Tengah Garden Residences: New Mixed-Use Condo Launch at Tengah
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Highlights
Tengah Garden Residences is the new mixed-use development at Tengah Garden Avenue. It is expected to launch around March or April 2026, adding about 863 homes to Tengah. Tengah is Singapore’s newest town. What makes this one different is that it doesn’t sit on its own — homes are planned together with shops, food options and everyday services, something Tengah hasn’t had before.
Most new towns start with housing first, then wait years for the town centre and amenities to catch up. Tengah Garden Residences flips that around by bringing daily conveniences in from the start. It’s similar to how places like Jurong East, Woodlands and Punggol began to feel more complete once mixed-use developments came in and gave the area vibrancy beyond just residences.
OVERVIEWS
Tengah Garden Residences is located at Tengah Garden Avenue. It is a Residential with Commercial at 1st Storey and is expected to bring around 860 residential units.
Daily needs such as shops and services are located at doorstep, instead of being pushed to a future town centre that residents have to wait years for. This is different from most early-phase new towns, where housing comes first and convenience arrives much later.
This mixed-use development is led by GuocoLand, together with its partners Intrepid Investments and CSC Land Group. GuocoLand is a well-established Singapore developer with a strong track record in mixed-use and integrated developments, including projects like Guoco Tower, Guoco Midtown and several large residential-led developments in mature estates. With GuocoLand’s wealth of experience in mixed-use and integrated developments, Tengah will definitely benefit tremendously from it.
Tengah Garden Residences sits next to the upcoming Hong Kah MRT station on the Jurong Region Line, with bus services running along Tengah Garden Avenue. It is also opposite the future Tengah Hospital and within 2km of the future Anglo-Chinese School (Primary). Green spaces surround the site, including the Tengah Pond and landscaped promenades to the west and south, with the future Tengah Central Park nearby — a major green spine connecting the western and central catchment areas.
Address
Tengah Garden Avenue
Developer
GuocoLand (Singapore) Pte. Ltd. Intrepid Investments Pte. Ltd CSC Land Group (Singapore) Pte. Ltd
Tenure
Leasehold
Site Area
25,458.4 sqm
Total Units
860 Residential Units
Expected TOP
2030
DISCOVER THE LOCATION
Tengah is Singapore’s first new HDB town in more than two decades, and its masterplan is different from the older estates. Rather than expanding outwards from a single town centre, Tengah is designed as a collection of interlinked districts with green corridors, cycling paths, pedestrian networks and car-light planning. This means internal movement within the town — walking, cycling, short local trips — is being prioritised from the start.
Tengah Garden Residences sits in Tengah Garden, which is fast becoming one of the more established zones within the town. It is surrounded by residential clusters, and importantly, it is not isolated — everyday amenities, schools and transport links are already nearby or planned in the next few years.
Transport
Tengah Plantation MRT (JRL) lies within walking distance, providing direct access to the Jurong Region Line, which connects to Jurong East Interchange and onward links to the rest of Singapore. The Jurong Region Line also improves connectivity to Choa Chu Kang and Boon Lay, expanding access to employment and shopping zones without long feeder bus trips.
Schools
Tengah and its surroundings already host or plan multiple school sites. Within the broader region, established schools such as Pioneer Primary School and Princess Elizabeth Primary School are within a few kilometres, reducing the distance families need to travel for primary education. Anglo-Chinese School (Primary) will also be shifting to Tengah in 2030/2031. Additional plots zoned for education are planned within Tengah itself, indicating future schooling infrastructure closer to home.
Malls and Daily Amenities
While Tengah’s town centre is still being built, accessible retail and lifestyle options are available in neighbouring estates, including West Mall, JEM, IMM, FairPrice and Giant supermarkets. Residents can reach these malls via the future Jurong Region Line or short drives, supporting daily needs in the interim.
Roads
Major expressways including the Pan-Island Expressway (PIE) and Kranji Expressway (KJE) are within reasonable driving distance, allowing connections towards Jurong, the city fringe and northern Singapore without circuitous routes.
Parks and Greenery
Tengah is planned as a “Forest Town”, with extensive greenery and park networks intended to be woven into daily living. This focus on outdoor spaces gives residents room to walk, jog and cycle without crossing busy streets — a distinct departure from many older estates where green spaces were added much later.
Learn about Tengah investment timing and future prospects: Is It Too Early to Invest in Tengah Now?
Some images on this page are illustrative and represent the surrounding Tengah and Jurong Lake District precinct.
Official visuals and site-specific images for Tengah Garden Avenue new condo will be updated when released by the developer.
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PRICE
Updated December 2025: Indicative pricing for Tengah Garden Residences has not been released. Indicative will be released closer to March/April 2026
As Tengah’s first mixed-use development, Tengah Garden Residences is expected to be priced above surrounding resale and newer residential developments in the area. For context, recent transactions at Otto Place EC have averaged around $1,759 psf. Mixed-use developments typically carry a premium, reflecting the demand of such rare mixed-use development by reputable developers.
To plan your purchase with clarity, you can use the following calculators before committing:
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1-Bedrom $
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2-Bedroom $
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3-Bedroom $
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4-Bedroom $
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5-Bedroom $
THE DEVELOPER
GUOCOLAND, INTREPID & CSC LAND
The Tengah Garden Avenue mixed-use development is led by GuocoLand, together with Intrepid Investments and CSC Land Group. They have previously delivered excellent residential developments such as Lentor Mansion, which was well received by the public. Given that track record, it is expected that they will create another masterpiece of development.
GuocoLand
As at June 2025, GuocoLand’s investment property portfolio was valued at about S$6.97 billion, supporting its development activities across Singapore, China and Malaysia. The group has received multiple industry recognitions, including BCI Asia Top Ten Developer Awards, EdgeProp Singapore Excellence Awards, and international accolades such as the FIABCI World Prix d’Excellence. GuocoLand is generally associated with consistent execution and developments that integrate well with their surrounding neighbourhoods
Intrepid Investments
Today, Hong Leong Holdings is one of the largest landowners and residential developers in Singapore, with a portfolio spanning mass-market, mid- to high-end homes, executive condominiums, and major commercial and mixed-use developments. Its projects include well-known developments such as One Shenton, The Tate Residences, The St. Regis Hotel and Residences Singapore, and W Singapore – Sentosa Cove. The group is widely associated with scale, delivery consistency and long-term presence across Singapore’s residential landscape.
CSC Land (Group)
The group has been active locally since the early 1990s and is supported by China Construction (S.P.) Development, one of Singapore’s most established A1 builders. Across its developments, CSC Land is generally associated with solid construction standards, functional layouts and delivery consistency, underpinned by a long track record in large-scale building and engineering works.
DOWNLOAD FLOOR PLANS
Tengah Garden Residences, a mixed-use development, is expected to offer a broad mix of family-oriented layouts, catering to households who intend to live in the area long term rather than treat it as a short-term stop. Unit types are anticipated to range from 2-bedroom to larger family configurations, with a stronger emphasis on practical 3- and 4-bedroom homes suited for couples with children or multi-generation living.
Layouts prioritise functional internal planning, with proper living and dining spaces, kitchens designed for daily use, and bedrooms that can comfortably accommodate full-sized furniture. Given the scale of the development and its mixed-use nature, attention is likely to be placed on privacy, stack orientation and separation from commercial areas, ensuring residential units remain comfortable and liveable. Selected units may also enjoy views towards internal landscaped spaces or the surrounding green corridors that Tengah is known for.
Detailed floor plans will be available closer to launch and should be reviewed alongside orientation and stack positioning due to the importance of river views.
FACILITIES
Facilities are expected to be planned around everyday use rather than resort-style showpieces, supporting the routines of families and working households. Residents can expect a comprehensive range of amenities such as swimming pools, fitness areas, children’s play spaces, and landscaped communal zones spread across the development.
As a mixed-use development, part of daily living extends beyond the residential facilities themselves. With commercial spaces located on the first storey, everyday needs such as dining, services and retail are intended to be within easy reach, reducing the need for frequent travel outside the neighbourhood. This setup allows facilities to function as shared community spaces rather than isolated amenity decks.
Together with Tengah’s wider green network — including parks, promenades and cycling paths — the facilities are designed to complement the town’s car-lite, outdoor-friendly planning, supporting a balanced and practical living environment over time.
The information is subject to change and photos/images used are for illustration purposes only.
Your questions answered
FREQUENTLY ASKED QUESTIONS
When is this new condo expected to launch?
Tengah Garden Residencesis expected to launch around March to April 2026. Register early to ensure priority booking, early access to floor plans, and first pick of units before the public.
What is the indicative price range?
Indicative prices will be released in mid-March 2026. As Tengah’s first mixed-use development, pricing is expected to be above surrounding resale and EC developments, while remaining more affordable than city-fringe new launches.
What unit types available?
Tengah Garden Residences is expected to offer a mix of family-oriented layouts, likely ranging from 2-bedroom to larger configurations. Check out the floor plans.
Where is Tengah Garden Residences located, and how accessible is it?
Tengah Garden Residences is located along Tengah Garden Avenue, next to the upcoming Hong Kah MRT station on the Jurong Region Line. Bus services are expected to serve the area, with road access connecting to major expressways such as the PIE and KJE. The location is also near future amenities including Tengah Hospital and Tengah Central Park.
When is the expected TOP (Temporary Occupation Permit)?
The expected TOP has not been officially announced. Based on typical construction timelines, completion is likely to be around 2030, subject to construction progress and regulatory approvals.
Who is the developer of this new condo?
The development is led by GuocoLand, together with Intrepid Investments and CSC Land Group. The same parties have previously worked together on residential developments such as Lentor Mansion, and are established names within Singapore’s property market. Read more about the developers.
Do I need to pay agent commission when buying new launch condo?
No. you do not have to pay agent commission when buying a new condo launch. Sales representatives are appointed by the developer, and you will receive professional support at no additional cost, including guidance on unit selection, layout comparisons, pricing differences, and the purchase process from booking through completion.
What is the Progressive Payment Scheme (PPS)?
Under the Progressive Payment Scheme, payments are made in stages according to construction milestones rather than servicing the full loan upfront. This helps to manage cash flow during the construction period before TOP.
What documents are required to book a unit?
You will need your NRIC or passport and a 5% booking fee (of purchase price).
Should I obtain an In-Principle Approval (IPA) before visiting the showflat?
No, but an IPA helps you understand your borrowing capacity early and reduces the risk of financing issues after booking a unit. Speak to a mortgage advisor now.
What happens if I book a unit but my loan is not approved?
If financing cannot be secured, you may face forfeiture of booking fees unless alternative arrangements are approved. It is advisable to confirm loan eligibility before committing. Speak to a mortgage advisor now.
How do I choose the best facing or unit?
Unit selection depends on factors such as orientation, proximity to commercial areas, views, sun exposure, and intended use.
Reviewing the site plan and floor layouts in detail is recommended before booking.
Can I buy a new condo launch if I already own an HDB?
Yes, subject to eligibility rules such as satisfying HDB Minimum Occupation Period (MOP) requirements and complying with prevailing ABSD regulations.
It is important to check your timeline, ABSD impact, IPA eligibility and resale requirements before booking a unit.
Are foreigners allowed to buy a new condo launch?
Yes, foreigners can buy private apartments and condos without approval. However, ABSD applies for residential property purchases. Check your applicable stamp duties here.
Why do many buyers prefer new launch condos?
Is Tengah Garden Residences suitable for own stay or investment?
Yes — Tengah Garden Residences can work for both, but for different reasons depending on your goals.
For own stay, this development has appeal because it brings daily conveniences closer to home than other early Tengah launches. With shops and services planned on the first storey, nearby bus access and walking distance to Hong Kah MRT on the Jurong Region Line, everyday errands, travel and schooling are more practical compared with older residential-only launches in new towns. Its location near future amenities like Tengah Hospital and planned green corridors also adds to liveability as the town grows.
For investment, the appeal comes from being early in a new town with core infrastructure still being built out. Tengah is one of Singapore’s newest major towns, and early entries often benefit from subsequent town centre development, transport links and community facilities that arrive over the next 5–10 years. The mixed-use nature also means the rental catchment could be broader — not just residents, but also people working in or near Tengah and neighbouring employment nodes like Jurong.
Overall, this launch offers flexibility — suitable for those intending to live in it first, rent it out later, or adjust plans as Tengah matures.
What are the benefits of registering early interest?
Registering early allows you to:
- receive timely updates on pricing and availability
- access detailed floor plans and unit comparisons
- plan financing ahead of time
- make decisions without launch-day pressure
Are there other options I should consider? I just started my search.
It may be useful to compare Tengah Garden Residences new condo with nearby ECs and private developments in Tengah and surrounding towns, depending on budget, timeline and preference for mixed-use versus purely residential living.
INTERESTED IN Tengah Garden Avenue Condominium?
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