Singapore’s Newest Surprise: Tengah Town’s Big House Blow‑out
Picture a fresh slice of the Garden City where the streets are lined with the newest generation of HDB flats— that’s Tengah, Singapore’s brand‑new town that once served as a military stronghold. This week, 2,070 brand‑new apartments are hitting the market, split into two Build‑to‑Order (BTO) projects right on Tengah Garden Avenue in the Plantation District.
Why the Numbers Matter
Those 2,070 units represent roughly 21.7% of all the flats in the November 2022 HDB launch. In plain English: Fairly big chunk already on the line. The town actually opened its first batch of 1,273 units in February 2022, so you can bet the November sell‑out might be a breeze for anyone hopping on the ballot.
The Varied Vault of Homes
Curious what you’ll find inside? The association of options spans:
- Two‑room flexi – For those who love a flexible space for art or a smaller office.
- Three‑room – Classic starter home with a good balance.
- Four‑room – A perfect fit for a small family or a future home office.
- Five‑room – The big one, great for a growing crew or an extra storage haven.
Happy Home‑Hunters!
Now it’s a race to berry the house and lock in your dream home. Whether you’re a fresh grad, a busy couple, or a growing clan looking to plant roots in a modern setting, Tengah’s new build is making waves. Grab a ballot, secure a flat, and let the new chapter begin!
November 2022 Tengah HDB BTO: At a glance
Discover Tengah’s Future Living Paradise
Where It’s Happening
Picture this: Tengah Boulevard and Tengah Garden Avenue. That’s the spot where the magic will unfold.
What Kind of Homes?
We’re talking a cool mix of 2, 3, 4, and 5‑room apartments—all crafted with a flexible layout that lets you customise your space. The plans promise 2,070 individual units, so plenty of room for families and friends.
Project Details
- Block count: TBA (Stay tuned—more structure soon!)
- Estimated waiting time: TBA (We’re working on the timeline.)
- Expected completion: TBA—but the anticipation is already thrilling!
Getting Around
Convenience is key. Hong Kah MRT and Tengah Plantation MRT are just a hop, skip, and a ride away. Easy commutes mean more time for you to enjoy the new home.
Local Highlights
- Tengah Boulevard Bus Interchange – a hub for quick bus rides.
- Tengah Polyclinic & Jurong Polyclinic – health services right by your front door.
- Tengah Town Centre – shops, cafes, and community vibes all in one place.
- Central Park – green space for picnics, walks, and those much-needed serotonin boosts.
Why It Matters
The area’s still non‑mature, meaning fresh opportunities for unique designs and a vibrant community feel. Imagine growing up new neighborhoods, hosting a dinner party with your neighbors, or just catching up on the latest news over a cup of . That’s the charm of new estates like this.
Stay in the Loop
Questions, curiosities, or just a sense of excitement? Reach out for updates as they roll out. The future is bright—and we’re right in the middle of it.
November 2022 Tengah HDB BTO: Price range
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House‑Hunters’ Pricing Rundown (No Grants Included)
Dreaming of a cozy nest or a spacious loft? Here’s a quick snapshot of what the market looks like right now—prices, no freebies.
Flat Types & Their Price Ranges
- Three‑room – $240k – $280k – a sweet spot if you’re looking to snag a couple of bedrooms without breaking the bank.
- Four‑room – $320k – $390k – perfect for a small family or a serious office‑home hybrid.
- Five‑room – $430k – $520k – the luxury end of the spectrum, great for those who can’t resist extra space (or extra windows).
There you have it—no extra gimmicks, just the plain numbers. Good luck on your home‑buying adventure!
Estimated downpayment, monthly instalment and income
Getting the Numbers Straight for Your New Tengah BTO Home
We’re going to break down how much you’ll need to bring to the table if you want that November 2022 Tengah flat (no CPF grants or extra savings counted). Below are the key assumptions that shape the calculation:
- Max out the 85% loan-to-value (LTV) to squeeze in the biggest loan.
- Use the 25‑year, 2.6% interest structure typical for HDB loans.
- Assume you’re not juggling any other housing loans.
- Remember the Mortgage Servicing Ratio (MSR) tops at 30% of your monthly household income for public housing.
The Quick‑look Table
| Flat type | Median price | Loan amount (85%) | Minimum downpayment (15%) | Estimated monthly instalment | Estimated monthly household income |
|---|---|---|---|---|---|
| Three‑room | $260,000 | $221,000 | $39,000 | $1,002.61 | $3,342.03 |
| Four‑room | $355,000 | $301,750 | $53,250 | $1,368.95 | $4,563.16 |
| Five‑room | $475,000 | $403,750 | $66,250 | $1,831.69 | $6,105.63 |
What This Means for You
- If you’re eyeing the three‑room option, you’ll need roughly a $39k downpayment and an $1,003 monthly payment. That translates to a $3,342 household income (since 30% holds your mortgage lean).
<li The four‑room will push you to about $53k down and $1,369 per month, requiring a $4,563 household income.
<li For the five‑room, brace for a larger $66k down and a $1,832 payment, meaning a household income close to $6,106.
So, once you weigh your savings, lifestyle, and other obligations, you’ll have a clear picture of what it takes to own that new and improved Tengah BTO flat. Good luck, and may your mortgage feel as light as a feather (even if the actual numbers aren’t—that’s the only realistic part of it!))
November 2022 Tengah HDB BTO: The pros
Accessibility
Get Ready to Live the Future in Tengah
So you’ve heard folks talking about Tengah and wondering why everyone’s talking about its “ulu” status. Let’s break it down in plain‑spoken English with a sprinkle of charm.
1⃣ Transportation: Your New Best Friend
- Hong Kah MRT (JS4): It’s literally on your doorstep. Place your BTO plot next to this station and you’re already halfway to the city.
- Tengah Plantation MRT (JE1): Take a short stroll and you’ll get to another rail link walking distance from your home. Talk about convenience!
- Both stations link you to Jurong East MRT in fewer than seven stops. That means commuter time is about to drop dramatically.
- Openings? 2027 for Hong Kah and 2028 for Tengah Plantation. Mark the calendars.
2⃣ Bus & Bus Interchange: Ready to Roll
On Tengah Park Avenue meets Tengah Boulevard — the Tengah Boulevard Bus Interchange is building right now. Picture a hub that’s gonna make every bus ride smoother.
3⃣ Cars & Highways: Fast Track
- Want to hit the road? You’ll connect straight to the Pan‑Island Expressway (PIE) via Tengah Boulevard in under five minutes.
- There’s a fresh PIE & Jurong Canal Drive interchange slated to open by 2027, so you’ll get a sweet new junction sooner than later.
Happy commuting! Well, maybe not that happy, but certainly smoother. The excitement’s real – just remember that Google Maps might paint a different picture. But in any case, you’re about to step into a brighter, more connected tomorrow.
Amenities
Shopping Near the Tengah Projects
There aren’t any grocery stores right in front of the Tengah developments just yet, but don’t panic – you can still snag fresh produce without turning into a marathon runner.
Quick‑Stop Options
- Giant – just an eight‑minute walk down Jurong West Street 41 and Avenue 1.
- NTUC FairPrice – about a ten‑minute stroll away.
More Far‑Flung Choices
Because the Tengah area is only a stone’s throw from the Bukit Batok 2022 BTO launch, you can stretch that walk a bit further to access the same great amenities – and hey, you’ll get an extra bit of exercise for the price!
Discover Bukit Batok’s Food & Retail Treasures
If you’re on the hunt for a quick, hassle‑free shopping adventure, you’re in good hands. Stick with me and I’ll point you to the best spots that will keep you stocked, caffeinated, and ready for whatever day throws your way.
Bukit Batok West Shopping Centre (5‑minute drive)
- Wet market – fresh produce that will make your mamma blush.
- FairPrice – the one-stop shop that’s almost always open.
- 24‑hour Sheng Siong – because grocery shortages happen at midnight too.
- Clinics & banks – take care of errands without sprinting to the city.
- Bakeries & coffee shop – treat yourself with a sweet bite or a steaming cup of kopi.
West Mall (6‑minute drive)
- Cold Storage – the place for premium meats and pre‑packed goodies.
- Range of eateries – a smorgasbord of local and international flavours that’ll make your taste buds dance.
Le Quest Shopping Mall (6‑minute drive)
- FairPrice Finest – the high‑end version of your favourite supermarket.
Bukit Gombak Neighbourhood Centre (8‑minute drive)
- Wet market – a quieter, more authentic place to hand‑pick fresh goods.
- Hawker centre – drop in for affordable dishes that can’t be beat.
All roads lead to happy shopping, and every destination here promises tasty treats, practical conveniences, and a few extra smiles along the way. Happy exploring!
Healthcare
A Fresh Take on Tengah’s Rising Community
Health & Convenience Right on Your Doorstep
As Tengah morphs from a budding neighbourhood into a fully fledged residential spot, healthcare options are stepping up to meet the streets. Guess what? Two brand‑new health and medical centres are set to pop up near the BTO plot. That’s right – you’ll never have to hop across town for a check‑up or a quick treatment.
The Nearby Hospital
- Ng Teng Fong General Hospital in Jurong East will be your go‑to for anything from a routine check‑up to the more serious stuff. It’s essentially the lighthouse of the medical scene in the area.
Neighbourhood Hub with a Twist
Just two streets away on Tengah Park Avenue, a brand‑new neighbourhood centre will house an integrated polyclinic. Picture a one‑stop shop for health‑check, pharmacy, and maybe even a quick coffee break—talk about efficiency.
More Than Just Beds and Stethoscopes
As the community expands, so does its food and shopping scene. Within a stroll’s distance, you’ll find a variety of grocery shops and dining options, turning your home into a convenient culinary hub.
In short, Tengah’s emerging lifestyle is all about making life smoother while keeping the community healthy and happy. Cheers to the new era of neighbourhood living!
Green spaces
Nearby Green Getaways
Bukit Batok Central Park – just a 6‑minute drive
What’s the buzz?
This small, linear park is the perfect spot if you’re itching for a quick nature escape. It’s got:
- A jogging track that’s great for a brisk run or a casual stroll
- A charming pavilion where you can grab a sip of iced coffee and soak in the scenery
- Multiple playgrounds that will make kids feel like they’ve hit the jackpot
Bukit Batok Town Park – a 10‑minute drive away
Why it’s worth the extra five minutes:
Sink your feet into the calmer vibes of this park and treat yourself to the signature view of Little Guilin, a towering granite rock standing proud next to a shimmering lake. The surrounding greenery makes it feel like a secret getaway hidden behind a curtain of trees.
A 10‑Minute Dash to Singapore’s Newest Oasis
Just a short drive away from the hustle of city life is Jurong Lake Gardens – Singapore’s third and newest national garden. Think of it as a 90‑hectare playground for nature lovers, split into three themed zones: Lakeside, Chinese, and Japanese.
What’s Inside?
If you’re feeling adventurous, you can dive into the garden’s biodiversity and meet a whole bunch of wildlife that’ll make you feel like you’re in a natural documentary. Or, if you’re a water‑sport junkie, hop over to Passion Wave where you can kayak, dragon‑boat, raft, or even go windsurfing. It’s the perfect mix of green and splash.
- Kayaking
- Dragon Boating
- Rafting
- Windsurfing
Looking Ahead: The Tengah Estate
The Housing & Development Board (HDB) is all in on forest vibes for the upcoming Tengah estate. Expect a future filled with sprawling parks and a pristine Tengah Pond – a little green paradise right in the city’s heart.
November 2022 Tengah HDB BTO: The cons
Lack of immediate amenities
What to Expect in Central Tengah’s First Townhome Era
We’ve already pointed out that Tengah is still rocking the “just‑started” vibe when it comes to housing. That means the neighborhood hasn’t yet sprouted all the perks you might associate with a fully‑fledged community—think parking lots, cafes, and that neon‑lit karaoke bar everyone talks about.
Why the “few and far between” feel?
In the beginning, new developments tend to have fewer amenities because the infrastructure is still under construction. But don’t worry—”Tengah” means middle in Malay, and it’s pretty obvious that this central paradise has plans to grow!
Child‑Friendly Bliss on the Horizon
If you’re dreaming of a place where your little ones can run around, here’s what’s likely coming soon:
- Playgrounds that will turn your back yard into a jungle gym
- Childcare centers that let parents catch a break while the kids have a blast
- Primary schools that promise top‑corner education without the overcrowded courtyards
Who’s the first to move in?
The first wave of residents will probably be couples and families with tiny humans. So, you can expect a community that supports day‑to‑day parenting needs—plus a whole lot of adorable “little ones” to keep things lively.
Schools
Tengah’s Fresh‑Out‑of‑The-Box School Scene
Picture a town that’s brand‑new on the map—every street is still sweet enough to smell like fresh paint. Parents already have their heads filled with images of children studying just a hop, skip, and a jump away.
The Learning Hot Spots Around Tengah
- Shuqun Primary School – about 1 km (roughly a 12‑minute stroll)
- Jurong Primary School – a little over 1 km (think 14‑minute walk)
- Rulang Primary School – 1.3 km (≈ 18 minutes on foot)
- Hong Kah Secondary School – 420 m (just a 5‑minute walk)
- Hua Yi Secondary School – 590 m (about 7 minutes)
- Jurongville Secondary School – 610 m (a quick 7‑minute walk)
- Dulwich College – 3.2 km (roughly a 20‑minute walk)
Note: These distances are ballpark figures; exact walking times will vary.
The Newest Addition: the Primary School on the BTO Plot
Right now, the only primary school that’s actually going to pop up in Tengah is the one right next to the BTO sites. It’s the town’s first “school on the block” – a sweet cue that this area is gearing up for more kids and classroom–filled dreams.
Future Horizons: Six More Spots on the Horizon
The URA Master Plan has already marked off six additional sites around Tengah for future schools. While they’re on the drawing board for now, they’ll eventually light up the skyline and fill the community with more learning vibes—though that journey will take a few years.
So, while Tengah still feels like a fresh canvas, it’s already painting a bright, school‑filled future. Parents, keep your kids’ backpacks ready—they’re about to hop into a new slice of education that’s all about community, convenience, and a touch of fresh‑town charm.
The School Showdown: A Parenting Tale
Imagine this: you just got the keys to your brand‑new flat, but the schools are still a work in progress. Suddenly, you find yourself in a real-life reality show—the “Primary One Registration Bowl” where every parent is lining up for the coveted spots in the neighboring estates of Jurong and Bukit Batok.
What to Expect:
- Competition Heats Up: Lots of families are scrambling to secure a place.
- Timing is Everything: The faster you act, the better your chances.
- Stay Cool: Keep a sense of humor when your child’s future feels like a game show.
Pro Tips for the Journey
Plan Ahead: Gather information on school catchment zones and prepare your paperwork.
Engage Early: Reach out to local parents and school officials as soon as you have the keys.
Keep Your Spirits High: Remember, serialization doesn’t mean the child’s future is set in stone—just a nice little detour.
Almost the same price as the Bukit Batok 2022 BTO launch
Top‑Secret Deal: Tengah Beats Bukit Batok by a Dollar
The Price Battle
Picture this: You swipe the price tags for the same launch at both Tengah and Bukit Batok. The difference? Just S$10,000—and that’s without even considering how many shiny amenities are missing from Tengah.
Why the Tiny Gap?
- Electric‑Vehicle Boost: New town comes pre‑loaded with EV charging points that keep your car pumped up—no more frantic searches for the nearest plug.
- Smart Waste Game: Advanced trash‑detection system turns every bin into a data wizard, ensuring garbage gets moved smarter and cleaner.
- AI‑Eyes on the City: Real‑time monitoring keeps the streets safer, traffic smoother, and the entire township running like a well‑orchestrated orchestra.
So when Bukit Batok offers the same nice set of features but at a slightly higher price due to a richer amenities palette, Tengah punches its ticket by a neat S$10,000, flaunting intelligence instead of sheer extravagance.
Bottom line? If you’re into cutting‑edge tech and don’t mind a dash of minimalist living, Tengah’s the place to hang. If you want the full sensory feast right from day one, Bukit Batok might be your golden ticket.
Cool Things to Know About Tengah’s New Subscription Cooling System
Ever wondered how a subscription‑based, centralised cooling system can replace those gigantic, noisy air‑conditioning compressors? Well, sit tight—here’s the scoop.
Why It’s a Game Changer
- No bulky units. Think of those monstrous boxes clogging up rooftops and streets – they’re out the window.
- All the coolness comes from a central hub that distributes chill air to every apartment, office, and street corner.
- It’s cheaper to run and more sustainable, especially when you factor in energy savings and lower maintenance.
How the Subscription Works
Imagine you pay a modest monthly fee – similar to streaming a concert or a movie – and in exchange, you get instant, efficient cooling wherever you are. No need to run your own compressor, and no hefty upfront hardware investments.
What’s The Catch? (It’s Not as Bad as You Think)
- Initial costs. The early stages of the development, especially the installation and infrastructure build‑out, can be pricey. To cover those upfront expenses, the house‑buying programme (BTO) price will be a tad higher.
- Long‑term payoff. Once the system is up and running, the ongoing subscription fees are significantly lower than the costs of running traditional air‑con units.
Bottom Line
While you might be paying a little extra when you first move into a Tengah BTO flat, the subscription system will slash energy bills and reduce environmental impact over time. Think of it as a cool long‑term bargain that keeps you comfortable without the bulky gear.
November 2022 Tengah HDB BTO: Price appreciation
Let’s Talk Tengah Prices
Right now, Tengah is still in the building phase – no resale numbers are available yet. The first BTO units won’t hit the market until 2028, so we’re taking a detour and peeking at nearby HDB prices.
A Quick Look at Nearby HDBs
- Three‑room HDBs – typically range from $320,000 to $380,000.
- Four‑room HDBs – usually sit between $360,000 and $420,000.
- Five‑room HDBs – commonly between $430,000 and $490,000.
These figures give us a ballpark idea of what to expect when Tengah finally opens its doors to buyers.
Three‑room Marvels Snap Up the Market – 32% Surge!
In the last half‑decade, three‑room apartments have been the real queens of the property jungle, leaping a whopping 32.01% in price. They’re basically turning real estate into a rocket‑ship!
It’s a Not‑So‑Big but Still Epic 31.5% for Four‑room Pads
Four‑room homes are a little bit behind their slimmer cousins, but don’t knock them till you’ve seen them. These beauties have still climbed 31.5% in value—proof that size matters, but only to an extent.
Five‑room Rulers: 27.74% – Still Worth a Cheer
Five‑room places might bring the lowest climb of the trio, but waving in the high‑end market, they’ve still hammered out a respectable 27.74% increase. Think of them as the dependable elder siblings who still get the girl.
Why May This Surge Keep Growing?
- Jurong Innovation District – The new hot spot is basically a candy‑land for tech dreams, and it pulls property values up the hill.
- Tengah’s Handy Hook – Picture Tengah as a convenient, grey‑beard taxi, always pointing toward the innovative center.
- These developments mean the next Batch-To-Order (BTO) projects will likely follow the same hopping upward trend—so hold your wallets tight!
Bottom line: if you’re looking to invest in a little piece of the city that’s growing faster than a pizza delivery rush, you’ve got some good choices waiting for you.
November 2022 Tengah HDB BTO: Conclusion
Why the Tengah BTOs Might Just Be Your Next Home
Picture this: you’re moving into brand‑new Singapore, walking through a freshly gated estate where the skyline is still climbing, and the bathrooms are being finished to perfection. Sounds like a dream, right? Well, the Tengah BTOs could make that dream a legit reality—if you’re cool with a few open‑air construction vibes and a DIY style of living.
What’s the Deal with Tengah?
- Huge Inventory: Noah’s Ark, but for apartments. With loads of units up for grabs, getting a flat—especially a 5‑room one—becomes as easy as ordering pizza.
- Ballot Relief: Tired of the endless “sorry, you’re out” chants during balloting? The vast supply means you’ll rarely feel the sickening “at the end of the list” moment.
- Modern Gimmicks: Pre‑cool your place, or remotely flip your air‑con OFF with the SP Utilities App. Because who doesn’t love controlling their fridge from a coffee shop?
- New‑Year‑Ready: Living in the newest estate? That’s bragging rights a mile for each neighbor’s Pinterest journey.
Can’t Wait for All Those Amenities?
Alright, if you’re already craving a fully equipped neighbourhood surrounded by ready‑made amenities, we’ve got another option for you: the Bukit Batok 2022 BTO. In this same launch, you’ll find:
- Fully‑Set Flat: Five‑room gems that already fit the bill for living, working, and binge‑watching in one go.
- Neighborhood Perks: Schools, parks, and going‑to‑the‑mall routes zero distance away.
- Already Paved Roads: No more walking past unfinished roads; the streets are ready for your cars.
How to Choose?
It all boils down to your appetite for new construction excitement vs. immediate readiness. Do you want the thrill of building into a future‑proof estate or the comfort of a fully serviced spot? Either way, you’ll be living in some solid Singapore blocks—just decide which angle has more ups for you.
For a deeper dive into the 2022 Bukit Batok BTO and all its insane perks, look up the August 2022 HDB BTO review on Choa Chu Kang (Keat Hong Grange)—but for now, just imagine yourself in your new home, ready to flick that smart‑app switch and chill.
Your first day at Tengah might feel like a DIY project, but that’s just the start—your own little paradise is just a cornerstone away.
