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Tengah Garden Residences

Listed by Winnie Lim Hui Nee, Associate Division Director — CEA R061623D (Huttons Asia Pte. Ltd, L3008899K)

Last updated: 9 May 2026

Ownership Type

LeaseholdSee on MapCompare Property

🏙️ Tengah Garden Residences – Mixed Development at Singapore's First Forest Town


Tengah Garden Residences is a 99-year leasehold mixed development located at Tengah Garden Avenue, Singapore 228599, in District 24's emerging Tengah town. Jointly developed by Hong Leong Holdings, GuocoLand, and CSC Land, this large-scale project comprises 863 residential units set on approximately 14,703 sqm of land at the heart of Singapore's first "Forest Town". Tengah Garden Residences integrates residential living with retail and community amenities at street level.


📍 Prime Location & Connectivity

Address: Tengah Garden Avenue, Singapore 228599

Nearest MRT Stations:

Hong Kah MRT Station (JS3): Upcoming on the Jurong Region Line, walking distance

Tengah MRT Station (JE1): Upcoming on the Jurong Region Line

Bukit Batok MRT Station (NS2): Approximately 8-minute drive

Major Expressways: Pan Island Expressway (PIE), Kranji Expressway (KJE), Bukit Timah Expressway (BKE)

Nearby Amenities:

Shopping Malls: Le Quest Mall, Bukit Batok West Mall, West Mall

Future Amenities: Tengah Town Centre, Plantation District, Park District

Healthcare: Ng Teng Fong General Hospital, Jurong Community Hospital

Recreation: Forest Corridor (5km eco-corridor), Central Park, Bukit Batok Nature Park, Bukit Timah Nature Reserve


🏠 Development Details

Total Units: 863

Tenure: 99-Year Leasehold

Site Area: Approximately 14,703 sqm

Project Type: Mixed Development (Residential + Commercial)

Developer: Hong Leong Holdings / GuocoLand / CSC Land (joint venture)

District: D24 (Lim Chu Kang / Tengah)


🏊 Facilities & Amenities

Tengah Garden Residences offers a comprehensive range of resident facilities integrated with retail and community spaces:

Swimming Pools: Lap Pool, Family Pool, Children's Pool

Fitness & Wellness: Gymnasium, Yoga Pavilion, Outdoor Fitness Stations

Social & Entertainment: Function Rooms, Co-Working Spaces, BBQ Pavilions

Children's Amenities: Children's Playground, Family Lounge

Retail & F&B: Street-level shops, F&B outlets and supermarket integrated within the development

Smart Home Features: Smart locks, app-based facility booking, smart lighting controls


🌟 Unique Selling Points

Singapore's First Forest Town: Tengah is Singapore's newest town, designed as a sustainable "Forest Town" with car-free town centre, dedicated cycling networks, and a 5km Forest Corridor

Mixed-Use Convenience: Integrated retail, dining, and supermarket at street level — daily essentials within walking distance

Future MRT Connectivity: Direct access to upcoming Jurong Region Line stations (Hong Kah and Tengah), connecting to Jurong East and the wider rail network

Eco-Focused Master Plan: Designed with biodiversity, energy efficiency, and centralised cooling, with extensive green spaces and parks

Established Developer Track Record: Joint venture between three of Singapore's most established developers — Hong Leong Holdings, GuocoLand, and CSC Land

Growth Potential: Early entry into Tengah's long-term master plan, with future amenities, schools, and town centre development on the horizon

Factsheet about Property

Name:
Tengah Garden Residences
Developer:
HONG LEONG/ GUOCOLAND/ CSC LAND
Type:
Condo
Total Units:
863
Location:
Tengah Garden Avenue, Singapore 228599
Tenure:
99 Years
Title:
Tengah Garden Residences

Available Units & Price

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Site Plan

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Location

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Schools Nearby

✅ 1. Preschools / Kindergartens Nearby

PCF Sparkletots Preschool @ Bukit Batok — ~2.0 km

My First Skool @ Bukit Batok West — ~2.5 km

MapleBear Bukit Batok — ~2.8 km

Pat's Schoolhouse @ Jurong — ~5.0 km

EtonHouse Pre-School @ Bukit Timah — ~6.5 km


✅ 2. Primary Schools (Within 1–2 km Radius)

Princess Elizabeth Primary School — ~2.0 km (Established neighbourhood primary, popular for families)

Bukit View Primary School — ~2.5 km

Lianhua Primary School — ~2.8 km

Dazhong Primary School — ~3.0 km

Future Tengah Primary School — Planned within Tengah town under HDB master plan


✅ 3. Secondary Schools (Nearby)

Bukit Batok Secondary School — ~2.5 km

Hillgrove Secondary School — ~3.0 km

Swiss Cottage Secondary School — ~3.5 km (Strong academic reputation)

Bukit View Secondary School — ~3.0 km


✅ 4. Tertiary Institutions

Millennia Institute — ~5.5 km (3-year pre-university Centralised Institute)

Jurong Pioneer Junior College — ~6.0 km

Nanyang Technological University (NTU) — ~8.5 km (Top-ranked global university)

Singapore University of Social Sciences (SUSS) — ~10 km

ITE College West — ~6.5 km


✅ 5. International Schools Nearby

Dulwich College Singapore — ~5.5 km (British curriculum, highly regarded)

Canadian International School (Lakeside Campus) — ~7.0 km

Singapore Japanese School (Clementi Campus) — ~8.0 km

The Australian International School — ~12 km

NPS International School — ~13 km


✅ 6. Enrichment & Learning Centres

The Learning Lab @ Jurong — ~6.0 km

Kumon @ Bukit Batok — ~2.5 km

British Council @ Napier Road — ~12 km

Floor Plan

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Unit Mix

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Frequently asked about Tengah Garden Residences

Quick answers about the development, tenure, pricing, viewing, and how we work with buyers.

Tengah Garden Residences is located, at Tengah Garden Avenue, Singapore 228599, in District 24 (Lim Chu Kang / Tengah) of Singapore.
Tengah Garden Residences is a 99-year leasehold development. Under Singapore's leasehold system, the land reverts to the State at the end of the lease term.
Tengah Garden Residences is currently under construction. The expected TOP date is set by the developer; register your interest on this page to be notified of construction milestones and the official TOP announcement.
Tengah Garden Residences is developed by HONG LEONG/ GUOCOLAND/ CSC LAND, the appointed Singapore developer responsible for the project's design, construction, and sales.
Tengah Garden Residences comprises 863 residential units across the development.
Official pricing for Tengah Garden Residences has not yet been released by the developer. Register your interest on this page and we'll send the price list the moment it's published.
The showflat for Tengah Garden Residences is reserved for registered viewers. Sign up via the enquiry form on this page and we'll send you the Google Maps location, viewing times, and direct contact for VIP showflat access. Walk-ins without an appointment are typically not permitted.
Yes. Tap the Compare Property button on this page to place Tengah Garden Residences side-by-side with up to three other developments. The comparison covers price, unit sizes, tenure, developer, and TOP.
Developer-issued discounts at Tengah Garden Residences change with each phase of release. Speak with our licensed agent via the enquiry form on this page for the latest discount structure, early-bird pricing, and any stamp duty subsidies on offer.
All new launch transactions in Singapore are routed through CEA-licensed salespersons. AI Property represents buyers in negotiation with the developer of Tengah Garden Residences. To engage us, email hello@aiproperty.sg with your NRIC (front and back), contact number, email address, and the unit number you're interested in.
Submit your contact details via the registration form on this page and our agent will arrange a personalised VIP viewing of Tengah Garden Residences. VIP viewings cover the showflat, available units, floor plans, and developer pricing not yet public.
Available floor plans, schematics, unit mix breakdowns, and the project factsheet for Tengah Garden Residences are published on this page as soon as they're released by the developer. Sign up for project updates and you'll be notified the moment new materials go live.
For Singapore citizens and PRs buying a private residential property like Tengah Garden Residences, the standard minimum down payment under the 75% loan-to-value (LTV) limit is 25% of the purchase price. The first 5% is paid in cash at booking when the developer issues the Option to Purchase (OTP). The remaining 20% is payable when the OTP is exercised, sourced from cash and/or CPF Ordinary Account. Foreigners follow the same 25% down payment structure but cannot use CPF. Speak to our licensed agent for an individual TDSR calculation.
ABSD on a private residential purchase in Singapore including Tengah Garden Residences is 0% for a Singapore citizen's first property, 20% for a citizen's second, and 30% for a third or more. PRs pay 5% on their first property and 30% on their second. Foreigners pay 60% on any property. ABSD remission is available for couples where one spouse is a Singapore citizen, subject to conditions including selling existing properties within 6 months. Final rates are set by IRAS at the time of purchase.
BSD on Tengah Garden Residences is calculated on a tiered sliding scale set by IRAS: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5M, and 6% on the amount above S$3M. BSD is payable to IRAS within 14 days of signing the purchase contract. Any Additional Buyer's Stamp Duty (ABSD) is on top of BSD, not instead of it.
To book a unit at Tengah Garden Residences: (1) Register your interest via the enquiry form on this page. (2) Our agent sends the latest price list, floor plans, and unit availability. (3) Confirm your selection and submit the 5% Option Fee (cheque or PayNow). (4) The developer issues the Option to Purchase (OTP), with the Sale & Purchase Agreement typically delivered within 14 days. (5) Exercise the OTP within roughly 3 weeks of receiving the S&PA by paying the remaining 20% (balance of the 25% down payment) and signing the agreement. The full process from booking to S&PA signing usually takes 3 to 6 weeks.
Monthly maintenance fees at Tengah Garden Residences are payable to the Management Corporation Strata Title (MCST) once the development is completed. Across Singapore, mass-market new launches typically fall between S$300 and S$800 per month for a 3-bedroom unit, while luxury developments with extensive facilities (concierge, multiple pools, sky lounges) frequently exceed S$1,500 per month. Exact fees depend on unit share value, development size, and facility scope. The first year's contribution is usually paid in advance at completion. Our agent provides the exact MCST budget for Tengah Garden Residences once the developer publishes it.
Yes. For Tengah Garden Residences, eligible Singapore citizens and PRs can fund the purchase with a combination of cash, CPF Ordinary Account (OA) funds, and a bank loan, subject to the Total Debt Servicing Ratio (TDSR) cap of 55% of gross monthly income. The standard split is 5% cash + 20% CPF or cash for the down payment, with the remaining 75% via a bank loan. MAS allows a maximum private-property loan tenure of 35 years, but tenures over 30 years (or that extend past age 65) face reduced LTV limits. Foreigners cannot use CPF and must rely on cash plus a bank loan.
Buying Tengah Garden Residences as a new launch differs from a resale condo purchase in three main ways. First, payment is progressive: instead of paying the full price upfront, payments are staged (5%, 20%, then construction-milestone instalments). Second, new launches ship with the developer's full fittings, warranty, and current building specifications. Third, while Buyer's Stamp Duty and ABSD apply identically to both, new launches give early-bird buyers access to preferred units, floors, and views at the official launch price. Resale condos move faster (immediate possession) but lack the construction-period payment flexibility.