CONDODistrict 24

TENGAH GARDEN RESIDENCES

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Details

Project: TENGAH GARDEN RESIDENCES
TOP year: 2031
Tenure: 99
Lease start: 2025
Land size: 25,458 sqm (274,032 sqft)
Plot ratio: 2.8
Developer: HONG LEONG/ GUOCOLAND/ CSC LAND
Gross rental yield: Not enough rental data
Storeys: 16
Market segment: OCR
Total units: 863
Blocks: 9
District: 24

Upcoming MRT

0.9 km from Tengah Plantation (JRL Stage 2), opening 2028 · ~12 min walk

Tengah Park · 1.5 km · 2028

Rental demand signal

Rental demand cooling — Lease volume -17.9% vs the year before

Non-landed (OCR) · 33006 leases in the past 12 months · as of May 2026

REALIS lease transactions — a region-level read, not a promise for this specific unit.

Relevant market insights

What's next

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En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

TENGAH GARDEN RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Boon Lay, Jurong East, Choa Chu Kang

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of TENGAH GARDEN RESIDENCES. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km of TENGAH GARDEN RESIDENCES · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

TENGAH GARDEN RESIDENCEShas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=654 traced current owners, 98.2% unit-exact.

Where current owners entered (psf)

$1,944 p5median $2,130p95 $2,272

Your entry price$2,130 psf

≈ 50% of the 654 current owners entered below this price (interpolated from the exact band).

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

Transaction History

Beds

Period

Size–sqft

Showing 10 of 654 total recorded transactions.


Jun 2026	4BR	$2,720,000	1,248	$2,179
May 2026	4BR	$2,867,000	1,248	$2,297
May 2026	4BR	$2,893,000	1,248	$2,318
May 2026	4BR	$2,558,000	1,141	$2,242
May 2026	4BR	$2,829,000	1,259	$2,247
May 2026	3BR	$1,924,000	904	$2,128
May 2026	3BR	$2,318,000	1,033	$2,244
May 2026	4BR	$2,880,000	1,248	$2,308
May 2026	2BR	$1,525,000	753	$2,025
May 2026	2BR	$1,246,000	624	$1,997

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1-bedroom	6	1%	484–517 sqft	—	—	—
2-bedroom	337	39%	624–753 sqft	—	—	—
3-bedroom	347	40%	797–1,033 sqft	—	—	—
4-bedroom	173	20%	1,130–1,259 sqft	—	—	—

TENGAH GARDEN RESIDENCES

Details

Unit mix & rental yield by bedroom

Price Action

En-bloc likelihood

Buyer Demand vs Competing Supply

Supply vs Demand Eligibility Pool by year within 4km of TENGAH GARDEN RESIDENCES · actual

Rental Demand

Exit Risk

Transaction History

Nearby Transactions