Tengah Garden Residences Condo Review and Investment Analysis

Why Invest in Tengah Garden Residences

Below are 10 key reasons why you should consider investing in Tengah Gardens Residences:

1. Established Developers: Reputable developer consortium with a proven track record
2. A Pioneering Project: First private mixed development in Tengah Forest Town
3. Convenient Living: Approximately 3,000 sqm (32,292 sqft) of commercial and retail space offering essential services for everyday needs.
4. Access to Shopping & Amenities: Convenient access to Plantation Plaza, Boon Lay Shopping Centre and Jurong East Malls
5. Green Living: Located within Tengah’s Forest Town, a smart and sustainable district
6. Excellent Transportation Connectivity: Located directly opposite the Hong Kah MRT station on the Jurong Regional Line
7. Strategic Location: Situated within the Jurong Lake District transformation corridor
8. Convenient Education Access: Strong education catchment, including the future Anglo-Chinese School
9. Promising Investment Potential: A promising investment opportunity amid Jurong Lake District development
10. Competitive Pricing: Low land cost of $821 psf ppr offers an opportunistic investment entry point

Who are the Developers for Tengah Garden Residences

Tengah Garden Residences will be jointly developed by a consortium comprising Hong Leong Holdings, GuocoLand, and CSC Land Group, established names in Singapore's real estate sector.

Hong Leong Holdings: Established in 1968, it has helped shape Singapore’s skyline with over 100 residential projects. Some of its developments include Lentor Mansion and Lentor Hills Residences, and more recently, Springleaf Residence and the Faber Residence.

GuocoLand: It is renowned for the iconic Guoco Tower and Wallich Residence. Their expertise in transforming neighbourhoods is evident in Lentor Modern, Midtown Modern, and Midtown Bay, which are integrated transit hubs.

CSC Land Group: The development arm of China State Construction Engineering Corporation, it is ranked 14th on the 2025 Fortune Global 500. Leveraging on the expertise of its subsidiary, China Construction Development Company, the collaboration has built over 80,000 homes, becoming a major powerhouse in Singapore’s construction industry.

Together, this consortium combines township development experience, integrated project expertise, and construction scale that will inspire buyer confidence.

What are the Prices for Tengah Garden Residences?

Tengah Garden Residences is expected to be launched at an average price of $1,900 psf to $2,000 psf, taking into consideration its relatively low land cost of $821 psf ppr, and recent transactions in other new launches in the precinct and also Springleaf nearby.

At the government land sale for the 273,906 sq ft Tengah Garden site in January 2024, a Hong Leong-led consortium that includes GuocoLand and CSC Land Group submitted a top bid of $675 million, translating to a land cost of $821 psf per plot ratio (ppr).

This compares very favourably to other suburban (OCR) GLS sites at Lentor and Springleaf, which commanded land costs of between $905 psf ppr to $1,130 psf ppr.

Where is Tengah Garden Residences Located?

Tengah Garden Residences is located at Tengah Garden Avenue, next to the Hong Kah MRT station on the Jurong Regional Line. It is part of the new Tengah Forest Town.

One stop from the development is the Tengah MRT station, where the town centre, known as the Market Place, is located. Two stops away is the Tengah Plantation MRT station, where the Plantation Plaza and an adjacent retail street have opened since June 2024. They feature a Giant supermarket, a Koufu foodcourt, McDonald’s fast-food restaurant, a medical clinic and various retail outlets.

Established towns such as Bukit Batok, Jurong East, and Choa Chu Kang can be conveniently reached via the MRT network.

About Tengah Forest Town

Tengah Town Centre

Tengah Forest Town is Singapore’s first smart and sustainable town, designed to elevate everyday living through thoughtful planning, technology, and integration with nature.

It is envisioned as a car-lite, eco-friendly housing estate that prioritises convenience, well-being, and connectivity, setting a new benchmark for quality living.

Surrounding the housing estate will be lush greenery. This includes the Tengah Forest Corridor, a 5km-long, 100-metre-wide green belt that runs through the town connecting various nature areas and parks.

Additionally, it will be supported by smart infrastructure and easily accessible amenities that enhance modern lifestyles. Given the strong focus on sustainability and community living, residents can look forward to a pleasant, healthier, and more efficient urban environment that balances comfort with long-term liveability.

Tengah Key Features

• Car-free town centre with underground roads
• Smart home features for energy and water efficiency
• Extensive green corridors and forest-themed parks
• Dedicated cycling and walking networks
• The Market Place, an integrated town centre with shops, dining, and essential services
• Seamless connectivity via the Jurong Region Line (JRL)

Transportation Connectivity

Tengah Garden Residences is situated just next to Hong Kah MRT station on the Jurong Region Line, which is expected to be operational by 2027.

As the Hong Kah MRT station is connected to the wider MRT network, residents will enjoy convenient access to the wider West Region and other parts of Singapore, including the Central Business District and Downtown Singapore.

MRT Connections

• Tengah MRT Station: The Hong Kah MRT Station is just one stop away from Tengah, which links directly to Jurong East and Jurong Lake District within five stops. Jurong East serves as a key interchange linking the Jurong Regional Line with the North–South and East–West Lines.
• Boon Lay Integrated Transport Hub: Just four stops away, it combines a bus interchange and an MRT station with the Jurong Point Shopping Mall. It also serves as an MRT interchange for the Jurong Regional Line and East-West Line, which offers direct access to One-North, a high-tech and research hub, and Singapore’s financial centre at Tanjong Pagar and Raffles Place.
• Bahar Junction: A transfer station for the Jurong Regional Line, it will offer convenient access to Nanyang Technological University (NTU).

Road Network and Expressway Access

Tengah Garden Residences enjoys convenient connectivity via the Pan Island Expressway (PIE) and Kranji Expressway (KJE), offering easy access to various parts of Singapore.

The PIE links residents to Jurong Lake District, Bukit Batok, and central areas, while the KJE connects to the Woodlands Regional Centre and the northern region.

With a well-connected road network, residents will benefit from smooth travel to key business hubs and lifestyle destinations across the island.

Amenities & Lifestyle

Being a mixed development, Tengah Garden Residences features approximately 3,000 sqm (32,292 sqft) of commercial and retail podium on the first storey. Typically, it will host a mix of shops, food & beverage (F&B) outlets, and essential services.

The availability of these amenities within the development will reduce residents’ need to make frequent trips outside.

However, for a more diverse shopping experience, several major malls are just a short train ride away. These include:

• Parc Point: Tengah’s second neighbourhood centre after Plantation Plaza, it features over 40 retail and dining options, including a FairPrice supermarket and Gourmet Paradise food court. There is also a polyclinic, a 190m sheltered retail street, and a wellness trail with sky terraces.
• Plantation Plaza: Tengah’s first neighbourhood centre, it provides residents with essential amenities and diverse retail options across five levels. It features a Giant supermarket, Koufu food court, and childcare services to support daily needs.
• Jurong Point Shopping Centre: Just four MRT stations away, it spans over 750,000 sq ft across multiple levels with more than 400 shops, including anchor tenants like FairPrice Xtra, John Little, Courts, and Harvey Norman. It also hosts a GV cineplex and numerous lifestyle amenities.
• Jurong East Malls: Comprising three interconnected shopping malls - JEM, Westgate and IMM - they are located next to the Jurong East Integrated Transport hub. Jem offers high-street fashion and an IKEA outlet. Westgate provides a sophisticated, family-centric experience with premier labels and a rooftop play area. IMM is Singapore’s largest outlet mall, featuring year-round promotions and extensive home furnishing showrooms.

Outdoor Leisure and Recreation Near Tengah Garden Residences

Tengah Garden Residences offers access to a wide range of outdoor spaces that support active, healthy, and community-oriented living.

• Central Park: A 20-hectare green space featuring a naturalised forest stream, providing areas for relaxation and recreation.
• Forest Corridor: A 5 km-long green link connecting nature parks, ideal for walking, jogging, and cycling.
• Community Farming: The Plantation and Garden Farmways encourage urban agriculture and community interaction.
• Sky Sports Parks: Rooftop jogging tracks and fitness zones that make full use of vertical green spaces.
• Car-Lite Environment: Well-connected pedestrian and cycling paths link homes to parks, communal facilities, and neighbouring attractions.
• Nearby Destinations: Easy access to Jurong Lake Gardens, Chinese Garden, and Japanese Garden for leisure and nature activities.
• Upcoming Facilities: The new Singapore Science Centre at Jurong Lake Gardens, to be completed in 2027, will add educational and family-friendly recreation options.

Together, these features create a green and welcoming environment that encourages healthy living, outdoor recreation, and a strong sense of community in western Singapore.

Education Access

Several established primary schools are located within a 2 km radius.

These include:

Other than the above, the Anglo-Chinese School (Primary) will relocate from Barker Road to Tengah in 2030, becoming co-educational. As one of Singapore's most established educational institutions, it will enhance the township's appeal and potentially impacting property values positively.

Secondary Schools Nearby

Several secondary schools are located within convenient reach of the development. While none are categorised as “elite” or “branded” schools, their proximity adds practical appeal for families with school-going children - a factor that often helps to support housing demand and property value.

Some of these secondary schools include:

• Jurongville Secondary School
• Hua Yi Secondary School
• Dunearn Secondary School
• Swiss Cottage Secondary School

Post-Secondary and Tertiary Institutions

The area also enjoys good connectivity to a range of post-secondary and tertiary institutions, which will appeal to families prioritising access to education.

ITE College West and Jurong Pioneer Junior College are approximately an 8–12-minute drive away, while the Nanyang Technological University (NTU), a highly ranked university globally, will be just 6 MRT stations away once the Jurong Regional Line is completed in 2029.