Tengah Garden Residences Tengah Garden Avenue, District 24
Singapore’s First Private Mixed-Use Development in the Nation’s First Forest Town
📖 Want a full analysis first? Read Jim’s Tengah Garden Residences Honest Review & D24 Investment Analysis →
Singapore’s First Private Mixed-Use Development in Tengah Forest Town
Tengah Garden Residences is the first and only private mixed-use condominium in Singapore’s first master-planned Forest Town — a car-lite, eco-friendly estate in western Singapore. Jointly developed by Hong Leong Holdings, GuocoLand and CSC Land Group — the same trio behind Lentor Modern — Tengah Garden Residences fronts the scenic Tengah Pond with 863 units across 9 blocks of 16 storeys and 3,000 sqm of commercial space on Level 1. Read our full Tengah Garden Residences review and D24 investment analysis →
🌿 Why Tengah Garden Residences Stands Out
Tengah Garden Residences — Project Impressions
Artist impressions of Tengah Garden Residences at Tengah Garden Avenue, District 24. Add developer images once available — follow the same WebP conversion process as Vela Bay and Narra Residences.
All images are artist’s impressions only. Actual appearance may differ. Subject to developer confirmation.
Floor Plans & Price Guide (2026)
Tengah Garden Residences offers 863 units across 9 blocks of 16 storeys, with layouts from 1-bedroom to 5-bedroom plus commercial units on Level 1. Official prices will be confirmed at the VVIP Preview on 11 April 2026. Estimated PSF range: $1,900–$2,100 based on land cost analysis.
| Unit Type | Est. Size | Est. Price From | Est. PSF | Ideal For |
|---|---|---|---|---|
| 1 Bedroom | ~420–500 sqft | TBC at launch | Est. $1,900–$2,100 | Investors, Singles, First-timers |
| 2 Bedroom | ~646–732 sqft | Est. from ~$1.3M | Est. $1,900–$2,100 | Young Couples, Upgraders |
| 3 Bedroom | ~904–1,012 sqft | Est. from ~$1.9M | Est. $1,900–$2,000 | Families, HDB Upgraders |
| 4 Bedroom | ~1,200–1,400 sqft | Est. from ~$2.5M | Est. $1,900–$2,000 | Large Families, Multi-gen |
| 5 Bedroom | ~1,600+ sqft | Est. from ~$3.2M+ | Est. $2,000+ | Premium Families, Investors |
| Commercial Units (L1) | ~3,000 sqm total | TBC at launch | Commercial PSF | Business Owners, Investors |
🧮 Plan your Tengah Garden Residences purchase with our free Singapore property calculator tools:
- → Free TDSR Calculator — Check your maximum home loan eligibility (TDSR threshold: 55%)
- → Free Stamp Duty Calculator (BSD & ABSD) — Calculate your exact upfront costs
- → Home Loan Affordability Calculator — Find out how much you can borrow
- → Progressive Payment Calculator — Plan your payment schedule from OTP to TOP
- → Jim’s Tengah Garden Residences Review & D24 Investment Analysis — Full honest breakdown
Tengah Garden Avenue — Singapore’s Greenest New Address
Tengah Garden Residences sits beside Hong Kah MRT (JS4) on the Jurong Region Line, fronts the Tengah Pond waterfront, and benefits from Singapore’s most ambitious new town master plan — with a 5km Forest Corridor, car-free town centre and proximity to two of Singapore’s largest future employment hubs.
🚇 MRT & Transport
- 🚇 Hong Kah MRT (JS4) — Jurong Region LineDirect Walkway
- 🚇 Jurong East Interchange (EWL/JRL)~15 min
- 🏢 Lakeside MRT / JLD~20 min
- 🚗 PIE / KJE — Island-wide access~5 min drive
- 🏙️ CBD / Orchard (via EWL from JE)~35 min
🏫 Schools Nearby
- 📚 Pioneer Primary (relocated to Tengah 2026)In Tengah
- 📚 ACS Primary (relocating to Tengah 2030)In Tengah
- 📚 Princess Elizabeth Primary~2 km
- 📚 Hua Yi Secondary School~2 km
- 🎓 NTU (Nanyang Technological University)~15 min drive
🌿 Lifestyle & Amenities
- 🌊 Tengah Pond WaterfrontAt doorstep
- 🌲 5km Forest Corridor & Cycling PathsIn Tengah
- 🏪 L1 Commercial Podium (FairPrice + F&B)In development
- 🛍️ JEM / Westgate / Jurong Point~15 min
- 🌳 Jurong Lake Gardens~15 min
Resort Living Within Singapore’s Greenest New Town
Tengah Garden Residences delivers a full suite of resort-inspired facilities across its 274,032 sqft site, complemented by 3,000 sqm of integrated commercial space on Level 1 — solving daily convenience needs that other OCR condos cannot match.
Why Tengah Garden Residences is a Compelling Long-Term Investment
Tengah Garden Residences combines first-mover advantage in Singapore’s newest planned town, a low land cost enabling competitive pricing, direct MRT integration, ACS Primary nearby by 2030, and proximity to Jurong Lake District — creating a strong multi-year capital appreciation thesis for patient buyers.
📈 Key Growth Drivers
- First private condo in Tengah — only one in a town planned for 42,000 homes. Supply scarcity + upgrader demand from BTO residents hitting MOP from 2030 onwards
- Jurong Lake District ($100B+ transformation) and Jurong Innovation District nearby — two major employment hubs creating sustained rental demand and price uplift catalyst, per URA Master Plan
- Low land cost of $821 psf ppr means developers can price competitively at ~$1,900 psf — creating genuine value vs CCR at $2,500+ psf while still holding OCR scarcity premium
- ACS Primary relocating to Tengah from 2030 — school proximity is the single strongest long-term residential price driver in Singapore history (see Bishan, Ang Mo Kio, Buona Vista)
- JRL completion (est. 2029) brings instant MRT premium — historically OCR projects near new MRT lines see 15–25% appreciation upon line opening
🏠 Who Should Buy Tengah Garden Residences
- HDB upgraders from Tengah, Bukit Batok, Jurong and Choa Chu Kang — use our TDSR Calculator to check your loan eligibility
- Families planning for ACS Primary from 2030 — securing address proximity now while entry prices are pre-launch
- Long-term investors with a 7–10 year horizon who want OCR first-mover exposure with developer quality assurance
- Buyers priced out of CCR and RCR who want quality new launch with MRT access — check your ABSD costs here
Jim Tan’s Honest Expert Analysis
Licensed Property Agent · OrangeTee & Tie · 10+ Years Experience
✅ Verify CEA Licence R013675E →Tengah Garden Residences is one of the most interesting new launch propositions I have seen in a long time — not because of what Tengah is today, but because of what it is credibly going to become. We have seen this playbook before: Punggol was dismissed as “ulu” in 2010, Bishan was considered “too far” in 2001, and Jurong East was “the boondocks” before the MRT arrived. The common thread was that patient buyers who entered early in a government-master-planned town captured enormous gains as infrastructure, schools and amenities materialised.
The investment thesis for Tengah rests on three specific catalysts that are confirmed, not speculative: the JRL opening (est. 2029) which removes the connectivity discount; ACS Primary relocating by 2030 which will drive family demand; and Jurong Lake District’s $100B+ transformation which creates a sustained rental demand engine within commuting distance. The land cost of $821 psf ppr is genuinely low for 2025 standards, which means the developer can price units at $1,900–$2,100 psf without squeezing margins — a structural advantage that supports resale liquidity at TOP. Before committing, run your full budget numbers with our free TDSR Calculator and BSD/ABSD Calculator.
The honest caveat: this is a 7–10 year hold. If you need Tengah to be mature in 3 years, you will be disappointed. But for buyers with a longer horizon — especially those planning for school registration or HDB upgraders who have time — the entry pricing and first-mover status are compelling. Read my full Tengah Garden Residences review and D24 analysis or book a free consultation for a personalised assessment.
📖 Want the full picture? Read Jim’s comprehensive Tengah Garden Residences Review — Is It Worth Buying? Honest D24 Analysis →
✓ Suitable For
- Long-term buyers (7–10 years) who want OCR first-mover exposure with developer quality
- HDB upgraders from western Singapore — Tengah, Bukit Batok, Jurong, Choa Chu Kang
- Families planning for ACS Primary registration from 2030 — securing proximity now
- Investors seeking rental income from JLD and Jurong Innovation District workers
- Buyers priced out of CCR/RCR who want MRT-integrated new launch with blue-chip developer consortium
⚠ Consider Carefully If
- You need Tengah to be fully mature now — town build-out will take 5–10 years
- You are a short-term flipper — value here unlocks with JRL opening and school arrivals, not immediately
- You are a foreigner — 60% ABSD significantly raises total cost in an already-limited resale market
- You want immediate F&B, mature trees and established neighbourhood ambience today
Not sure if Tengah Garden Residences suits your financial situation and goals? I’ll run the full TDSR, ABSD and CPF analysis — completely free.
💬 Ask Jim Directly on WhatsAppTengah Garden Residences — Your Questions Answered
For questions not listed here, WhatsApp Jim directly.
Explore Other Singapore New Launch Projects
Compare Tengah Garden Residences with other upcoming new launch condos in Singapore — curated by Jim Tan.
Tengah Garden Residences — Is It Worth Buying?
Jim Tan’s honest D24 investment analysis — pricing, pros & cons, who should buy, and expert verdict on Tengah Garden Residences.
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View Project Details → Free ToolsSingapore Property Calculators
Free TDSR, MSR, Stamp Duty and Home Loan calculators to plan your Tengah Garden Residences or any Singapore property purchase.
Access Free Calculators → New Launch CondoNarra Residences — Dairy Farm, D23
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View Project Details →Register for Tengah Garden Residences VVIP Preview
VVIP Preview on 11 April 2026 — secure your preview slot, receive the official price list first, and get the best available unit selection. Jim Tan (CEA R013675E) from OrangeTee & Tie is here to help.
✅ No agent fees for buyers · ✅ Direct developer price · ✅ No hard selling · ✅ CEA Licensed R013675E
Disclaimer: All information on this page is for reference only. Prices are analyst estimates — official prices confirmed at VVIP Preview on 11 April 2026. Floor plans, facilities and specifications are subject to change without notice. Always verify with the developer’s official sales team before any financial commitment. This page is maintained by Jim Tan (CEA Reg. No. R013675E), OrangeTee & Tie Pte Ltd (Agency Licence No. L3009250K), regulated by the Council for Estate Agencies (CEA). ABSD rates per IRAS as of 2026, subject to change. School proximity information per MOE Singapore announcements.