Tengah Garden Residences — floor plan & unit selection guide 2026
Tengah Garden Residences (TGR) is the private condominium counterpart to the Tengah Garden Walk EC — both within the Tengah Garden District master plan but with materially different buyer profiles, financing structures, and resale economics. This guide is the floor-plan-first reference: every stack mapped against orientation, view, ventilation, and unit-selection priorities.
By Alvin Tan, CEA R072324C, ERA Realty Network L3002382K. Built from on-site launch coordination plus the Tengah master plan documentation.
TGR unit mix at a glance
| Type | Size (sqft) | Indicative price | Approx PSF | Best for | Best stack(s) |
|---|---|---|---|---|---|
| 1-Bedroom | 475-540 | $1.02M-$1.25M | $2,150-$2,310 | Investor / single buyer | Stacks 7, 14 (north-facing) |
| 2-Bedroom | 700-780 | $1.50M-$1.78M | $2,140-$2,300 | Young couple / DINK | Stacks 9, 18 (cross-ventilation) |
| 2BR + Study | 820-900 | $1.75M-$2.05M | $2,135-$2,275 | Hybrid-work couple | Stack 10 (study faces park) |
| 3-Bedroom | 1,000-1,140 | $2.30M-$2.75M | $2,300-$2,410 | Family of 4 | Stacks 12, 21 (school-side) |
| 3-Bedroom Premium | 1,200-1,350 | $2.95M-$3.40M | $2,460-$2,520 | Family + investor hybrid | Stacks 19, 25 (top floors) |
| 4-Bedroom | 1,400-1,580 | $3.65M-$4.30M | $2,605-$2,720 | Multi-gen / luxury | Stack 26 |
| Dual-Key | 1,150-1,280 | $2.85M-$3.35M | $2,475-$2,615 | Multi-gen / rental yield | Stacks 15, 22 |
TGR vs Tengah Garden Walk EC — which floor plan to pick?
Same district, very different financing maths. TGR is private (no MOP, full resale market access from Year 1; ABSD applies on 2nd property). Tengah Garden Walk EC is Executive Condo (5-year MOP, 10-year EC privatisation, eligibility caps on household income $16K combined). For HDB upgraders meeting income cap, the EC route is materially cheaper. For investors or higher-income families, TGR private is the only option.
Site orientation & block strategy
The TGR plot sits within the green-corridor band of Tengah town. Stacks facing the park (1-12) get the linear cross-ventilation from the corridor; stacks facing the road (23-30) trade view for shade but get earlier MRT access (~3-5 min walk to Tengah MRT JRL/CRL).
Best floor plan picks by buyer profile
HDB upgrader couple under combined income $16K
Skip TGR — go to Tengah Garden Walk EC instead. EC pricing + grant + MOP economics will compute materially better. Re-evaluate 5-year MOP exit timing for upgrade pathway.
Family above EC income cap, school-priority
Stack 12 or 21 — these face the future MOE primary school site within Tengah town. Walking distance to school in 2030 when amenities open. Premium 3-bedroom configurations.
Investor — rental yield focus
Stack 7 or 14 (1-bedroom). Tengah JRL+CRL interchange brings tech-corridor and Jurong Innovation District tenants. Expected stabilised yield 3.8-4.5% by 2030.
Multi-generational / dual-key
Stacks 15, 22. Primary wing 800sqft + secondary wing 380-450sqft. The secondary wing rents at $2.2-2.8K/month in stabilised year, hedging against the 99-LH mortgage.
FAQ — TGR floor plan & unit selection
What is the difference between TGR and Tengah Garden Walk EC?
TGR is private condominium (no income cap, no MOP, full resale Year 1). Tengah Garden Walk EC is Executive Condominium (eligibility cap, 5-year MOP, 10-year EC-to-private privatisation). Same district, different buyer pools.
What is TGR’s expected TOP date?
2030, based on standard 4-year construction timeline. Verify against latest S&P agreement.
Which Tengah MRT stations serve TGR?
Tengah MRT (JRL — Jurong Region Line) is the primary station within walking distance. Tengah Plantation MRT (CRL Phase 2) is the secondary station. Both transformative for the district once operational.
Is Tengah a good investment district for new launches?
For multi-year horizon (5-10 years): yes. The town is being built out with three MRT lines (JRL operational, CRL Phase 2 incoming, eventual TEL extension) plus Singapore’s first car-lite town status. Capital appreciation will track amenity build-out completion.
Can I get TGR floor plan PDFs before showflat?
Yes — WhatsApp Alvin Tan at +65 8488 8648 to be added to the priority list and receive the full floor-plan pack ahead of showflat day.
Next steps
- Decide TGR (private) vs Tengah Garden Walk EC route based on income + horizon
- Run ABSD calculator for your buyer profile
- Get loan IPA from 2-3 banks (TGR private requires 25% downpayment, EC has different financing structure)
- WhatsApp Alvin Tan, CEA R072324C, at +65 8488 8648 for showflat priority
Last updated: 4 May 2026. By Alvin Tan, CEA R072324C, ERA Realty Network L3002382K.
Get a Free Property Valuation from Alvin
Need an honest, data-driven valuation on this project, your existing property, or a comparison? WhatsApp Alvin Tan directly — CEA-licensed, ERA Realty, no obligation. Same-day reply during office hours.
- ✅ Free showflat priority booking
- ✅ ABSD + BSD + financing eligibility analysis
- ✅ Floor plan packs & price list (where available)
- ✅ HDB upgrader pathway planning
