Tengah Garden Residences
D24 - Choa Chu Kang / Tengah
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Why Tengah Garden Residences
A landmark development that brings together an unbeatable location and trusted developer pedigree.
In Tengah, Singapore's newest town
Tengah is the first new HDB town to be built in Singapore in two decades and the first planned around the concept of a forest town - a car-lite, green-connector-led design with a town centre organised around a canal and extensive planting. Tengah Garden Residences sits inside its Garden District, which is the residential precinct furthest along in the town's build-out.
Hong Kah on the Jurong Region Line, under construction
The development is close to the Hong Kah station being built on the Jurong Region Line. The JRL is a fully elevated fourth-generation line intended to link the western region - Choa Chu Kang, Bukit Batok, Jurong East, Boon Lay and the Jurong Innovation District - and when it opens it will give Tengah its first rail connection. Buyers should note it is not yet operating.
The first private residential project in Tengah with its own retail
Tengah Garden Residences is the first private residential development in Tengah to include an integrated retail component, with commercial units at first storey. That matters in a new town, where the surrounding amenity is still being built: residents get shops, food and services within the building rather than waiting for the neighbourhood centre to arrive.
Nine blocks of sixteen storeys on a 25,458 sqm site
The development comprises 863 units across nine blocks of 16 storeys on a site of about 25,458 sqm. A site of that size is what supports a 750 sqm swimming pool zone with a lap pool and jetty lounge alongside a full facility deck - a scale of amenity that only a large greenfield parcel can accommodate.
A contested GLS award at $821 psf ppr
The land parcel was awarded to a Hong Leong-led consortium with GuocoLand Singapore and CSC Land Group on a top bid of $675 million, or $821 psf per plot ratio, after attracting three competitive bids. The development launched on 25 April 2026 at prices from $1,779 psf, giving buyers a documented land cost and launch price to work from.
A retail and community core inside the town
Tengah is planned with its own town centre, a market and hawker centre, a polyclinic, a library and community facilities, and the wider area draws on Jurong East - one of Singapore's major commercial hubs with JEM, Westgate, IMM, JCube and Ng Teng Fong General Hospital. Pioneer Primary is about 993m away and Hua Yi Secondary about 771m.
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Tengah Garden Residences
D24 - Choa Chu Kang / Tengah
Tengah Garden Residences is an 863-unit private residential development at Tengah Garden Avenue, District 24, developed by a consortium of Hong Leong, GuocoLand and CSC Land. It comprises nine blocks of 16 storeys on a site of about 25,458 sqm, with communal facilities on the second storey, commercial units and car parking at first storey, and a basement car park. It is the first private residential development in Tengah to include an integrated retail component. It previewed on 11 April 2026, launched on 25 April 2026 with prices from $1,779 psf, and is scheduled to complete in 2031. URA records 861 of the 863 units as taken up.
The land history is clear and worth noting. The parcel was awarded to a Hong Leong-led consortium together with GuocoLand Singapore and CSC Land Group on a top bid of $675 million, or $821 psf per plot ratio, after attracting three competitive bids. Coming from a consortium of three substantial Singapore developers, that bid reflects how the market read Tengah's new-town programme at the time. At 863 units across nine 16-storey blocks, this is one of the larger private residential projects in the western region.
What this development offers above all is scale plus retail. A site of about 25,458 sqm allows a facility programme that a smaller parcel could not carry - a swimming pool zone of roughly 750 sqm of water surface including a lap pool and jetty lounge, alongside an arrival court, welcome green and a full communal deck. And by including commercial units at first storey, it delivers shops and food within the building itself, which in a new town still being built out is a meaningful practical advantage rather than a marketing point.
The single most important qualification is that Tengah is a town under construction, and so is the rail that will serve it. The Hong Kah station on the Jurong Region Line is being built close by, and the JRL is intended to link the western region - Choa Chu Kang, Bukit Batok, Jurong East, Boon Lay and the Jurong Innovation District - but it is not yet operating. Until it opens, Tengah residents depend on buses and on road access, chiefly the Kranji Expressway and the Pan-Island Expressway. That is a genuine short-term limitation, and it is the reason this address is priced below established districts rather than a sign of anything wrong with it.
On the wider area, the town is planned with its own town centre, market and hawker centre, polyclinic, library and community facilities, and the western region draws heavily on Jurong East, one of Singapore's major commercial hubs, with JEM, Westgate, IMM and Ng Teng Fong General Hospital. On schooling, Hua Yi Secondary is about 771m away and Jurongville Secondary about 906m, with Pioneer Primary about 993m - the school network in Tengah itself is still being built out alongside the housing.
The Developer
GuocoLand
⭐ 9/10 — Major Listed DeveloperGuocoLand Limited is a Singapore-listed property developer with operations in Singapore, Malaysia, and China. The group is a member of the Hong Leong Group Malaysia and has developed notable projects including Guoco Tower (Tanjong Pagar), Wallich Residence, and Martin Modern. GuocoLand is known for creating integrated lifestyle destinations that blend residential, commercial, and retail spaces.
Hong Leong Holdings
⭐ 9/10 — Major Listed DeveloperHong Leong Holdings Limited is the property development arm of Hong Leong Group Singapore, one of Singapore's largest conglomerates. The group has developed numerous residential and commercial projects across Singapore, working in joint ventures with City Developments Limited. Hong Leong Holdings is backed by over 50 years of experience in the Singapore property market.
Why Tengah Garden Residences Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The location argument here is a bet on a town, not on an existing district. Tengah is Singapore's newest town, planned as a forest town with a car-lite design, extensive green connectors, a canal-centred town centre and centralised cooling, and Tengah Garden Residences sits in its Garden District, the precinct furthest along in the build-out. The connectivity that will define the location is the Jurong Region Line, with the Hong Kah station being built close by; the JRL is a fully elevated fourth-generation line intended to link Choa Chu Kang, Bukit Batok, Jurong East, Boon Lay and the Jurong Innovation District, and it will give Tengah its first rail access. Until then, residents rely on buses and on the Kranji Expressway and Pan-Island Expressway, which put Jurong East, the city and the industrial corridors of the west within reasonable driving reach. The wider region is anchored by Jurong East, one of Singapore's major commercial hubs with JEM, Westgate, IMM, JCube and Ng Teng Fong General Hospital, and by the Jurong Innovation District, which is being developed as a technology and advanced manufacturing cluster in the JTC CleanTech and Bulim areas. The honest assessment is that the accessibility today is modest and will improve substantially; buyers are paying for what the location becomes, not for what it is.
Amenities & Lifestyle
The most useful amenity fact is that this is the first private residential development in Tengah to include an integrated retail component. In a new town whose neighbourhood centres, market and hawker centre are still being built, having shops, food and services within the building is a practical advantage rather than a selling point - it removes the dependence on amenities that have not arrived yet. Within the development, the site of about 25,458 sqm supports a facility programme on the second storey that includes a swimming pool zone of roughly 750 sqm of water surface with a lap pool and jetty lounge, alongside an arrival court, welcome green and communal deck. Beyond the town, the western region's retail and healthcare provision is concentrated in Jurong East, a short drive away, with JEM, Westgate, IMM, Big Box and Ng Teng Fong General Hospital. On schooling, the network is still being built out: Hua Yi Secondary is about 771m away, Jurongville Secondary about 906m and Pioneer Primary about 993m, and Tengah's own new schools will come onstream alongside the housing. Buyers with school-age children should confirm the planned school provision in Tengah rather than assuming the current nearby schools will remain the closest.
Rental & Investment
The rental case at Tengah Garden Residences is a long-run one and it should be assessed honestly. The development completes in 2031, so an owner will carry a five-year construction period with no income and construction risk before a single tenancy begins. Once complete, the drivers are the new town's own population and amenities, the Jurong Region Line at Hong Kah, and the employment base of the western region - Jurong East's commercial hub, the Jurong Industrial Estate, the Jurong Innovation District, and the Nanyang Technological University and One-North clusters further east. That is a substantial and growing employment base, and Tengah's new-town design with its green and car-lite emphasis is likely to appeal to younger households. The constraints are significant, though: Tengah will add a very large volume of new housing over the coming decade, both public and private, which means tenants will have abundant choice within the town itself, and the JRL's opening date is not yet fixed, so the rental market before the line opens will be weaker than after. Yields should be underwritten conservatively and the investment treated as a long-hold capital appreciation position rather than an income one.
Area Transformation
Here the transformation is not a trend to be anticipated - it is the entire proposition, and it is already under way. Tengah is the first new HDB town to be built in Singapore in about two decades, and the first planned from the outset as a forest town: a car-lite layout with extensive green connectors and pedestrian and cycling networks, a town centre organised around a canal, centralised cooling for the housing, and one of the largest areas of planting in any Singapore town. Its districts - Garden, Plantation, Park and Forest - are being built out in stages, and Tengah Garden Residences is in the Garden District. The other half of the transformation is infrastructure: the Jurong Region Line, Singapore's fourth-generation MRT line, is under construction with Hong Kah station serving this area, and it will connect Tengah to Choa Chu Kang, Bukit Batok, Jurong East, Boon Lay and the Jurong Innovation District. Alongside that, the western region as a whole is being repositioned through the Jurong Lake District, planned as Singapore's second central business district, and the Jurong Innovation District. For an owner, the expectation is a new town that becomes fully serviced and rail-connected within the next decade, in a region that is gaining a second CBD. The risks to weigh are that the build-out will take years, that amenity will lag housing in the meantime, and that a large volume of competing new supply in the same town will limit short-term scarcity value.
Tengah Garden Residences — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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