Tengah Garden Residences D24 OCR Singapore Garden 2026

Quick answer: Tengah Garden Residences is a private condominium by Hong Leong Holdings, GuocoLand, and CSC Land Group in Tengah New Town (D24, OCR). Indicative pricing from S$1,260,000 (about S$1,400 psf on 900 sq ft). 99-year leasehold tenure; status: about 99% sold with limited units remaining. Use this review to compare entry psf, rental demand, and ABSD impact before booking.

Tengah Garden Residences anchors the Tengah New Town micro-market within Singapore’s OCR planning band. The development sits in D24, where recent government land sales and private launches have repriced buyer expectations for OCR stock. Whether you are upgrading from an HDB flat, adding a second property, or buying from overseas, the decision starts with whether entry psf at Tengah Garden Residences still leaves room relative to nearby resale comparables.

For launch mechanics, payment stages, and balloting context, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. Foreign buyers should also read the ABSD guide and foreign buyer checklist before booking.

About Tengah Garden Residences

Tengah Garden Residences is a private condominium developed by Hong Leong Holdings, GuocoLand, and CSC Land Group. The project comprises approximately 700 residential units on 99-year leasehold land in D24. Marketing status as of June 2026: about 99% sold with limited units remaining. Expected completion is around 2028, subject to construction progress and regulatory approvals.

The developer positions Tengah Garden Residences for young families priced into the west garden town masterplan. Unit mixes typically span compact two-bedroom layouts suitable for owner-occupiers through larger three- and four-bedroom formats that attract family upgraders and long-hold investors who prioritise bedroom count over absolute psf.

Location-wise, Tengah New Town benefits from Tengah forest corridor and planned car-lite town infrastructure. These factors feed both owner-occupier demand and rental depth, which matters if you are underwriting a five- to eight-year hold rather than pure end-user use.

Unit mix and indicative pricing

Indicative pricing bands below translate launch psf guidance into approximate absolute prices using typical sizes. Always request the authorised price list on booking day because stack, facing, and floor premiums can move effective psf by 8 to 15 percent within the same bedroom type.

Bedroom type	Typical size (sq ft)	Indicative psf (S$)	Indicative price from (S$)
2-bedroom	765	1,400 – 1,500	1,071,000
3-bedroom	900	1,400 – 1,600	1,260,000
4-bedroom	1125	1,470 – 1,600	1,800,000

Cost item	Indicative range (S$)	Notes
Booking fee	5% of purchase price	Usually cheque or paynow; refundable within OTP period if terms allow
BSD / ABSD	Depends on profile	Foreign and second-property buyers pay higher ABSD tiers
Legal fees	2,500 – 4,500	Conveyancing plus mortgage documentation
Maintenance (monthly)	280 – 450	Varies with unit size and shared facilities load

Nearby benchmark	Approx. psf (S$)	Comment
Tengah Garden Residences (launch guide)	1,400 – 1,600	New launch premium for fresh lease / product
D24 resale condos (2025–26)	1,232 – 1,520	Older stock may trade lower psf but shorter remaining lease
OCR OCR/RCR average (2026)	1,050 – 1,360	Use for sanity-checking regional affordability

Location and connectivity

Tengah Garden Residences sits in Tengah New Town, D24. Future Tengah MRT stations on the Jurong Region Line will improve connectivity; until then, bus-first commutes dominate.

Daily amenities cluster around Planned town centre, community farmways, and regional park network. For families, school proximity within one to two kilometres often drives resale liquidity more than a marginal psf discount at launch.

Investors should map tenant demand: Early-town rental pools are thinner until employment nodes mature; favour owner-occupier underwriting for the first five years.. If you rely on rental income, underwrite void periods and furnishing costs rather than assuming full-year occupancy at headline asking rents.

Investment angles and rental outlook

With most units sold, remaining inventory is stack-sensitive. Tengah story is long-dated; compare against Jurong Lake District and OCR west resale.

Compare Tengah Garden Residences against other 2026 launches in OCR before you anchor on a single showflat narrative. Entry psf is only half the equation; the other half is how quickly the sub-market absorbs new supply at TOP when owners start leasing or selling concurrently.

Use the property investment guide to model ABSD, LTV limits, and hold-period exit scenarios. If you are navigating multiple launches, the new launch guide explains balloting, OTP timelines, and progress payment schedules in plain language.

Advantages and disadvantages

Advantages	Disadvantages
Strong developer consortium with OCR track record	Limited near-term rental depth until town matures
Car-lite masterplan appeals to eco-conscious buyers	Transport reliance on future JRL completion
Lower entry psf than central OCR peers	Competing Tengah and Jurong supply waves
Reputable developer exposure via Hong Leong Holdings, GuocoLand, and CSC Land Group	Launch pricing may embed future psf growth assumptions
OCR positioning suits young families priced into the west garden town masterplan	Competing supply in D24 can cap resale psf at TOP

Risks, red flags, and what to verify

Treat every new launch as a structured diligence exercise, not a same-day emotional booking. Priority checks for Tengah Garden Residences:

1. Price list versus URA transacts: Compare launch psf to recent D24 caveats; ask your agent for a three-kilometre comp table dated within 90 days.
2. Developer delivery: Review Hong Leong Holdings, GuocoLand, and CSC Land Group’s prior TOP delays and defect rectification scores on HDB/BCA public records where applicable.
3. Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 70 percent LTV; confirm TDSR headroom if you hold other loans.
4. Supply pipeline: Map other D24 launches completing within 12 months of 2028; overlapping TOP waves can pressure rents.
5. ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether decoupling or trust structures are in scope with a licensed tax adviser.

Insider tip: Visit the showflat twice, once on a weekday quiet slot to read the price list calmly, and once on a weekend to gauge real buyer depth. Developers rarely discount publicly; your edge is choosing the right stack and avoiding units with hidden west-sun or MRT noise premiums baked into misleadingly cheap psf.

Who this project fits

Owner-occupiers: Families anchored to Tengah New Town schools and workplaces who plan to occupy through TOP and hold five plus years.

Investors: Buyers seeking OCR exposure with moderate leverage, comfortable holding through construction and prepared for 6 to 12 months of post-TOP competition.

Ill-suited profiles: Short-term flippers expecting quick capital gains before TOP, or buyers who cannot pass TDSR if rates rise one notch.

For developer background, see Hong Leong Holdings, GuocoLand, and CSC Land Group when available. Related launches in the same region may include Vela Bay and Hudson Place Residences.

Buyer decision framework

Step	Action	Outcome
1	Set maximum all-in budget incl. ABSD and stamp duty	Clear price ceiling before showflat visit
2	Compare three competing launches in OCR	Relative psf and tenure value
3	Model rental yield at 85% occupancy	Net return after maintenance and tax
4	Book only after OTP legal review	Avoid non-refundable mistakes
5	Plan exit at TOP plus 24 months	Realistic liquidity window

Frequently Asked Questions

What is the starting price at Tengah Garden Residences? +

Indicative entry pricing starts around S$1,260,000 based on approximately S$1,400 psf and a typical 900 sq ft unit mix. Launch bands vary by floor, stack, and facing; request the latest price list before booking.

Who is the developer of Tengah Garden Residences? +

Tengah Garden Residences is developed by Hong Leong Holdings, GuocoLand, and CSC Land Group. Review the developer track record, past TOP dates, and defect management history before committing a booking fee.

What tenure does Tengah Garden Residences hold? +

Tengah Garden Residences sits on 99-year leasehold land in D24 (OCR). Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock.

When is Tengah Garden Residences expected to complete? +

Marketing materials point to completion around 2028. Progress payments follow the standard sale-and-purchase schedule; verify the licensed surveyor certificate and TOP timeline in your OTP.

Can foreigners buy at Tengah Garden Residences? +

Foreign buyers may purchase private condo units subject to ABSD tiers. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee.

Is Tengah Garden Residences a good investment in 2026? +

Investment merit depends on entry psf versus recent D24 transacts, rental depth near Tengah New Town, and your hold period. Compare against alternate launches in OCR and stress-test exit liquidity before you assume appreciation.

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Resale liquidity and investor hold-period notes

Tengah Garden Residences, D24 Garden Town OCR Condo sits in Tengah New Town (D24, OCR). URA recorded 26,492 private residential sales in 2025 with median rent near S$5.13 psf city-wide, use project-specific leases when underwriting, not brochure gross yield alone.

Hold horizon	Typical investor focus	Cost lines to model
3–5 years	Exit before SSD ladder bites	Entry ABSD/BSD, agent 2%, legal, SSD if applicable
5–10 years	Rental carry + moderate appreciation	Maintenance, property tax, vacancy, agent renewal
10+ years	Legacy / relocation asset	Tenure decay on 99-year stock, MCST reserve fund

Foreign buyers at 60% ABSD must stress-test all-in cost against net rent, not launch psf alone. FTA-eligible US or Swiss first-property buyers should model remission separately using our FTA ABSD remission guide.

Compare OCR benchmarks in CCR vs RCR vs OCR guide and launch mechanics in Singapore new launch condo guide 2026. Entry from S$1,260,000, verify authorised price list on booking day because stack and floor premiums move effective psf materially.

Developer context: Hong Leong Holdings, GuocoLand, and CSC Land Group delivery history matters for progressive payment confidence and defect rectification after TOP. Request past project TOP dates and MCST handover quality before paying a non-refundable booking fee.

Red flags before booking: showflat rent claims above S$6.50 psf without executed leases; maintenance fee not disclosed; ABSD cash not reserved for Day 14 e-Stamping on resale exercise; or purchase driven by allocation fear rather than spreadsheet hurdle rate.