Editorial Signature Detail
Tengah Garden Residences
Signature Alpha Editorial
Tengah Garden Residences
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
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Beds
4
Baths
4
SQFT
1,249
Floor Level
—
URA-backed research dashboard
D24 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D24: Average S$2,248 PSF based on the latest lodged caveats.
Median PSF
S$2,172
Price Range
— — —
Transaction Count
4
Recent transacted prices
Tengah Garden Residences
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,286 PSF
Tengah Garden Residences
08/03/2026 • Floor range n/a • Size unavailable
—
S$2,210 PSF
Tengah Garden Residences
08/11/2025 • Floor range n/a • Size unavailable
—
S$2,134 PSF
Tengah Garden Residences
10/08/2025 • Floor range n/a • Size unavailable
—
S$2,080 PSF
Property type breakdown
Condo
4
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Tengah Garden Residences displays robust growth potential with a best-case five-year appreciation forecast of 31.5%, underpinned by stable upgrader demand and a balanced district-level supply pipeline. Supported by record-low 2026 financing conditions, the asset is positioned for steady capital gains within a measured supply environment in District 24.
Current Underwriting
$2,706,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.5%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+21.7%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+13.8%
Base growth eases to 2.6% annually if supply and absorption soften.
Base case · 2031
+21.7%
Core Alpha Formula projection at 4% annualized growth.
Best case · 2031
+31.5%
Upside case expands to 5.6% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At Tengah Garden Residences, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$2,167
Project Mean PSF
$2,177
District Mean PSF
$2,177
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +21.7% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Call to enquire!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
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Current listing
Tengah Garden Residences
D24 · Condo
$2,706,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $104,900
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $8,389
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $120,008
Agent Comm: $60,004
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $64,278
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $76,342
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.8% with SGD 1,655,320 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 35,475. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$8,556
Annual Net Cash Flow
-$35,475
BSD
$104,900
Cash Outlay
$784,400
ABSD
$0
AI Virtual Staging (Beta)
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Floor Plans
Tower View
Gallery
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FAQs
