Tengah Garden Residences
Overview
Tengah's inaugural private condominium alongside Hong Kah MRT Station. Features 863 units with ground-floor retail, positioned at the heart of Singapore's first car-lite new town, 1 stop from Tengah MRT on the Jurong Region Line.
Price & Units
Location
Nearby Amenities
- Hong Kah MRT Station
- Tengah Plantation MRT Station
- Pioneer Primary School
- Shuqun Primary School
- Jurong Primary School
- Future Anglo-Chinese School (Primary)
- Rulang Primary School
- Princess Elizabeth Primary School
- Boon Lay Shopping Centre
Our Analysis
4 of 4 parts published
View all →Part 1
Tengah Garden Residences: Project Review for 2026 Buyers
Part 2
Tengah Garden Residences: Price Guide: PSF Breakdown & Value Assessment (2026)
Part 3
Tengah Garden Residences: Floor Plans: Best Stacks, Layout Guide & What to Avoid
Part 4
Tengah Garden Residences: Showflat: A Practical Viewing Guide for Serious Buyers
Payment Plan
Calculator Inputs
Loan Amount
S$ 735,000
Down Payment
S$ 245,000
BSD
S$ 24,000
Full Monthly (after TOP)
S$ 3,680
Section A — Purchase Timeline(from OTP to legal exercise)
Option to Purchase (OTP) Issued
Booking fee — cash only, non-refundable
23 May 2026
S$ 49,000
Sales & Purchase (S&P) Agreement Received
Developer sends S&P within 2 weeks of OTP
6 Jun 2026
Exercise S&P Agreement
Pay remaining downpayment — cash or CPF
27 Jun 2026
S$ 147,000
Stamp Duty Due
BSD (tiered formula) + ABSD if applicable
11 Jul 2026
S$ 24,000
Tenure Comparison
Normal (25 yrs)
S$ 3,680/mth
Extended (35 yrs)
S$ 3,038/mth
*LTV ≥ 55% required
Monthly Savings
S$ 642/mth
vs normal tenure
Total cash/CPF needed (OTP to exercise + stamp duty)
S$ 220,000
Section B — Progressive Payment During Construction
During construction the bank disburses progressively. You pay a full amortised instalment on the drawn amount — not interest-only. Monthly payment steps up at each milestone as more of the loan is released.
Foundation
Buyer Lump Sum
S$ 49,000
Cash / CPF
Bank Disburses
S$ 49,000
Cumulative: S$ 49,000
Monthly Payment
S$ 245
/month from this stage
7% of full instalment
Concrete Framework
Buyer Lump Sum
—
Bank Disburses
S$ 98,000
Cumulative: S$ 147,000
Monthly Payment
S$ 736
/month from this stage
20% of full instalment
Brick Wall / Partition Walls
Buyer Lump Sum
—
Bank Disburses
S$ 49,000
Cumulative: S$ 196,000
Monthly Payment
S$ 981
/month from this stage
27% of full instalment
Ceiling of Unit
Buyer Lump Sum
—
Bank Disburses
S$ 49,000
Cumulative: S$ 245,000
Monthly Payment
S$ 1,227
/month from this stage
33% of full instalment
Interior (Electrical & Plumbing)
Buyer Lump Sum
—
Bank Disburses
S$ 49,000
Cumulative: S$ 294,000
Monthly Payment
S$ 1,472
/month from this stage
40% of full instalment
Roads, Drains & Carpark
Buyer Lump Sum
—
Bank Disburses
S$ 49,000
Cumulative: S$ 343,000
Monthly Payment
S$ 1,717
/month from this stage
47% of full instalment
Temporary Occupation Permit (TOP)
Buyer Lump Sum
—
Bank Disburses
S$ 245,000
Cumulative: S$ 588,000
Monthly Payment
S$ 2,944
/month from this stage
Legal Completion (CSC)
Buyer Lump Sum
—
Bank Disburses
S$ 147,000
Cumulative: S$ 735,000
Monthly Payment
S$ 3,680
/month from this stage
Total cash/CPF across all stages (excl. stamp duty)
S$ 245,000
* Dates are estimates based on typical BCA construction milestones. Actual dates depend on developer progress notices. Max loan tenure for private residential property is 30 years (Singapore MAS rules). LTV limits: 75% for first property, 45% for second, 35% for third+.
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