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[BTO Nov 2021] Tengah Neighbourhood Guide: What You Should Know?

Source: HDB

It’s been more than 20 years since HDB created a “new town”.

The previous new town, Punggol was launched in 2007 and since then, Punggol, then mainly underdeveloped, has transformed into a bustling town with 3 shopping malls, MRT and LRT stations, a Polyclinic and several schools.

The upcoming “new town” is Tengah, touted as Singapore’s first smart and sustainable town.

Tengah is roughly the size of Bishan and when developed, will house 30,000 units of public housing and 12,000 private homes.

It is also the first HDB town to incorporate smart technologies on a town-wide basis from the planning stage. Also known as “Forest Town”, Tengah will have a forest corridor and a Central Park where residents can enjoy nature to the fullest.

The upcoming November HDB BTO launch will see a lot of interest in Tengah as about 60% of all units offered are located in this town.

In today’s article, we will explore more about the neighbourhood of Tengah.

Tengah is more known for housing the Tengah Air Base, where aeroplanes and fighter jets of the Royal Singapore Air Force are based.

Currently, the town is still in the development stages and therefore lacks many amenities, just like Punggol 20 years ago.

However with the upcoming Jurong Lake District, touted as Singapore’s second Central Business District and the Jurong Innovation District, this part of the island will be transformed into a place where you can work, live and play in lush lakefront greenery.

Transport links

Source: Land Transport Authority

The main MRT line servicing Tengah town is the upcoming Jurong Region Line (JRL), an elevated line with 24 stations, including three interchange stations at Boon Lay, Choa Chu Kang and Jurong East.

Originally slated to be completed in 2028, due to COVID-19 disruption, it is now expected to be fully operational in 2029.

When completed, there will be 3 MRT stations, Tengah, Tengah Plantation and Tengah Park, serving the residents of Tengah.

For car owners, the town is easily accessible via the Kranji-Jurong Expressway (KJE), the Ayer-Rajah Expressway (AYE) and the Pan-Island Expressway (PIE).

Drivers will find that it takes only about 20 minutes to reach Orchard Road or the city centre via the expressways.


Source: Google Maps

Currently, the nearest shopping malls are JEM, Westgate, JCube and IMM, located a short 10-minute drive away or West Mall in Bukit Batok, a quick 6-minute drive away.

However, do not be discouraged, when Punggol was launched back then, there were no shopping malls in the town as well.

Today, there are 3, namely Waterway Point, Punggol Plaza, and the newly opened Northshore Plaza.

It will not be too far before Tengah has its own shopping malls.


For families with school-going children, there are plenty of options available.

Popular nearby schools include Concord Primary, Choa Chu Kang Primary, Swiss Cottage Secondary, Bukit Panjang Government High and De La Salle.

By 2025, Tengah will have its own primary school, a merger of Juying Primary School (JYPS) and Pioneer Primary School. The school is currently located in Jurong West and will be relocated to a new site in the Plantation District of Tengah.

For preschoolers, there are several PAP Community Foundation (PCF) Sparkletots preschools and also a MOE Kindergarten.

Higher institutions of learning are also readily available and they include the Institute of Technical Education (ITE) College West, the Millennia Institute, Jurong Junior College and the Nanyang Technological University (NTU).


By 2025, the Tengah Polyclinic, which will be part of the neighbourhood centre, will be completed.

Until then, there is the nearby Ng Teng Fong Hospital in Jurong and the St Luke’s Hospital in Bukit Batok, both a short distance away.

Alternatively, residents can visit the Bukit Batok Polyclinic and the Choa Chu Kang Polyclinic.

BTO guide

In the May BTO launch for Tengah, there were 782 flats offered. Flat types were 2-room Flexi, 4-rooms and 5-rooms, with prices ranging from $113,000, $299,000 and $404,000 respectively. The overall application rate was 2.6 within 3 days of sales launch.

For the November 2021 exercise, there will be 2 projects available. The first project has 1,000 units available and is located along Tengah Boulevard and Tengah Road. Flat types available are

2-room Flexi, 3-room, 4-room and 5-room flats.

The second project is located along Tengah Boulevard and Tengah Drive and has 1,120 units consisting of 2-room Flexi, 3-room, 4-room and 5-room flats.

As no pricing is available on the HDB website at the time of writing, we estimate the launch prices based on nearby resale transactions and the last BTO launch prices.

  • 3-room flats: approximately between $200,000 to $230,000.

  • 4-room flats: approximately between $280,000 to $350,000.

  • 5-room flats: approximately between $380,000 to $480,000.

As Tengah isn’t just a non-mature estate, it’s also a newly developing town. So we’d see the prices for BTOs here are in the lower range compared to other non-mature estates.

Upcoming Executive Condominium (EC)

Taurus Properties SG Pte Ltd, a joint venture between CDL and MCL Land will be launching an EC, located along Tengah Garden Walk. The site area is approximately 238,806 sqft and is likely to yield 615 units. No other information is available at this time.

So if you are thinking of applying for a BTO here in Tengah, you will be pleased to know that this is Singapore's smart and sustainable town with homes that are going to be smart-enabled. You will enjoy additional power and data points to install smart devices.

When the town reaches critical mass, Tengah will have the first car-free HDB town centre where roads and vehicles will run below the town centre. This will make the town safer and create a better environment for walking, cycling, and other recreational activities.

Are you looking for a new home or the latest resale listings? Head to to browse your preference of properties for sale in Singapore.

Have a question? Let us know in the comments below or on our Facebook post.


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