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.

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?

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

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

Source: ERA Research and Market Intelligence

HDB first announced the development of Tengah town in 2016. Billed as a “forest town”, the estate will span nearly 700 hectares. It is similar to the size of Bishan and will house nearly 42,000 new homes when fully developed. Homes in Tengah will be located across five districts, each with their own unique character.

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

Source: Google Maps, ERA Research and Market Intelligence

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

Source: HDB

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.

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 Jurong Region Line (JRL). These stations are slated to start operations in phases between 2027 and 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.

In terms of bus connectivity, Tengah currently has a bus interchange with 5 services connecting commuters to parts of Jurong and Bukit Batok. By the end of 2025, it was announced that there would be two new bus services introduced, and six more by 2026. Most bus stops in Tengah will be within 300 metres of residential estates.

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

Source: HDB, ERA Research and Market Intelligence

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.

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

Source: JTC, ERA Research and Market Intelligence

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. As of June 2025, there have been four EC launches and 22,521 HDB units launched across 20 BTO estates in Tengah. Six BTO estates are yet to be completed with the latest slated to be completed by 2Q 2027.

Table 2: Details of Projects in and around Tengah

Source: URA as of 1 July 2025, ERA Research and Market Intelligence

The first private condominium GLS site was awarded in January 2025 along Tengah Garden Avenue. The site was tendered at $821 per square foot per plot ratio (psf ppr) and can yield around 800 units. It is located conveniently next to the future Hong Kah MRT station. It is expected to launch in 2026 and be completed by 2030.

In Closing

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.

One key difference between both towns – Tengah’s flats have 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 Hub which will provide jobs, it has a strong foundation set for long term growth.

Are you interested to live in an up-and-coming estate that will see major transformations in the years to come? If so, Tengah is a place that you can call home. There is another upcoming EC launch in 2025. Interested to know more? Speak to any ERA Trusted Advisor today to find out more!

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