Short answer: Tengah Garden Residences is an 863-unit, 99-year leasehold condo in nine 16-storey blocks at Tengah Garden Avenue (District 24), by Hong Leong Holdings, GuocoLand and CSC Land Group. Tengah's first private condo, it sits beside the future Hong Kah JRL station and sold 853 units at its April 2026 launch at an average S$2,120 psf.
What are the key facts?
| Developer | Joint venture of Intrepid Investments (Hong Leong Holdings), CSC Land Group (Singapore) and GuocoLand (Singapore); developer entities Tengah Garden Development Pte Ltd and TGA Development Pte Ltd |
| Address | 11 to 27 Tengah Garden Avenue (odd numbers), Singapore 699xxx, District 24 |
| Tenure | 99-year leasehold from 21 April 2025 |
| Site area | 25,458.4 sq m (about 274,000 sq ft) |
| Blocks and units | Nine 16-storey blocks, 863 homes, with commercial space on the first storey |
| Expected TOP | 2029 (developer) |
| Nearest MRT | Hong Kah (JS4), Jurong Region Line, next to the site; due to open around mid-2028 |
| Launch | 25 to 26 April 2026; 853 of 863 units sold, average S$2,120 psf |
Sources: URA award (land, site area, developers); developer press release, 6 April 2026 (blocks, units, expected TOP); eBrochure (lease start, developer entities); OneMap (addresses and postal codes).
Who is the developer, and what did they pay for the land?
URA awarded the Tengah Garden Avenue site on 21 January 2025 to Intrepid Investments, CSC Land Group (Singapore) and GuocoLand (Singapore) for S$675 million, or S$8,837.85 per sq m of gross floor area (URA). That is about S$821 psf ppr (S$8,837.85 ÷ 10.7639 sq ft per sq m).
What unit types and prices were offered?
The developer's preview prices, as reported by EdgeProp on 6 April 2026 (EdgeProp):
| Type | Units | Size (sq ft) | Starting price | Starting psf |
|---|---|---|---|---|
| 1-bedroom | 6 | 484 to 517 | S$980,000 | S$2,025 |
| 2-bedroom | 337 | 624 to 753 | S$1.11 million | S$1,779 |
| 3-bedroom | 347 | 797 to 1,033 | S$1.588 million | S$1,993 |
| 4-bedroom | 173 | 1,130 to 1,259 | S$2.288 million | S$2,025 |
Unit counts and sizes are from the developer's eBrochure unit distribution; the four types total 863. The starting psf figures match each starting price divided by the smallest unit size in that type (our arithmetic).
How did the launch go?
About 2,000 groups visited the two-week preview. By 3pm on 26 April 2026, 853 of the 863 units were sold at an average S$2,120 psf, with prices from S$1,779 to S$2,340 psf (Hong Leong). Singaporeans made up 90% of buyers, and the 10 units left were all four-bedroom premium units with yards (Hong Leong; EdgeProp, 26 April 2026). The S$2,120 psf average is about 15% to 21% above our estimated break-even of S$1,751–1,851 psf, based on the S$821 psf ppr land price (see our land-cost break-even table).
How is the location connected?
Hong Kah station (JS4) on the Jurong Region Line is at 31 Tengah Garden Avenue, about 60 m to 180 m in a straight line from the nine blocks (OneMap address points). The line is not open yet. LTA said on 4 March 2026 that the first stage of the Jurong Region Line, which includes Hong Kah, will open around mid-2028 instead of end-2027 (LTA; stage map). Until then, the nearest open station is Lakeside on the East-West Line, about 1.6 km away in a straight line.
The development has a first-storey commercial podium of about 30,000 sq ft for food and retail, according to the developer. Pioneer Primary School, at 80 Tengah Garden Avenue, is about 0.9 to 1.0 km in a straight line from the blocks (OneMap).
What is Tengah town like?
Tengah is HDB's newest town. HDB's town design guide describes five districts (Plantation, Garden, Park, Brickland and Forest Hill), a Forest Corridor about 5 km long and 100 m wide, and a town centre where roads run below a pedestrianised ground level (HDB). Much of the town is still being built, so residents moving in around 2029 will see continuing construction nearby.
What should buyers weigh?
This is a summary of trade-offs, not a recommendation. What is distinctive: it is Tengah's first private condo, it sits next to a future Jurong Region Line station, and it has a commercial podium on site. The trade-offs: the MRT station is not due until around mid-2028, Tengah town is still under construction, and almost all units were sold at launch, so most buyers now will be looking at the resale market after completion.
FAQ
Who developed Tengah Garden Residences? A joint venture of Hong Leong Holdings (through Intrepid Investments), GuocoLand and CSC Land Group.
How many units does it have? 863, in nine 16-storey blocks: 6 one-bedroom, 337 two-bedroom, 347 three-bedroom and 173 four-bedroom units.
What is the tenure? 99-year leasehold from 21 April 2025.
When will it be completed? The developer expects TOP in 2029.
Which MRT station is nearest? Hong Kah on the Jurong Region Line, next to the site. LTA expects the line's first stage, including Hong Kah, to open around mid-2028.
How much did it sell for at launch? 853 of 863 units were sold by 26 April 2026 at an average S$2,120 psf.
Corrections
3 October 2026: An earlier version of this page gave the wrong developer (SL Capital and United Venture Development), placed the project at Tengah Plantation Close in District 23, said the Jurong Region Line had opened in late 2025 with a "Tengah Plantation" station nearby, gave a lease start of 2026 and a four-bedroom size of 100 sq m, and described S$2,025 psf as the project's price. The project is at Tengah Garden Avenue in District 24 by Hong Leong Holdings, GuocoLand and CSC Land Group, the line is not yet open, and S$2,025 psf was the starting psf for one- and four-bedroom units. Unsupported claims about a forest reserve, price premiums over other projects and future returns were removed, as was an offer of a paid "full report".
Sources
- URA, award of Tengah Garden Avenue site, 21 January 2025
- Hong Leong Holdings, preview press release, 6 April 2026, and launch results, 27 April 2026
- Developer, Tengah Garden Residences eBrochure
- EdgeProp, preview prices, 6 April 2026; launch results, 26 April 2026; project page
- LTA, next phase of rail development, 4 March 2026, and Jurong Region Line
- HDB, Tengah town design guide
- OneMap (addresses, straight-line distances)
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