Tengah Garden Residences Condo Prices, Units Sold & Analysis (D24)

Gallery

Tengah Garden Residences in D24 — 6 developer images. Select any image to view it full size.

Tengah Garden Residences — artist impression or marketing image 1, D24

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. The project is fully sold. Matched developer-sale transactions put take-up at 100% — 863 of 863 units, at an average of $2,104 psf.

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 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Tengah Garden Residences, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: Fully Sold
Developer: Hong Leong Holdings, GuocoLand & Mitsui Fudosan
Tenure: 99 years
Total units: 863
Bedroom mix: 1, 2, 3, 4 bedroom
Size range: 484 - 1,259 sqft (45 - 117 sqm)
Expected TOP: 2031

Prices and sales

Average psf: $2,104Transacted, developer sales
Entry price: $980,000Smallest layout, lowest transacted quantum
Units sold: 100%863 of 863, none available
HDB upgraders: 34.9%Of matched buyers with a prior HDB address

Land and cost

Land cost: $821 psf pprURA GLS tender, January 2025
Breakeven: $1,752 psf pprest.
Site area: 27,274 sqmest.293,578 sqft, derived from GFA ÷ plot ratio
Gross floor area: 76,368 sqm
Plot ratio: 2.8

Location

District: D24, OCR, West
Nearest MRT: Lakeside EW261.60 km in a straight line, ~24 min walk
Coordinates: 1.35808, 103.72474

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

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 EW261.60 km in a straight line, ~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: Fully Sold

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

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations1 place

Place	By road	Drive	Walk
Lakeside MRTEW26 · East West Line nearest, beyond 1.5 km	2.2 km	5 min	24 min

Schools10 places

Place	By road	Drive	Walk
Pioneer Primary SchoolPrimary school, moderate P1 demand	1.3 km	3 min	15 min
Shuqun Primary SchoolPrimary school, very high P1 demand	1.6 km	4 min	18 min
Jurong Primary SchoolPrimary school, p1 vacancies available	1.9 km	4 min	21 min
Rulang Primary SchoolPrimary school, very high P1 demand	1.9 km	4 min	21 min
Hua Yi Secondary SchoolSecondary	1.0 km	—	11 min
Jurongville Secondary SchoolSecondary	1.2 km	3 min	13 min
Yuhua Secondary SchoolSecondary	1.7 km	4 min	18 min
Canadian International SchoolInternational school	1.9 km	4 min	21 min
Dulwich College (Singapore)International school	2.3 km	5 min	25 min
Nanyang Technological UniversityAutonomous university nearest, beyond 3 km	6.4 km	14 min	—

Shopping malls4 places

Place	By road	Drive	Walk
Plantation PlazaShopping mall	1.4 km	3 min	16 min
Parc PointShopping mall	2.1 km	5 min	24 min
Le QuestShopping mall (location approximate)	2.5 km	5 min	28 min
Le Quest MallShopping mall	2.5 km	5 min	28 min

Hawker centres3 places

Place	By road	Drive	Walk
Jurong West Street 52 Blk 505Hawker centre · 60 cooked-food stalls	1.6 km	3 min	18 min
Yuhua Market and Hawker CentreHawker centre · 56 cooked-food stalls	2.2 km	5 min	24 min
Bukit Batok West Hawker CentreHawker centre · 22 cooked-food stalls	2.6 km	6 min	29 min

Parks and nature1 place

Place	By road	Drive	Walk
Chinese GardensPark · 13 ha nearest, beyond 2 km	3.0 km	6 min	—

Sports and community clubs3 places

Place	By road	Drive	Walk
Jurong Green CCCommunity club	1.1 km	2 min	13 min
Tengah CCCommunity club	1.5 km	3 min	16 min
Jurong Spring CCCommunity club	1.8 km	4 min	20 min

Healthcare2 places

Place	By road	Drive	Walk
Jurong PolyclinicPublic polyclinic · National University Polyclinics	1.6 km	3 min	17 min
Tengah PolyclinicPublic polyclinic · National University Polyclinics	2.2 km	5 min	24 min

Workplaces3 places

Place	By road	Drive	Walk
Jurong Innovation DistrictBusiness and innovation park	2–5 km	5–10 min	—
Jurong Lake DistrictRegional commercial centre	2–5 km	5–10 min	—
Tanjong PagarCentral business district	Over 15 km	30 min or more	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

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 out
2 Bedroom	$1.38M	$2,028	$1.11M – $1.65M	624 – 753 sqft	337	Sold out
3 Bedroom	$1.99M	$2,135	$1.59M – $2.35M	797 – 1,033 sqft	347	Sold out
4 Bedroom	$2.62M	$2,196	$2.29M – $2.92M	1,130 – 1,259 sqft	173	Sold out

Prices, sizes and unit counts are compiled unit by unit from lodged caveats and developer sales records, updated 9 Sept 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.

Elevation chart

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

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. Every tracked unit has sold.

Total units8639 towers tracked unit by unit

Sold863100% of the development

Still available0Fully sold

Latest transaction9 Sept 2026Most recent caveat in the grid

Tower

Show

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.

Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent update 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	15	—	$2,252
Tower 25	51	4BR	14	14	—	$2,262
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 lodged caveats and developer sales records, updated 9 Sept 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
9 Sept 2026	#02-51	4BR	1,249 sqft	$2.73M	$2,182
9 Aug 2026	#02-50	4BR	1,249 sqft	$2.71M	$2,167
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

Most recent transaction 9 Sept 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: lodged caveats and developer sales records, 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 87,845 matched buy-and-sell pairs (March 1995 to October 2026), including the 12.2% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 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 12.2% recorded on completed sales here.

Median annualised return

3.2% p.a.

all 87,845 exits in OCR segment, winners and losers; 87.8% made money

OCR resales, all districtsTengah Garden Residences, new sales

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. Tengah Garden Residences: median psf of its new sales in each quarter with at least 3 recorded sales (863 sales in all), from lodged caveats and developer sales records. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. 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.

8.4% p.a.middle of the 10 mapped, all exits7.4–13.4%slowest to fastest of the 10$561kmiddle project’s median gain, gross$1,513 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 yearThis launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
CaspianD22	2012	584	100.0%	13.4% p.a.	4.0y	$475k	$1,701
Hundred Palms ResidencesD19	2019	138	100.0%	10.4% p.a.	7.9y	$990k	$1,864
The CentrisD22	2009	609	99.8%	9.5% p.a.	5.2y	$585k	$1,726
Double Bay ResidencesD18	2012	586	100.0%	8.9% p.a.	5.0y	$437k	$1,615
Treasure CrestD19	2018	195	100.0%	8.7% p.a.	7.7y	$751k	$1,458
WandervaleD23	2018	133	100.0%	8.2% p.a.	7.6y	$671k	$1,481
Inz ResidenceD23	2019	155	100.0%	8.0% p.a.	7.5y	$647k	$1,426
Sol AcresD23	2018	579	100.0%	8.0% p.a.	7.2y	$487k	$1,458
The ValesD19	2017	268	100.0%	7.4% p.a.	6.8y	$522k	$1,544
Parc LifeD27	2018	256	100.0%	7.4% p.a.	7.0y	$537k	$1,349

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 walkModerate demand · 2026 P1

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 walkVery high demand · 2026 P1

2A 2.91× • ballot SC <1km2B 0.65×2C 1.56× • ballot SC <1km2C(S) —

Jurong Primary School1–2km1.39 km (est.)≈ 21 min walkVacancies available · 2026 P1

2A 0.37×2B 0.00×2C 0.44×2C(S) 0.54×

Rulang Primary School1–2km1.40 km (est.)≈ 21 min walkVery high demand · 2026 P1

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: primary schools near new launches.