 16 storeys each. The unit mix comprises: 6 × 1 Bedroom (with PES), 235 × 2 Bedroom, 102 × 2 Bedroom + Study, 347 × 3 Bedroom (various sub-types with store, yard and PES variants), and 173 × 4 Bedroom + Yard. There is also a commercial component at the ground floor comprising 3,000 m² of retail and F&B space.
What makes Tengah a desirable location in 2026?
Tengah is Singapore's youngest and newest planned new town, designed from the ground up with a car-lite ethos, extensive greenery, and transit integration. The URA Master Plan 2025 designates Tengah for major transformation, including the Tengah Car-Free Town Centre (a 1 km landscaped boulevard above an underground road tunnel), the 100-hectare Forest Corridor, and the future Tengah Pond waterfront promenade. Coupled with connectivity to the Jurong Innovation District and Jurong Lake District , expected to generate 100,000 jobs by 2040–2050 , Tengah is positioned as one of the most significant long-run growth corridors in the OCR.
What is the ABSD payable on Tengah Garden Residences?
ABSD depends on your citizenship status and the number of properties you own. As of April 2026: Singapore Citizens buying a first residential property pay 0% ABSD; a second property attracts 20% ABSD; a third or subsequent property attracts 30%. Singapore PRs face 5% ABSD on a first property and 30% on a second. Foreigners face 60% ABSD on any residential purchase. For a full breakdown with worked examples, see our ABSD 2026 complete guide.
What primary schools are near Tengah Garden Residences?
The western Tengah/Bukit Batok corridor is served by several primary schools. Hong Kah Primary School and Princess Elizabeth Primary School are among the closest. Jurong Primary, Jurongville Primary, and Dazhong Primary are also within a reasonable catchment distance. As Tengah is a new town, the Ministry of Education is expected to establish additional schools within the estate as the population grows. For a complete list of schools within 1–2 km, we recommend checking the MOE School Finder tool closer to enrolment.
How does Tengah Garden Residences compare to Copen Grand EC?
Copen Grand is an Executive Condominium (EC) also in Tengah, developed by CDL and MCL Land, launched in October 2022 at approximately S$1,300 psf. Tengah Garden Residences is a fully private condominium, launching at approximately S$1,779–S$2,050 psf. The key differences: (a) ECs have income ceilings (S$16,000/month) and a Minimum Occupation Period of 5 years before eligible for resale, and 10 years before sale to foreigners; (b) Tengah Garden Residences has no such restrictions, making it immediately accessible to all buyers including foreigners and investors; (c) Tengah Garden Residences has a direct waterfront position beside Tengah Pond, whereas Copen Grand is further into the estate. See our EC vs Private Condo 2026 guide for a full comparison framework.
What are the financing rules for Tengah Garden Residences?
As a new private condominium under a progressive payment scheme, buyers pay an Option Exercise Fee (typically 5% of purchase price in cash), followed by progressive payments tied to construction milestones. The Loan-to-Value (LTV) limit for a first bank loan is 75% (or 55% if you have one outstanding housing loan). TDSR of 55% applies to all borrowers; MSR of 30% does not apply to private condominiums. For a detailed breakdown of how much you can borrow, see our TDSR and MSR guide.
