Dairy Farm Walk (Plot 3) GLS
GLS Site
Est. launch price$2,240–$2,540 psf
0% sold
Gallery
Tengah Garden Residences in D24 — 6 developer images. Select any image to view it full size.
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Tengah Garden Residences is a 863-unit 99-year leasehold condominium in D24 (OCR, West region), developed by Hong Leong Holdings, GuocoLand & Mitsui Fudosan, with TOP expected in 2031. The land was secured through a URA Government Land Sales tender in January 2025 at $821 psf ppr.
The site sits about 1.60 km in a straight line from Lakeside (EW26), roughly 24 minutes on foot. Matched developer-sale transactions put take-up at 99.8% — 861 of 863 units, at an average of $2,104 psf.
100% sold
861 of 863 units sold · 2 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Tengah Garden Residences, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- Hong Leong Holdings, GuocoLand & Mitsui Fudosan
- District
- D24 · OCR · West
- Tenure
- 99 years
- Total units
- 863
- Site area
- 27,274 sqmest.293,578 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 76,368 sqm
- Plot ratio
- 2.8
- Land cost
- $821 psf pprURA GLS tender, January 2025
- Estimated breakeven
- $1,760 psf pprest.
- Average psf (transacted)
- $2,104
- Units sold
- 99.8%861 of 863 · 2 available
- Entry price
- $980,000Smallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3, 4 bedroom
- Size range
- 484 - 1,259 sqft (45 - 117 sqm)
- Expected TOP
- 2031
- Nearest MRT
- Lakeside EW26 · 1.60 km · ~24 min walk
- HDB upgrader share
- 34.9%Of matched buyers with a prior HDB address
- Coordinates
- 1.35808, 103.72474
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Tengah Garden Residences sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Lakeside (EW26), about 1.60 km away in a straight line, roughly 24 minutes on foot. Hong Kah (JS4) is closer still, at about 0.39 km, but has not opened yet. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Tengah Garden Residences is located at 1.35808, 103.72474 in D24, Singapore. The interactive map loads when this section comes into view.
- District
- D24 · West · OCR
- Nearest MRT
- Lakeside EW26 · 1.60 km · ~24 min walk
- Station under construction
- Hong Kah JS4 · 0.39 km · ~6 min walk not yet open
- Coordinates
- 1.35808, 103.72474
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Hua Yi Secondary SchoolSecondary | 0.72 km | 11 min | — |
| Jurong Green CCCommunity club | 0.84 km | 13 min | 2 min |
| Jurongville Secondary SchoolSecondary | 0.89 km | 13 min | 3 min |
| Pioneer Primary SchoolModerate P1 demand | 0.98 km | 15 min | 3 min |
| Plantation PlazaShopping mall | 1.05 km | 16 min | 3 min |
| Tengah CCCommunity club | 1.10 km | 16 min | 3 min |
| Jurong PolyclinicPublic polyclinic · National University Polyclinics | 1.15 km | 17 min | 3 min |
| Jurong West Street 52 Blk 505Hawker centre · 60 cooked-food stalls | 1.17 km | 18 min | 3 min |
| Shuqun Primary SchoolVery high P1 demand | 1.22 km | 18 min | 4 min |
| Yuhua Secondary SchoolSecondary | 1.23 km | 18 min | 4 min |
| Jurong Spring CCCommunity club | 1.31 km | 20 min | 4 min |
| Jurong Primary SchoolP1 vacancies available | 1.39 km | 21 min | 4 min |
| Rulang Primary SchoolVery high P1 demand | 1.40 km | 21 min | 4 min |
| Canadian International SchoolInternational school | 1.41 km | 21 min | 4 min |
| Parc PointShopping mall | 1.59 km | 24 min | 5 min |
| Tengah PolyclinicPublic polyclinic · National University Polyclinics | 1.60 km | 24 min | 5 min |
| Lakeside MRTEW26 · East West Line nearest — beyond 1.5 km | 1.60 km | 24 min | 5 min |
| Yuhua Market and Hawker CentreHawker centre · 56 cooked-food stalls | 1.61 km | 24 min | 5 min |
| Dulwich College (Singapore)International school | 1.69 km | 25 min | 5 min |
| Le QuestShopping mall (location approximate) | 1.84 km | 28 min | 5 min |
| Le Quest MallShopping mall | 1.84 km | 28 min | 5 min |
| Bukit Batok West Hawker CentreHawker centre · 22 cooked-food stalls | 1.95 km | 29 min | 6 min |
| Chinese GardensPark · 13 ha nearest — beyond 2 km | 2.24 km | — | 6 min |
| Jurong Innovation DistrictBusiness and innovation park | 2–5 km | — | 10–20 min |
| Jurong Lake DistrictRegional commercial centre | 2–5 km | — | 10–20 min |
| Nanyang Technological UniversityAutonomous university nearest — beyond 3 km | 4.76 km | — | 14 min |
| Tanjong PagarCentral business district | Over 15 km | — | 45 min or more |
No categories selected. Pick one above, or .
27 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | $1M | $2,003 | $980,000 – $1.01M | 484 – 517 sqft | 6 sold | Sold out |
| 2 Bedroom | $1.38M | $2,028 | $1.11M – $1.65M | 624 – 753 sqft | 337 sold | Sold out |
| 3 Bedroom | $1.99M | $2,135 | $1.59M – $2.35M | 797 – 1,033 sqft | 347 sold | Sold out |
| 4 Bedroom | $2.62M | $2,196 | $2.29M – $2.92M | 1,130 – 1,259 sqft | 171 sold | 2 left1,249 sqft |
Prices, sizes and unit counts are compiled unit by unit from the Tower View extraction dated 25 Jun 2026. Sold figures cover transacted units only; the available column counts unsold units of the same type. Averages vary by floor, stack and facing — ranges matter more than any single number.
Site map
The published site plan for Tengah Garden Residences — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Every unit in Tengah Garden Residences, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 2 of 863 units were unsold at the last extraction.
Total units8639 towers tracked unit by unit
Sold86199.8% of the development
Still available2Unsold at last check
Latest transaction25 Jun 2026Most recent caveat in the grid
Stack0102030405060708
Storey16
Storey15
Storey14
Storey13
Storey12
Storey11
Storey10
Storey9
Storey8
Storey7
Storey6
Storey5
Storey4
Storey3
Storey2
Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.
Sold price:under $2,022 psfaround $2,086–$2,141 psfover $2,195 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction and can change without notice; confirm with the developer before acting on it.
| Tower | Stack | Layout | Units | Sold | Available | Median psf |
|---|---|---|---|---|---|---|
| Tower 11 | 01 | 2BR | 14 | 14 | — | $2,043 |
| Tower 11 | 02 | 3BR | 13 | 13 | — | $2,111 |
| Tower 11 | 03 | 4BR | 15 | 15 | — | $2,184 |
| Tower 11 | 04 | 2BR | 15 | 15 | — | $2,078 |
| Tower 11 | 05 | 1BR / 2BR | 15 | 15 | — | $2,078 |
| Tower 11 | 06 | 4BR | 13 | 13 | — | $2,183 |
| Tower 11 | 07 | 3BR | 13 | 13 | — | $2,117 |
| Tower 11 | 08 | 2BR | 14 | 14 | — | $2,022 |
| Tower 13 | 09 | 3BR | 15 | 15 | — | $2,204 |
| Tower 13 | 10 | 3BR | 15 | 15 | — | $2,203 |
| Tower 13 | 11 | 3BR | 13 | 13 | — | $2,136 |
| Tower 13 | 12 | 3BR | 15 | 15 | — | $2,058 |
| Tower 15 | 13 | 2BR | 15 | 15 | — | $1,898 |
| Tower 15 | 14 | 3BR | 15 | 15 | — | $2,094 |
| Tower 15 | 15 | 3BR | 15 | 15 | — | $2,128 |
| Tower 15 | 16 | 1BR / 2BR | 15 | 15 | — | $2,047 |
| Tower 15 | 17 | 2BR | 15 | 15 | — | $2,047 |
| Tower 15 | 18 | 3BR | 15 | 15 | — | $2,143 |
| Tower 15 | 19 | 3BR | 13 | 13 | — | $2,111 |
| Tower 15 | 20 | 2BR | 15 | 15 | — | $1,898 |
| Tower 17 | 21 | 2BR | 15 | 15 | — | $1,869 |
| Tower 17 | 22 | 3BR | 15 | 15 | — | $2,044 |
| Tower 17 | 23 | 3BR | 15 | 15 | — | $2,092 |
| Tower 17 | 24 | 1BR / 2BR | 15 | 15 | — | $2,047 |
| Tower 17 | 25 | 3BR | 15 | 15 | — | $2,088 |
| Tower 17 | 26 | 3BR | 13 | 13 | — | $2,151 |
| Tower 17 | 27 | 2BR | 15 | 15 | — | $1,903 |
| Tower 19 | 28 | 2BR | 15 | 15 | — | $1,930 |
| Tower 19 | 29 | 4BR | 15 | 15 | — | $2,215 |
| Tower 19 | 30 | 3BR | 15 | 15 | — | $2,128 |
| Tower 19 | 31 | 1BR / 2BR | 15 | 15 | — | $2,047 |
| Tower 19 | 32 | 2BR | 15 | 15 | — | $2,047 |
| Tower 19 | 33 | 3BR | 15 | 15 | — | $2,140 |
| Tower 19 | 34 | 3BR | 13 | 13 | — | $2,096 |
| Tower 19 | 35 | 2BR | 15 | 15 | — | $1,977 |
| Tower 21 | 36 | 2BR | 15 | 15 | — | $1,972 |
| Tower 21 | 37 | 3BR | 15 | 15 | — | $2,168 |
| Tower 21 | 38 | 3BR | 15 | 15 | — | $2,201 |
| Tower 21 | 39 | 1BR / 2BR | 15 | 15 | — | $2,168 |
| Tower 21 | 40 | 2BR | 15 | 15 | — | $2,141 |
| Tower 21 | 41 | 3BR | 15 | 15 | — | $2,175 |
| Tower 21 | 42 | 3BR | 14 | 14 | — | $2,145 |
| Tower 21 | 43 | 2BR | 15 | 15 | — | $2,012 |
| Tower 23 | 44 | 4BR | 14 | 14 | — | $2,253 |
| Tower 23 | 45 | 4BR | 14 | 14 | — | $2,249 |
| Tower 23 | 46 | 4BR | 15 | 15 | — | $2,154 |
| Tower 23 | 47 | 4BR | 14 | 14 | — | $2,113.5 |
| Tower 25 | 48 | 4BR | 15 | 15 | — | $2,154 |
| Tower 25 | 49 | 4BR | 15 | 15 | — | $2,154 |
| Tower 25 | 50 | 4BR | 15 | 14 | 1 | $2,257 |
| Tower 25 | 51 | 4BR | 14 | 13 | 1 | $2,267 |
| Tower 27 | 52 | 2BR | 15 | 15 | — | $2,101 |
| Tower 27 | 53 | 4BR | 14 | 14 | — | $2,205.5 |
| Tower 27 | 54 | 3BR | 15 | 15 | — | $2,130 |
| Tower 27 | 55 | 2BR | 15 | 15 | — | $2,070 |
| Tower 27 | 56 | 1BR / 2BR | 15 | 15 | — | $2,058 |
| Tower 27 | 57 | 3BR | 15 | 15 | — | $2,158 |
| Tower 27 | 58 | 3BR | 15 | 15 | — | $2,160 |
| Tower 27 | 59 | 2BR | 15 | 15 | — | $2,093 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 25 Jun 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.
Latest transactions
The ten most recent recorded sales at Tengah Garden Residences — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 25 Jun 2026 | #03-51 | 4BR | 1,249 sqft | $2.72M | $2,178 |
| 30 May 2026 | #13-27 | 2BR | 624 sqft | $1.25M | $1,996 |
| 30 May 2026 | #12-13 | 2BR | 624 sqft | $1.24M | $1,983 |
| 30 May 2026 | #10-10 | 3BR | 1,023 sqft | $2.3M | $2,245 |
| 30 May 2026 | #09-52 | 2BR | 753 sqft | $1.59M | $2,116 |
| 30 May 2026 | #08-55 | 2BR | 753 sqft | $1.56M | $2,073 |
| 30 May 2026 | #06-39 | 2BR | 667 sqft | $1.43M | $2,143 |
| 29 May 2026 | #06-24 | 2BR | 753 sqft | $1.52M | $2,024 |
| 27 May 2026 | #10-06 | 4BR | 1,259 sqft | $2.79M | $2,217 |
| 26 May 2026 | #14-53 | 4BR | 1,259 sqft | $2.86M | $2,273 |
Most recent transaction 25 Jun 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, compiled by PropertyInsider.sg.
How OCR resales have performed
Capital appreciation context for Tengah Garden Residences: what sellers of completed condos in the same market segment actually realised on 78,217 matched buy-and-sell pairs (March 1995 to August 2026), including the 13.7% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 13.7% recorded on completed sales here.
Median annualised return
2.8% p.a.
all exits in OCR segment, winners and losers
Share that made money
86.3%
67,523 of 78,217 matched exits
Median gain when it worked
$273k
gross, before transaction costs
Median loss when it did not
-$97k
10,694 exits sold at or below cost
Median holding period
9.4y
purchase to sale
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Tengah Garden Residences’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
D24 is too thin on matched exits to rank on its own, so these are the strongest completed condos across the whole OCR segment, each with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
7.0% p.a.middle of the 10 mapped, all exits6.0–13.6%slowest to fastest of the 10$432kmiddle project’s median gain, gross$1,650 psftheir middle average resale psf$2,104 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)This launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| CaspianD22 | 2012 | 582 | 100.0% | 13.6% p.a. | 3.9y | $475k | $1,701 |
| Double Bay ResidencesD18 | 2012 | 574 | 100.0% | 10.0% p.a. | 4.7y | $432k | $1,615 |
| The CentrisD22 | 2009 | 606 | 99.8% | 9.6% p.a. | 5.2y | $584k | $1,726 |
| The NexusD21 | 2006 | 208 | 99.5% | 7.3% p.a. | 5.7y | $596k | $1,128 |
| Kovan MelodyD19 | 2006 | 692 | 100.0% | 7.1% p.a. | 6.9y | $548k | $1,954 |
| The GaleD17 | 2013 | 211 | 100.0% | 7.0% p.a. | 5.7y | $306k | $1,389 |
| The QuartzD19 | 2009 | 561 | 99.3% | 6.2% p.a. | 7.4y | $431k | $1,656 |
| Pasir Ris 8D18 | 2025 | 55 | 100.0% | 6.1% p.a. | 4.0y | $354k | $1,643 |
| The LakeshoreD22 | 2008 | 821 | 98.4% | 6.1% p.a. | 7.0y | $378k | $1,702 |
| WhitewaterD18 | 2005 | 434 | 99.8% | 6.0% p.a. | 10.9y | $417k | $1,209 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Tengah Garden Residences and the 4 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Pioneer Primary School≤1km0.98 km (est.)≈ 15 min walk
2A 0.09×2B 0.07×2C 0.89×2C(S) 1.71× • ballot SC <1km
Shuqun Primary School1–2km1.22 km (est.)≈ 18 min walk
2A 2.91× • ballot SC <1km2B 0.65×2C 1.56× • ballot SC <1km2C(S) —
Rulang Primary School1–2km1.40 km (est.)≈ 21 min walk
2A 1.05× • ballot SC >2km2B 1.15× • ballot SC <1km2C 2.20× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D24 or the same segment and region.
Hillion Residences
12 units available
$1,519–$1,743 psf
98% sold
J'Den
6 units available
$2,383–$2,539 psf
98% sold
Lucerne Grand
Upcoming
Est. launch price$2,510–$2,840 psf
0% sold
Narra Residences
337 units available
$2,141–$2,299 psf
38% sold
Phoenix Residences
1 unit available
$1,512–$1,601 psf
99% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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