Tengah's first private condo. No D24 resale history — benchmarked against D22/D23 modern stock at +31.8%. Among the lowest absolute PSFs in our series at $2,120.
The numbers speak for themselves: 853 of 863 units sold on launch weekend. Ninety-nine percent. That's the kind of sell-through you see once or twice a year in Singapore property — and it happened in Tengah, a town that doesn't have a single completed condo yet. At $2,120 PSF, Tengah Garden Residences isn't cheap for OCR. The land cost markup of 2.58x is high by EC and OCR standards. But the consortium behind it — Hong Leong Holdings, GuocoLand, and CSC Land Group — paid $821 PSF PPR for the site and delivered a product the market overwhelmingly endorsed. A 30,000 sqft integrated commercial podium, four primary schools within walking distance (including ACS Primary relocating to Tengah), and the upcoming Hong Kah MRT station on the Jurong Region Line make this a compelling family proposition. The catch: Tengah is still a construction site, and will be for years.
District 24 (Tengah) has no private condo resale history — Singapore's newest residential district. We benchmark against the weighted modern-stock average of neighboring Districts 22/23 ($1,608 PSF) as the closest proxy, giving a +31.8% premium. Tengah Garden is priced at $2,120 PSF — among the lowest absolute PSFs in our scoring series. Tengah is Singapore's newest town — which means it's also Singapore's biggest active construction site. Buyers moving in at TOP (estimated 2029) will face years of ongoing BTO construction, road works, and infrastructure development around them. The Jurong Region Line won't be complete until 2029. The town centre amenities are years away from maturation. There's also the Tengah Airbase factor. The project's proximity to the military airbase means potential aircraft noise — a permanent environmental consideration that won't change. And at 2.58x land cost markup, the developer consortium is pricing with confidence. If Tengah's master plan faces delays (infrastructure, schools, commercial), early buyers absorb the inconvenience without the expected neighbourhood benefits.
Young families planning 5–7 years ahead who want to lock in OCR pricing near future MRT and top primary schools. Buyers who are comfortable with estate immaturity in exchange for first-mover positioning in a major URA growth node. The integrated commercial podium within the development provides a safety net — your supermarket and F&B are built into your own condo, regardless of what happens with the surrounding town development.
Buyers who need immediate livability and established neighbourhood amenities. Anyone sensitive to construction noise and dust. Investors seeking near-term gains — Tengah is a long-term infrastructure play. The JRL MRT line completes in 2029. The Tengah Airbase noise is a permanent factor worth experiencing in person before committing.
Based on 75% LTV, 2.5% interest, 25-year loan. Your actual numbers depend on CPF balance, ABSD status, income, and existing property.
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