Tengah Garden Residences is the first condominium in the Tengah New Town, a 10,000-home district next to Jurong Lake District. The recently unveiled new condo has grabbed news headlines since it was revealed that prices start from under $1 million – a significant advantage in the new launch market in 2026.
Located on Tengah Garden Avenue, the 863-unit development comprises nine blocks of 16-story blocks with a mix of one- to four-bedroom units. The development also features a 322,800 sq ft commercial podium.
Tengah Garden Residences meets most of the housing criteria sought-after by buyers in the area. The mix and number of units offered offer a strong support for future price growth, it has direct access to the upcoming Hong Kah MRT station on the Jurong Region Line (JRL), and the direct convenience of retail amenities including F&B options.
But the project is an interesting study, and not just because it’s breaking ground in a new district. Tengah Garden Residences was preceded by three Executive Condominiums (ECs) – Copen Grand, Nova Place, and Otto Place – but this doesn’t make for a fair comparison since new ECs are generally heavily subsidised.
In this article, we’ll examine how buyers could analyse the indicative prices at Tengah Garden Residences after this triple introduction. This is the first point in Tengah’s housing development where it shifts from subsidised EC pricing into private home territory.
Let’s take a look at how it compares.
Starting prices at Tengah Garden Residences
| Unit type | Estimated size (sqft) | Starting price | Starting $PSF |
| 1 Bedroom | 484 – 517 | $980,000 | $2,025 |
| 2 Bedroom | 624 – 753 | $1,110,000 | $1,779 |
| 3 Bedroom | 797 – 1033 | $1,588,000 | $1,992 |
| 4 Bedroom | 1130 – 1259 | $2,288,000 | $2,025 |
Following the latest GFA harmonisation guidelines, unit sizes are relatively close to what we’ve come to expect from recent new condos to hit the market. Significantly, three-bedroom units (commonly preferred by families and HDB upgraders) are less than $1.6 million.
This is noteworthy since the purchasing budget of most HDB upgraders has typically ranged from $1.8 million to $2 million, based on preferences we’ve observed in the new launch market in recent years.
In general, prices at Tengah Garden Residences sit at a very comfortable point, in terms of affordability. Some upgraders may even be able to stretch to a four-bedder here.
WHO THIS PROJECT IS FOR
| Likely buyer profiles | Less suitable for |
| HDB upgraders looking for affordable, family-sized units, and who don’t mind a less developed area. | Buyers willing to pay more for an immediately convenient and amenity-rich area. |
| Buyers who believe in Tengah’s long-term growth and are willing to enter early | Buyers who feel Tengah’s development might be too slow for their liking, compared to the pick-up in other fringe towns like Punggol or Sengkang. |
| Owner-occupiers who prefer a more residential, less investor-heavy environment | Tengah is an unlikely choice for many tenants, so landlords may consider this too niche despite the availability of one- and two-bedders. |
The challenge for many buyers today isn't access to information.
It's interpreting that information in a way that makes sense for their finances, goals, and stage of life.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
How well has the private residential market in District 24 (D24), where Tengah is located, performed recently?
While it’s part of our usual methodology to evaluate the performance of the district a new project is in, this is not a straightforward measurement for D24 due to the limited transaction history here in terms of private home prices.
Tengah has commonly been associated with plantations in the area in the past, Tengah airbase, and the area’s relative seclusion to other towns in the West.
As a result, the transaction data we can collect reflects the development of the new township from the ground up, and the property market in this area is still unknown and untested.
Moreover, most of the private residential projects in Tengah are still being developed. To date, Copen Grand is the only project that has obtained its TOP, but it is an EC. Due to its five-year minimum occupation period (MOP), resale units there are not eligible to enter the resale market.
This means that all the transaction data in Tengah consists entirely of new sales. Keep in mind the prices you see here are developer sales and subsidised EC pricing.
But using the data we have on hand, here’s how new home sales have been faring at Tengah.
All tenures
| Year | D24 | The Singapore-wide market* |
| 2022 | $1,334 | $1,712 |
| 2023 | $1,432 | $1,869 |
| 2024 | $1,655 | $1,886 |
| 2025 | $1,743 | $2,092 |
| Annualised | 9.33% | 6.91% |
99-year leasehold
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