Tengah Plantation (GLS)
The site
| Location | Tengah · D24 · Outside Central (suburban) |
| Type / tenure | Private condo · 99-yr |
| Estimated units | 862 (est. until developer confirms) |
| Status | GLS awarded |
| Expected launch | 2026 (indicative) |
| GLS land price (awarded) | $821 psf ppr · S$675m · 2025-01 Hong Leong / GuocoLand / CSC Land · now Tengah Garden Residences · GLS site 'Tengah Gardens Avenue'; first private (non-EC) site in Tengah. |
| Nearest MRT/LRT | Chinese Garden · ~1,484 m |
| Schools within 1 km | 2 |
| Primary source | 99.co |
Live take-up — this project has launched
URA developer-sales data now covers this project, so the pre-launch estimate gives way to actual figures. Latest median $2,230 psf; 860 of 863 units sold to date (~100%). Around 869 units sold in the last 3 months.
Our pre-launch estimate vs actual: we projected an indicative band of $1,901–$2,226 psf (mid $2,100); the launch is transacting at a median $2,230 psf — our midpoint was ~6% low. We keep this scorecard public as launches print real prices — see every call we’ve made.
See how every launch is selling ›
How the price is built from cost
A developer’s launch price starts from what the site and the building actually cost — including the taxes that never appear on a brochure. Here is that build-up for this site, per square foot. (Construction is a spec-tier estimate; see the land-to-launch model for the sources and method.)
| Land (awarded bid) | $821 psf ppr |
| + Stamp duty on land 6% BSD + 5% non-remittable ABSD | +$90 |
| Construction mass-market spec, location-independent | $290 |
| + GST on construction 9%, non-recoverable on residential | +$26 |
| Break-even ÷ 0.95 saleable-area efficiency | $1,292 |
| + Soft costs & developer margin fees, marketing, finance, ~10–13% margin | +$323 |
| Cost-plus floor | $1,615 |
| Indicative launch this page’s estimate (resale + cost anchors) | $2,100 |
| Premium over cost-plus floor what the market pays above build cost | +30% |
Nearby resale — what the neighbours trade at
Median transacted $psf of the nearest comparable condos (URA, past ~5 years). Unit-level details are masked. This is the “or buy resale instead” benchmark the pricing band is measured against.
Compare this launch vs buying resale › Undervalued resale nearby ›
How OCR launches are selling
Across 46 currently-selling OCR projects (URA developer sales): a median of 99% of units sold to date, and 91% are past 80% sold. Typical first-month take-up in this region ran ~70%. A launch priced into a slow-absorbing cohort carries more exit risk.
Competing supply nearby
Within ~2 km: about 0 unsold units in launches already selling, plus 1,335 units across 2 other pipeline projects we track. More competing new supply caps how fast a launch can raise prices — and how easily you resell before TOP.
How is this worked out? — cohort, source
What makes a launch sell — the opening month decides ›
Money math — stress-test a price
Enter an indicative $psf and unit size to see stamp duties, the progressive-payment timeline and the resale price you’d need to break even. All figures estimates.
How is this worked out? — stamp duty, payment scheme, breakeven
Launch-readiness scorecard
Five evidence signals — leads, not a verdict. We don’t tell you to buy or not; we show what the data flags so you know what to verify at the showflat.
Planning a new-launch or resale purchase?
Speak with a licensed Crestbrick advisor about your budget, stamp duties, financing and whether a launch or a resale unit better fits your goals. This is a general advisory consultation — we are not selling you a unit in any specific project unless we are its appointed agency.
Request a consultation ›