ย Tengah Garden Residences Design Concepts
Architecture Design
Tengah Garden Residences draws its architectural inspiration from the stillness of a mirror lake. The design philosophy centres on creating a calm, layered environment where built form reflects and complements nature.
- Inspired by the concept *"Echoes of Cascading Serenity"
- Reflective materials used to enhance visual connections with water
- Open terraces integrated into the building form to frame pond views
- Architecture designed to act as a natural extension of the waterfront promenade
Site Design
Strategically positioned along the Tengah Pond Promenade, the site capitalises on its waterfront location within Singapore's first car-lite town.
- Direct frontage to the Tengah Pond Promenade
- Proximity to the future Waterfront Park and MRT station
- Elevated terrain harnessed to create cascading terrace levels
- Walkable, car-free environment promoting connectivity and wellness
Landscape Design
The landscape is conceived as an urban oasis where water and greenery take centre stage, shaped into distinct yet seamlessly connected zones.
- Lush canopy trails and fern trails weaving through the development
- Bacopa and Centella ponds with jetty decks and water feature walls
- Floating pavilion, cascading pools, and aqua terraces with sunbeds
- Native species and a soft, minimalist planting palette throughout
- Elevated lookout decks with borrowed views to the surrounding pond
Exterior Design
Exterior spaces are curated to serve all generations, blending active recreation with quiet restoration.
- Poolside pavilion, sports viewing pavilion with BBQ, and waterside gourmet pavilion
- Children's aqua fun pool with waterplay equipment
- Art and play courtyard for community engagement
- Community Plaza open to the public, fostering inclusive neighbourhood living
- Forest Edge Garden offering a tranquil, nature-immersed retreat at the development's perimeter
Interior Design
The interior philosophy emphasises exclusivity, modern living, and well-being.
- Upscale shared interiors, such as the Sky Lounge, are designed with gourmet facilities for social bonding
- Seamless functional blend between indoor spaces and outdoor landscapes to foster a sense of community
- Come with branded fixtures and fittings to elevate the standard of living
Tengah Garden Residences Unit Mix
| Unit Mix | Size (sqm) | Size (sqft) | Total Units | Percentage |
| 1-Bedroom | 45 - 48 | 484 - 516 | 6 | 0.7% |
| 2-Bedroom | 58 | 624 | 120 | 13.9% |
| 2-Bedroom Premium | 61 - 62 | 656 - 667 | 115 | 13.3% |
| 2-Bedroom Premium (with Study) | 70 | 753 | 102 | 11.8% |
| 3-Bedroom | 74 - 77 | 797 - 829 | 96 | 11.1% |
| 3-Bedroom (with Store) | 84 | 904 | 88 | 10.2% |
| 3-Bedroom Premium (with Yard) | 90 - 96 | 969 - 1033 | 163 | 18.9% |
| 4-Bedroom (with Yard) | 105 - 106 | 1130 - 1141 | 88 | 10.2% |
| 4-Bedroom Premium (with Yard) | 116 - 117 | 1249 - 1259 | 85 | 9.9% |
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 Singaporeโs 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 Singaporeโs 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?
The following are the launch prices for Tengah Garden Residences, starting from a very attractive $1,779 psf.
- 2-Bedroom units (624 sq ft): From $1.11m ($1,779 psf).
- โ 3-Bedroom (797 sq ft): From $1.59m ($1,993 psf).
- โ 4-Bedroom (1,130 sq ft): From $2.29m ($2,025 psf).
Hence, the average selling price is likely to be between $1,900 psf and $2,000 psf.
This compares very favourably with recent OCR projects such as Springleaf Residence and Narra Residences, which achieved average sales prices of $2,175 psf and $2,180 psf, respectively.
This offers an opportunistic entry price, given its relatively low land cost of $821 psf ppr, especially when construction prices are set to increase due to the ongoing Middle-East war, which has driven up oil prices and caused significant logistical disruption.
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, McDonaldโs 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 Singaporeโs 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 NorthโSouth and EastโWest 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 Singaporeโs 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 residentsโ 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: Tengahโs 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: Tengahโs 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 Singaporeโs largest outlet mall, featuring year-round promotions and extensive home furnishing showrooms.
Parc Point
Jurong East Mall (JEM)
Plantation Plaza
Westgate Shopping Mall
Central Park and Forest Stream
Jurong Lake Gardens
Sky Sports Park
New Singapore Science Centre
Rulang Primary School.
Nanyang Technological University (NTU)
Tengah Garden Residences Investment Potential
To summarise, Tengah Garden Residences offers a compelling investment opportunity due to the following factors:
- Land Cost: Relatively low land cost of $821 psf ppr compared to suburban (OCR) GLS sites at Lentor, which commanded $920 to $1,130 psf ppr.
- Sizeable Development: With a sizeable 863 units, the development not only supports better facilities, but also resale performance with better liquidity compared to smaller developments.
- First-Mover: Being the first private residential development in the precinct, it offers a valuable first-mover advantage in a rapidly developing area.
- MRT Proximity: Situated next to the Hong Kah MRT will significantly enhance rental appeal and support premium pricing due to high reliance on rail access in Singapore.
- Quality Living: Features extensive green spaces, a car-free town centre and abundant amenities amid a โForest Townโ concept.
- Educational Pull: Several popular primary schools are located within a 2km radius of the development, including the future site of ACS (Primary).
- Government Land Sales: The sale of seven GLS sites in the surrounding area points towards a strong government commitment to develop the precinct, enhancing prospects for longโterm capital growth.
- Employment Centres: Proximity to key employment centres such as Jurong Lake District, Jurong Innovation District, and the Tuas Mega Port ensures sustained housing demand.
Comparative Market Analysis
As Tengah Gardens Residences is the first private residential development in Tengah, there is currently no transaction history available to assess its investment performance.
Hence, to assess its investment prospects, we will benchmark it against a comparable precinct such as Lentor in District 26, which has seen a series of private condominium launches since Lentor Modernโs debut in September 2022.
Both areas share similar characteristics - emerging housing estates with a strong focus on green and sustainable living. They also benefit from their proximity to new MRT stations.
Comparison and Analysis of Lentor Price Trend (Singaporeโs District 26)
The chart below illustrates the average price per square foot (psf) trends in District 26 over the past decade, with particular focus on the period following the launch of Lentor Modern in September 2022.
As the launch kickstarts the development of the Lentor private residential precinct, it provides an insight into the price movements in emerging estates with new MRT connectivity.
The chart below shows the following average psf price trends:
Average Price Trend Analysis
- 10-year: +101.94%
- Since 2Q 2022: +64.61%
These figures highlight District 26โs strong long-term growth, nearly doubling in value over a decade. More strikingly, the +64.61% rise since 2Q 2022 - achieved in just two to three years since the launch of Lentor Modern - demonstrates how coordinated private residential launches tied to MRT infrastructure can drive accelerated capital appreciation.
Recent New Launches and Government Land Sale Nearby
Around Tengah, several executive condominiums launched between October 2022 to July 2025, such as Copen Grand, Altura, Lumina Grand, Novo Place, and Otto Place, were fully sold. This attests to Tengahโs โForest Townโ appeal.
Also, at the Lakeside Drive government land sale in June 2025, it was sold to City Developments at a land cost of $1,132 psf ppr in a hotly contested tender.
Located adjacent to Lakeside MRT station within the Jurong Lake District, it signals strong developer conviction in the investment potential of residential developments in Jurong Lake District and the western corridor, particularly those with integrated transport access and proximity to employment and lifestyle nodes.
Check out ourย PrimeKey Analysis framework to learn how Tengah Garden Residences ranks in our data-driven property investment scoring system.
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