D24 · Tengah Garden Avenue
Tengah Garden Residences
Private homes and retail in an emerging forest town
Launched · 99% sold reported 26 April 2026Tengah Garden Residences is a private residential development with retail amenities in Tengah. Its appeal depends on both the home and the evolving town around it. This guide keeps the current buying questions separate from the longer-term transport and neighbourhood story.
Project facts at a glance
- Location
- Tengah Garden Avenue · District 24
- Developer partners
- Hong Leong Holdings, GuocoLand and CSC Land Group
- Homes / buildings
- 863 residences · nine 16-storey blocks
- Tenure
- 99 years from 21 April 2025
- Site area
- 25,458.4 sqm · URA award
- Rail context
- Hong Kah MRT · upcoming Jurong Region Line
- Announced expected TOP
- 2029 · launch release dated 6 April 2026
- Contractual possession reference
- Notice of vacant possession no later than 1 September 2031 · brochure
- Expected legal completion
- No later than 1 September 2034, or applicable earlier contractual date
Published particulars: developer / authority source. Milestones and current inventory should be reconfirmed.
Prices: understand the dated reference
These are the announced launch starting figures. Hong Leong reported 99% sold on 26 April 2026; no remaining stock is inferred from that historical statement. Request a current unit-specific check before treating any category as available.
| Published category | Size / category range | Announced starting price |
|---|---|---|
| 1-bedroom | Category starting example | S$980,000 |
| 2-bedroom | Category starting example | S$1.110m |
| 3-bedroom | Category starting example | S$1.588m |
| 4-bedroom | Category starting example | S$2.288m |
Price reference date: 6 April 2026. Current prices and unit availability are not a live feed.
For a useful comparison, obtain one dated quotation for each exact unit. Compare the total purchase price alongside usable space, floor, orientation, recurring charges and the move-in timeline. A lower entry figure does not necessarily identify the better home for your needs.
Floor plans and home-type comparison
| Home group | Brochure area examples (sq ft) | What to examine |
|---|---|---|
| 1-bedroom | 485 | Whether a smaller home fits storage and household needs. |
| 2-bedroom formats | 624 / 657 / 667 / 753 | Configuration differences, rather than assuming one standard layout. |
| 3-bedroom formats | 797–1,033 | The utility of Study, Premium and yard arrangements shown in the plans. |
| 4-bedroom formats | 1,130–1,259 | Wet/dry kitchen use, yard provision and larger-family circulation. |
Published areas are approximate and subject to the official plans and final survey. This guide does not replace the developer’s full unit schedule or contractual specifications.
View the official Tengah Garden Residences project / floor-plan resource ↗
Future Hong Kah MRT: evaluate the years before it opens
The developer positions the project beside the upcoming Hong Kah station on the Jurong Region Line. Treat that as future infrastructure. Test the buses, transfers and road routes that would support your household before the station is operating, and check the latest LTA programme rather than relying on an old launch estimate.
Make two versions of your commute: the services available now and the intended rail journey later. Consider whether the home still meets your needs if the later arrangement arrives after your preferred move. This turns a broad transport promise into a practical decision about timing.
A developing town can involve changing access, construction and new services opening in stages. Ask which places are already operating, which are confirmed but not open and which remain proposals. Avoid treating all features on an illustrated master plan as part of the initial move-in package.
Compare the actual type code within each bedroom category
The four bedroom groups include several different configurations. Use the brochure’s labels and dimensions together: a larger floor area can be allocated to a study, a yard, circulation or outdoor space rather than a bigger living room.
If you are planning a family home, mark the tasks that must happen at the same time. Work calls, cooking, laundry and children’s activities may need separation. Check whether the exact plan supports these routines before paying for a premium format.
The announced TOP and the contractual notice-of-possession wording are separate references. Use the relevant sales documents when planning accommodation and handover. A launch announcement’s expected construction milestone should not be substituted for a contractual date.
Retail below, a growing town outside
The first-storey retail component offers a different proposition from a purely residential estate. Ask how commercial visitors, deliveries, service areas and residential access are arranged. Compare the exact stack with those routes, rather than assuming that every part of the development feels the same.
Assess the proposed pond and wider green setting through the approved plans and the development boundary. A future public space, an internal facility and a view from a particular apartment are different things. Confirm what is supplied and accessible at handover.
For school planning, verify the specific registration-year position and official distance tools. A proposed or relocating school should not be treated as an operating service today or as an assurance of admission.
Who should compare Tengah with a more established estate?
It may suit a buyer who is comfortable with a town developing in phases and whose household can use the actual transport and services available during that process. The choice should still work on layout, purchase commitment and daily routine.
The near-sellout launch report makes a current stock check especially important. A page about the project is useful research; it is not evidence that any of the original launch-price homes remain for purchase.
Compare Lucerne Grand for a different west-side rail setting, Narra Residences for an established Dairy Farm environment, and Rivelle Tampines as a sold-out EC family-home benchmark. Check the ownership category as well as the size and price when making these comparisons.
A practical checklist before you decide
- Confirm the precise plan, stack, floor, orientation and quoted total price.
- Check what is supplied and what is decorative or an optional show-unit addition.
- Walk the station route and test the journeys that matter to your household.
- Ask for the recurring-charge estimate and the current completion-related particulars.
- Confirm current availability, eligibility and the sales terms with the appropriate representative.
For any school-led decision, check MOE’s current registration guidance. Do not infer admissions priority from a general neighbourhood description.
Questions buyers ask
Is Tengah Garden Residences an executive condominium?
No. Hong Leong describes it as a private residential project with retail amenities. Rivelle Tampines is the EC benchmark in this collection.
Is Hong Kah MRT already operating?
The project’s launch material describes it as upcoming. Check the latest LTA opening information and assess the interim commute separately.
Does 99% sold mean ten units are available now?
No. It is a historical report dated 26 April 2026. Neither a remaining-unit count nor present availability can be calculated from it.
Why do the TOP and possession references differ?
TOP is a construction-related milestone. The brochure gives a contractual notice-of-vacant-possession deadline. Use the appropriate documents for your timing and confirm current updates.
Can I use the published starting prices to reserve a home?
No. The table records dated launch figures. Obtain a fresh quotation and explicit confirmation of the exact available home and sales terms.
Three other projects to consider
These comparisons are selected for a different location, community scale or household use case. Read the status on each guide: a sold-out benchmark is not current developer stock.
D22 · Lakeside Drive
Lucerne Grand
Compare a different western rail connection and mixed-use setting.
Read the Lucerne Grand guide ↗
D23 · Dairy Farm Walk
Narra Residences
翠岚轩
Compare an established Dairy Farm environment and a smaller estate.
Read the Narra Residences guide ↗
D18 · Tampines Street 95
Rivelle Tampines
Compare family layouts using a sold-out EC benchmark; eligibility differs.
Read the Rivelle Tampines guide ↗A PERSONAL CONVERSATION
Let’s consider the right home.
Tell us your preferred home size, comfortable budget and intended timeline. We can help you identify which questions to take into a project comparison.
An enquiry requests a conversation; it does not reserve a home or confirm availability.
Sources and verification
- Hong Leong launch release · 6 April 2026
- Official project and developer brochure
- Hong Leong sales update · 26 April 2026
- URA land award · 21 January 2025
- LTA rail programme
Use these sources to distinguish published project facts from the buyer considerations in this guide. Check the current official plans, unit-specific quotation and sales documents before making a purchase decision.