Is Tengah Set to Follow in Punggol’s Footsteps?

Punggol was developed over the two decades and is emerging as a choice location for many homeowners. In the next decade or so, we can almost visualise how Tengah will be evolving and mirroring the growth of the Punggol estate. 

In 1996, the blueprint for Punggol 21 was unveiled to develop Punggol as a Waterfront Town of the 21^st century. Today, it is a vibrant residential town home to an HDB resident population of 187,800, as well as the Punggol Digital District and the Singapore Institute of Technology. Tengah may undergo a similar transformation. 

Parallel have been drawn for both towns. Even Prime Minister Lawrence Wong even said that Tengah was like “the Punggol of the west”. Both towns were developed off greenfield sites. Homes were built to support commercial and industrial hubs - Punggol Digital District and Jurong Innovation District for Punggol and Tengah respectively. Additionally, universities were located near these towns to foster stronger industrial-academia collaborations between these nodes. Furthermore, both towns have reliable public transport nodes within their towns, with the Punggol LRT and the Jurong Region Line serving residents. 

One difference is that Punggol is located in the North-East Region, while Tengah is in the West Region. Following the announcement of the development of Tengah, could we potentially see Tengah mirroring the growth of Punggol? PM Wong seems to agree, saying “Tengah will be like Punggol, if not better.”

This piece will talk about what Tengah currently offers and future plans for this new forest town. 

Tengah – the 24^th and latest HDB town

Formerly a military training ground, Tengah is located within the West Region of Singapore. It is bordered by Bukit Batok to the east, Chua Chu Kang and Bukit Panjang to the north-east, Western Water Catchment to the north and west, and Jurong East and Jurong West to the south.

Image 1: Developed New Township of Tengah

HDB first announced the development of Tengah town in 2016. Billed as a “forest town”, the estate will span nearly 700 hectares. Similar to the size of Bishan, homes in Tengah will be located across five districts, each with their own unique character. In total, the town will house nearly 42,000 new homes, including roughly 30,000 public housing flats when fully developed. As of end-2026, HDB has announced that more than 14,000 flats across 14 projects in Tengah have been completed, with over 12,000 households having collected their keys thus far. 

What sets Tengah apart is that it will be the first sustainable housing town in Singapore. The estate is set to boost smart technologies and eco-friendly features, driving Singapore’s commitment to meet our sustainability targets.

The Tengah town centre, which will be known as The Market Place, will be within the Park District. It will be Singapore’s first “car-free” Town Centre where the roads will run beneath the Town Centre, freeing up space at the ground level for shopping and recreational uses. As such, walking and cycling are the encouraged modes of transport within the estate. Tengah MRT Station on the future Jurong Region Line (JRL) will be located there. Other features include the Central Park, Rainforest Walk and a plethora of retail and dining services.

Image 2: Map of Districts in Tengah

Amenities and Connectivity

The completion of the first 10,000 HDB flats in Tengah in 2023 marked a major milestone for the new town, drawing in its first wave of residents. However, early hurdles quickly emerged with residents facing a lack of amenities and transport options.

Since then, Tengah’s first Neighbourhood Centre, Plantation Plaza, has been completed. Located within Plantation District, which will have 10,000 new homes when fully completed, it will serve the daily needs of residents.  It houses a wide variety of dining, retail, healthcare and recreational services.

Image 3: Plantation Plaza Shopping Mall in Tengah

As the residential population in Tengah is still relatively small, there are currently only a few schools in the area. However, it was announced by the MOE that new schools will be set up in newer estates such as Tengah and Punggol. Schools within Tengah includes Pioneer Primary School, Anglo-Chinese School (Primary), and Bukit View Primary School. For now, eight pre-schools are open, with six more expected in the first quarter of 2026. Pioneer Primary School, the first primary school in Tengah, has already began classes. 

With Tengah planned as a car-lite town, more transport nodes have been planned in comparison to other towns. There will be four MRT stations on the upcoming JRL. Stage 1 of the JRL is slated to be operational by end-2027, while Stage 2 which includes the stations in Tengah will be completed in 2028. Additionally, the Brickland District will be served by Brickland MRT Station (NS3A) on the North South line. The station is aimed to be completed by 2034. 

While the rail network is not established yet, bus routes have been progressively added. With most bus stops in Tengah to be within 300 metres of residential estates, residents can travel more easily while the estate is undergoing transformation. The new Tengah Bus Interchange has buses connecting commuters to parts of Jurong and Bukit Batok. In 2026, several new bus routes added have also improve connectivity within and out of Tengah. Furthermore, there is also a new bus route to the Central Business District (CBD).

Image 4: Map of stations on Jurong Region Line serving Tengah

With these MRT stations, residents would be three stations away from Jurong East MRT and Chua Chu Kang MRT, which serves the East West and North South Lines respectively, enhancing connectivity throughout the island.

Parc Point – A second neighbourhood centre

A second neighbourhood centre, Parc Point, has also recently commenced operations. The 16,000 sqm centre located in the Park District houses a new three storey polyclinic, a wide retail mix and diverse dining options. It will also have an education centre and Residents’ Network Centre. 

As a new town, Tengah has been an attractive proposition to young couples. With comprehensive amenities such as preschools, healthcare facilities, places of worship, and everyday necessities, it provides the support and confidence needed to start a family.

Jurong Innovation District

The Jurong Innovation District (JID) is a 620-hectare industrial district is home to advanced manufacturing, supporting an ecosystem of manufacturers, technology providers, researchers and education institutions with Nanyang Technological University nearby. It is located around 14 minutes away from Tengah by car. When the Jurong Region Line is completed, connectivity between the places will be improved with the JID being served by Corporation Station (JS5) on the line. It will be one stop away from Hong Kah MRT station.

Image 6: Artist Impression of the future Jurong Innovation District

When completed, the JID is expected to introduce about 95,000 new jobs in advanced manufacturing, innovation and research. Individuals working in this district or industry could look at housing in Tengah, as it is a short distance away from JID, as well as the Jurong Lake District, which contributes 100,000 more jobs. Furthermore, housing in Tengah is likely to be affordable to attract more Singaporeans to the new town.

According to the URA Master Plan, Tengah has several plots of land zoned for commercial use, including a recent GLS site which is zoned for commercial and residential use. This could further boost the number of jobs available within this district.

What’s next for Tengah

Currently, there are no new private condominium developments in Tengah planning area. All five ECs in and around Tengah have been sold out, while the first private condominium is expected to launch in 2Q 2026.       

Table 1: Details of Projects in and around Tengah

The first private condominium in Tengah, Tengah Garden Residences, is expected to be launched in 2Q 2026. The mixed-use site with commercial use on the first storey was awarded for $821 per square foot per plot ratio (psf ppr) in January 2025. Conveniently located next to the future Hong Kah MRT Station, the development will yield 863 units. 

Why Tengah Could Be the Next Place to Call Home

Tengah reflects many similarities to the early days of Punggol. They were both developed from the ground up, supported by strong intra-connectivity, and developed near innovation hubs. However, Tengah has some elements of uniqueness, having a strong focus on sustainability, smart living, as well as being home to Singapore’s first car free town centre. 

However, Tengah’s flats face a height restriction due to its proximity to Tengah Air Base. While Tengah may not replicate Punggol’s scale or waterfront appeal, it is positioned to achieve similar or greater success in terms of liveability, sustainability, and job opportunities. With a strong emphasis on sustainability in its planning, as well as being strategically located to the future Jurong Innovation District, a major job node, it will lay a strong foundation for long-term growth. 

Is Tengah a Worthwhile Choice?

The Outside Central Region (OCR) has seen new benchmark prices in recent months. In March 2026, Pinery Residences in Tampines sold 92% of units during its launch at an average of $2,546 psf ppr. Demand for OCR condos have been driven by HDB upgraders demand, being the more ‘affordable’ option into the private market. The higher baseline in prices only show buyers’ price acceptance. 

Rising EC Prices Make Condo Prices More Attractive

Moreover, rise in prices of new ECs may also make it more worthwhile to buy a private development. In 2025, Aurelle of Tampines (EC) and Parktown Residences, both developments in Tampines North were launched. Aurelle of Tampines sold at a median price of $1,769 psf while Parktown Residences sold at a median of $2,363 psf, a 33.6% difference. 

Similarly, Rivelle Tampines (EC) and Pinery Residences were launched in 2026, both in Tampines West. The former sold at a median of $1,893 psf and the latter at $2,546 psf, a 34.5% difference. 

With Otto Place selling at a median of $1,764 psf, could we see the same price differential in Tengah? Furthermore, the land cost of the last EC site in Tengah (now Otto Place) was $701 psf ppr, just 16.8% lower than the Tengah Garden Residences site. This could translate to more value for buyers.

With Tengah Garden Residences slated to launch in April 2026, this gives buyers the opportunity to live in an up-and-coming estate that will see major transformations in the years to come. Interested to know more? Speak to any ERA Trusted Advisor today to find out more!