A data-driven comparison of Tengah Garden Residences against five nearby new launches and completed projects — covering PSF, TOP dates, MRT access, MOP status, and unique lifestyle advantages.
MOP Notice (as of March 2026): Copen Grand (TOP Apr 2025) and Altura (TOP Q1 2026) are currently within their 5-year Minimum Occupation Period and are not available for open-market resale or full-unit rental. Lumina Grand has not yet TOPped (expected Q1 2027) and will enter its own MOP upon completion. Private condominiums like TGR have no such restriction.
Based on URA transacted data and developer launch prices. TGR PSF is estimated — use the Price Estimator for a personalised projection.
EC PSF figures are based on URA transacted data. TGR PSF is an estimate pending official developer price list.
Copen Grand and Altura are Executive Condominiums — restricted to Singapore Citizens with income ceilings and a 5-year Minimum Occupation Period. TGR is open to all buyers with no MOP restrictions.
TGR is directly integrated with Tengah Mall and the Integrated Transport Hub — the only development in the area where residents can walk to a full-scale mall without leaving the development.
Beyond the JRL, LTA announced in March 2026 that engineering studies for a brand new Tengah Line have commenced — a long-term infrastructure catalyst that few comparable projects in the western region share.
Tengah's town centre is planned as Singapore's first with all roads running underground, freeing the surface for pedestrians and cyclists. Among comparable projects in the western region, TGR is uniquely positioned within this planned urban environment.
At an estimated $1,900–$2,150 psf, TGR is priced below Narra Residences (~$2,083 psf avg) and Hillhaven (~$2,150 psf avg) — both in D23 without Tengah's unique infrastructure advantages.
Pioneer Primary School, within 1km of TGR, is one of 15 schools selected to offer Advanced Modules for high-ability students from 2027 — a significant education uplift that strengthens family demand.
Comparing Tengah Garden Residences against five nearby projects across 14 key criteria. MRT distances verified against independent property portals (99.co, StackedHomes, PropertyGuru).
| Criteria | TGR SUBJECT PROPERTY | Copen Grand EC — TOPPED APR 2025 | Lumina Grand EC — TOP Q1 2027 | Altura EC — TOPPED Q1 2026 | Narra LAUNCHED JAN 2026 | Hillhaven TOP Q3 2027 |
|---|---|---|---|---|---|---|
| Property Type | Private Condo (Mixed-Use) | Executive Condominium | Executive Condominium | Executive Condominium | Private Condominium | Private Condominium |
| Developer | Hong Leong / GuocoLand / CSC Land | CDL + MCL Land | CDL | Qingjian + Santarli | UOL + SingLand + Kheng Leong | Far East Org + Sekisui House |
| District | D24 — Tengah | D24 — Tengah | D23 — Bukit Batok | D23 — Bukit Batok | D23 — Dairy Farm | D23 — Hillview |
| Total Units | 863 | 615 | 512 | 360 | 552 | 341 |
| Estimated PSF | ~$1,900–$2,150 | $1,514–$1,703 | $1,390–$1,705 | $1,447–$1,504 | $1,798–$2,368 | $1,951–$2,370 |
| Expected TOP | ~2029–2030 (est.) | 30 Apr 2025 (confirmed) | Q1 2027 (expected) | Q1 2026 (confirmed) | ~2029 (est.) | Q3 2027 (expected) |
| Nearest MRT | Hong Kah MRT (JRL, mid-2028) | Tengah Plantation MRT (JRL, not yet open) | Bukit Gombak MRT (NSL) | Bukit Gombak MRT (NSL) | Hillview MRT (DTL) | Hillview MRT (DTL) |
| Buyer / Resale Status | All buyers (SC, PR, Foreigner) | Not open to resale — locked within MOP period until Apr 2030 | Not open to resale — locked within MOP period (MOP ends ~Q1 2032) | Not open to resale — locked within MOP period until ~Q1 2031 | All buyers (SC, PR, Foreigner) | All buyers (SC, PR, Foreigner) |
| MOP Status | None | In MOP until Apr 2030 | MOP ends ~Q1 2032 | In MOP until ~Q1 2031 | None | None |
| Car-Free Town Centre | ||||||
| 5km Forest Corridor | ||||||
| Mixed-Use Development | ||||||
| New MRT Line Planned |
MOP Lock: Not open to resale — locked within MOP period until Apr 2030
MOP Lock: Not open to resale — locked within MOP period (MOP ends ~Q1 2032)
MOP Lock: Not open to resale — locked within MOP period until ~Q1 2031
Data Sources & Disclaimer: PSF figures for completed/launched projects are based on URA transacted data and developer launch prices sourced from EdgeProp Singapore, 99.co, and PropertyGuru. MRT walking distances are verified against 99.co, StackedHomes independent reviews, and PropertyGuru listings (March 2026). TOP dates are sourced from HDB EC official records (hdbec.sg) and developer websites.
Tengah Garden Residences PSF is an estimate derived from GLS land cost benchmarks (~$821 psf ppr) and comparable project analysis — pending official developer price list. All figures are for reference only and subject to change. This is not an official developer or URA website.
Three of the five comparison projects — Copen Grand, Lumina Grand, and Altura — are Executive Condominiums. While ECs offer a lower entry price, they come with significant restrictions that private condominiums like TGR do not have.
As of March 2026, both Copen Grand (TOPped Apr 2025) and Altura (TOPped Q1 2026) are already within their MOP periods — meaning owners cannot sell on the open market or rent out the entire unit until their respective MOP expiry dates.
Singapore Citizens only (at launch). PRs and foreigners cannot purchase new ECs.
Open to all — Singapore Citizens, PRs, and foreigners can all purchase.
5-year MOP — cannot sell on the open market or rent out the entire unit for 5 years from TOP.
No MOP — can sell or rent out the entire unit immediately after TOP.
Can only be sold to Singapore Citizens and PRs for the first 5 years after MOP. Privatised after 10 years.
No resale restrictions — can be sold to any buyer, including foreigners, at any time.
Typically lower PSF than private condos — ECs are partially subsidised by the government.
Higher PSF than ECs — but no eligibility restrictions, MOP, or resale limitations.
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