Tengah Garden Residences: what is confirmed in October 2026

Tengah Garden Residences: what is confirmed? It is the 863-unit development on the Tengah Garden Avenue site that the Urban Redevelopment Authority (URA) awarded in January 2025, and it has launched. In a release of 6 April 2026 on its news releases page, Hong Leong Holdings said the project spans a 25,458 sq m site along Tengah Garden Avenue, with previews from 11 April and sales bookings from 25 April 2026. On 26 April 2026 it said 853 of the 863 units had been sold by 3pm that day.

What no official page we could open on 19 October 2026 confirms: which units, if any, remain with the developers today, current prices, the expected TOP year, the vacant possession and legal completion dates, and the date the 99-year lease runs from. Everything below is marked with its source.

What did the developers announce?

Hong Leong Holdings’ release of 6 April 2026, carried on its news releases page, says it would preview Tengah Garden Residences from 11 April 2026 and that sales bookings would commence on 25 April 2026. It adds: “The 863-unit development spans a 25,458 sqm (274,028 sq ft) site along Tengah Garden Avenue”. That sentence links the project name to URA’s land record, and its site area matches the 25,458.4 m² in URA’s award release.

Its release of 26 April 2026 says 853 of the 863 units were sold by 3pm that day at an average price of S$2,120 psf, that units were transacted at S$1,779 to S$2,340 psf, and that only 10 units of the largest type, the 4-Bedroom Premium with Yard, were then still available. The same release calls the project a 99-year leasehold development and the first private residential project in Tengah New Town to include retail amenities.

These are Hong Leong Holdings’ own figures from April 2026. They do not tell you which units are available on 19 October 2026 or at what price, and an average across all unit types says nothing about the price of a particular unit. The project website lists Hong Leong Holdings, GuocoLand and CSC Land Group as the developers, while URA’s release names the companies awarded the land; check the seller’s name on any option to purchase.

What did URA’s land records confirm?

In its 13 June 2024 release, URA released the Tengah Garden Avenue site for sale under the first half 2024 Government Land Sales (GLS) Programme. It was “launched for sale under the Confirmed List”, while the Bayshore Road site in the same release was “available for application under the Reserve List”. URA’s land sales FAQ, last updated 6 August 2026, explains the difference: Confirmed List sites are launched for sale at pre-determined dates and most are sold through tenders, while a Reserve List site is made available for application and goes to tender when a developer has indicated a minimum price the government accepts.

URA’s award release of 21 January 2025 names the awardees and the price. It also gives the zoning, “Residential with Commercial at 1st Storey”. URA’s release does not say what the commercial space will be; the project website describes a commercial plaza with shops and food outlets on the first level, which is worth a question because it affects what sits below any home.

What does the land price per square foot tell you, and what does it not?

Land rates are sometimes restated per square foot of gross floor area, written “psf ppr”. You can rebuild it from URA’s numbers. S$675,000,000 divided by 76,376 m² is S$8,837.85 per m², URA’s own figure. Divide that by 10.7639, the number of square feet in a square metre, and you get about S$821 per sq ft of gross floor area. This conversion is our arithmetic, not a URA figure.

That is the cost of the land per unit of floor area the site may carry. It is not a selling price, and it cannot be set against the developer’s S$2,120 psf average: the land rate covers land only, while a selling price also carries construction, financing, taxes and the developers’ margin. Its use is smaller: if a page quotes a land rate for this site, you can check it in a minute against URA’s release. For other awards on the same basis, see our GLS tender results comparison.

What timeline is confirmed, and what is missing?

Items marked URA come from URA’s releases and items marked developer from Hong Leong Holdings’ releases. Items marked not confirmed were not on any official page we could open.

1. 13 June 2024 (URA): the site is released for sale under the 1H2024 GLS Programme and the tender launches.
2. 14 January 2025 (URA): the tender closes.
3. 21 January 2025 (URA): URA announces the award for S$675,000,000.
4. 11 April 2026 (developer): previews begin.
5. 25 April 2026 (developer): sales bookings begin.
6. 26 April 2026 (developer): 853 of 863 units sold by 3pm.
7. Not confirmed: expected TOP year, vacant possession date, legal completion date and lease start date.

Nothing on the official pages we read says what is on sale on 19 October 2026. Only the developers’ sales team can tell you which homes remain, and it should do so in writing. Do not infer availability or completion from the April launch figures.

What is built today, and what is only planned?

URA’s Master Plan 2025 page for the West Region, last updated 2 June 2026, says: “New areas where housing will be introduced include Choa Chu Kang, Bukit Batok, Tengah, Jurong Lake District…”. Its other Tengah items are stated as future or under study:

• The Jurong Region Line is “currently under construction” and “expected to open in stages from 2027 to 2029”.
• “New and redeveloped polyclinics will open in” several towns including Tengah, and Tengah General and Community Hospital “will be a new integrated general and community hospital”.
• “Feasibility studies are underway for a new Tengah Line”. A study is not an approved line.

The URA page does not mention Tengah Garden Avenue or name its nearest station. The project website says the development has “doorstep access to the upcoming Hong Kah MRT station along the future Jurong Region Line” and marks the station as under construction; that is the developers’ description, and it gives no opening date. We could not open the Land Transport Authority’s pages on 19 October 2026. Present-day transport is what you can time yourself. Use our commute test at the hours you would really travel, and note separately anything you are assuming from a plan.

What should you settle first?

Keep the answers beside your household brief.

1. Who is selling. With 853 of 863 units reported sold by 26 April 2026, a unit offered now may come from the developers or from a buyer reselling. URA’s guidance for housing developers says: “You are required to use the Option to Purchase and Sale and Purchase Agreement prescribed under the Housing Developers Rules in the sale of the units.” If anyone other than the developers is selling, ask a lawyer which documents apply before you pay anything.
2. The three dates. The expected TOP year, the vacant possession date and the legal completion date, in writing. URA’s glossary defines “Expected Year of Final TOP” as the year in which the whole project will be given the Temporary Occupation Permit, so it does not by itself tell you when your own unit is due. Our TOP guide explains the difference.
3. The lease start date. URA confirms a 99-year lease for the site and Hong Leong Holdings’ release calls the project 99-year leasehold; ask for the date the lease runs from, in writing.
4. A dated price list for the exact unit, with floor area, floor and stack. URA’s buying guidance, last updated 29 June 2026, says the developer is required to provide a set of mandatory information on the housing project and unit before accepting the booking fee; ask for that sheet.
5. What sits below you. The zoning label is “Residential with Commercial at 1st Storey”, and the project website describes a commercial plaza with shops and food outlets on the first level. Ask where it sits in relation to your unit and where deliveries and noise would fall.
6. Costs beyond the price. Work through stamp duty and the payment schedule for your own circumstances; the guide’s stage percentages are unverified, so take the amounts from your own agreement.

Common questions