Feb 2022 BTO Tengah Review: Green Living Close to the Upcoming JRL

·12-min read

The upcoming Feb 2022 Tengah BTO launch will see two projects released in the neighbourhood, which is what happened during the Nov 2021 Tengah BTO launch. From the map, we can see these two plots are located about three streets, or a 5- to 7-minute walk, apart.

We’re quite excited about the development of Tengah, set to be Singapore’s first 'Forest Town'. The new BTO estate, which will also have Singapore’s first 'car-free' town centre, will enjoy connectivity to new MRT stations on the upcoming Jurong Region Line, a bus interchange that’s in the works, and abundant walking and cycling paths.

Feb 2022 Tengah BTO Map

Tengah Feb 2022 HDB BTO Map (1)
Tengah Feb 2022 HDB BTO Map (1)

Location of Feb 2022 Tengah BTO flats, bounded by Garden Avenue (u/c) and Tengah Boulevard (u/c). Source: HDB

Tengah Feb 2022 HDB BTO Map (2)
Tengah Feb 2022 HDB BTO Map (2)

Location of Feb 2022 Tengah BTO flats, bounded by Tengah Drive (u/c) and Tengah Garden Walk (u/c). Source: HDB

Tengah is an up-and-coming neighbourhood so there are no resale flats in this HDB town. But you can check out previous Tengah launches or apply for a Sale of Balance (SBF) flat next May or November.

Related articles:

Tengah BTO Location (Feb 2022 HDB BTO launch)

Tengah BTO Location (Feb 2022)



Junction of Tengah Boulevard and Tengah Garden Avenue; junction of Tengah Drive and Tengah Garden Walk

Nearest MRT(s)

Tengah Plantation / Tengah (both on upcoming Jurong Region Line)

Nearest bus interchange

Bus interchange in Tengah

Nearest schools

Concord Primary School, Choa Chu Kang Primary School, Shuqun Primary, Corporation Primary, St Anthony’s Primary, Dazhong Primary, Princess Elizabeth Primary, Corporation Primary, Jurong Primary, Huiling Primary, Bukit Batok Secondary, Dunearn Secondary, Hua Yi Secondary, Jurongville Secondary, Fuhua Secondary, Yuhua Secondary, Dulwich College, Millennia Institute, Canadian International School

Other nearby amenities

Boon Lay Shopping Centre, West Mall, Keat Hong Shopping Centre, Jurong East Sports Centre, Bukit Batok Swimming Complex, Civil Service Club @ Bukit Batok, St Luke Hospital for The Elderly, Health and medical facilities (proposed), Community gardens, Community Club, Civic & Community Institutions (proposed), Sports & recreation centres (proposed), Polyclinic, Town Council (future), places of worship (proposed), new primary school (proposed), Forest Corridor (proposed), Forest Fringe park (proposed), Tengah Pond (proposed)

The first Tengah Feb 2022 BTO project is located at the junction of Tengah Boulevard and Tengah Garden Avenue. There are 710 units of 4-room and 5-room homes planned.

Meanwhile, the second Tengah Feb 2022 BTO project is at the junction of Tengah Drive and Tengah Garden Walk. This smaller Tengah project will offer 560 units of 2-room Flexi, 3-room, 4-room and 5-room flats.

Those with green fingers rejoice because there will be plenty of community gardens around for you to do your thing! You can also reap the benefits of being close to nature by taking a walk through one of the many green spaces or biking down the cycling paths.

The second Tengah Feb 2022 BTO project is closer to the upcoming bus interchange in Tengah. In terms of MRT connectivity, the second project is close to Tengah MRT station, within walking distance of Tengah Plantation MRT station on the east line and Hong Kah MRT station on the south line. This gives residents here better connectivity than the first project.

Plus, residents of the second Tengah Feb 2022 BTO project will be near the upcoming Town Council as well as Tengah Central and a neighbourhood centre that’s integrated with a polyclinic.

Seeing that there’ll be 2-room Flexi units available in the second Tengah Feb 2022 BTO project, we're guessing it is meant to cater to seniors. The more accessible location will definitely benefit less mobile elderly.

With the larger 4- and 5-room units on offer, we're guessing the first Tengah Feb 2022 BTO project is meant for larger families or even multi-generation living.

It will be right beside a proposed health and medical care facility. Just across the expressway is Jurongville Primary School, a proposed nursing home, and the redeveloped Jurong Polyclinic. However, do note the first Tengah Feb 2022 BTO project is close to the busy Pan-Island Expressway. Thankfully, there seems to be a green space separating the flats and road, so hopefully, that will function as a sound barrier.

Tengah BTO Price (Feb 2022 HDB BTO Launch)

Unit type

Tengah BTO Price (Feb 2022)

Tengah BTO Price (Nov 2021): Parc Clover @ Tengah and Parc Glen @ Tengah

Previous Tengah BTO Price (May 2021)

Previous Tengah BTO Price (Feb 2021)

2-Room Flexi


From $119,000

From $113,000

From $110,000



From $194,000


From $209,000



From $312,000

From $299,000

From $298,000



From $428,000

From $404,000


It’s likely that the February 2022 Tengah BTO flats will be one of the most affordable options during the next sales launch. We're guessing the second Tengah project will be priced slightly higher, due to its more central location within the Tengah estate.

There are no resale HDB flats in Tengah to benchmark prices against. The first BTO flats in Tengah should be ready by 2023, which means that the first batch of resale flats will start appearing around 2028.

Look out for price appreciation in the long-term, especially with the completion of key developments such as the Jurong Region Line (to be completed by 2029), as well as the up-and-coming second Central Business District in the West: Jurong Innovation District and Jurong Lake District (from 2040). Too bad about the Kuala Lumpur-Singapore High-Speed Rail though, but those land parcels will go towards even more existing developments in Jurong, which is great for Tengah residents-to-be!

Budgeting for Your Tengah Feb 2022 BTO Home Loan

The Tengah Feb 2022 BTO flats are likely to be among the most affordable. To help you budget for your potential new home, we've included price estimates of the Tengah Feb 2022 launch.

Feb 2022 Tengah BTO unit type


If you take an HDB loan (at 2.6% p.a.)

If you take a bank loan (at 1.6% p.a.)

2-room Flexi


$12,500 downpayment; estimated $510 monthly mortgage repayments

$31,250 downpayment; estimated $379 monthly mortgage repayments



$23,200 downpayment; estimated $947 monthly mortgage repayments

$58,000 downpayment; estimated $704 monthly mortgage repayments



$31,300 downpayment; estimated $1,278 monthly mortgage repayments

$78,250 downpayment; estimated $950 monthly mortgage repayments



$44,600 downpayment; estimated $1,821 monthly mortgage repayments

$111,500 downpayment; estimated $1,354 monthly mortgage repayments

Note: We've used the lowest starting price estimates, but depending on your chosen unit, the exact price may vary. Prices stated here excludes any CPF housing grants. For HDB loans, we've assumed an interest rate of 2.6% p.a., at 90% LTV. For bank loans, we've assumed an interest rate of 1.6% p.a., at 75% LTV. This will be updated in Feb 2022 when the actual prices are released.

Related article: Rising Interest Rates Ahead in 2022/2023: How This Affects Your Mortgage and How to be Prepared

In the above examples, we’ve gone on the basis of a 20-year loan. If you can afford to pay more per month, you can choose to shorten your loan tenure and pay off your loan faster.

Alternatively, you can calculate your mortgage repayment with our handy mortgage calculator tool. For personalised advice about home loans and financing, speak to one of our friendly Finance Home Loan Advisors. The best part? It's free!

Tengah BTO Amenities (Feb 2022 HDB BTO Launch)

Live in Peace and Quiet, Surrounded by Nature and Gardens

Tengah would be the ideal neighbourhood for nature lovers who prefer their living spaces to be peaceful, away from the frantic rush and crowds of the city. If you like living in the West or don’t mind a longer commute, these projects are great for you.

Avid gardeners will also appreciate living here as there’ll be plenty of lush community gardens to flex your green fingers. Proud plant parents can have both indoor plant pots on their HDB balcony and tend to vegetables in the community gardens in the estate.

Stay Active in this 'Car-free' Town with Parks, Nearby Sporting Facilities

What better way to enjoy all the verdant views in this new HDB town than going for a walk? Those who love to stretch their legs or cycle without the fear of traffic can do so on the dedicated walking and cycling paths. There’s also a large central park to take a stroll at.

The whole town will be surrounded by trees, with aptly named parks in the estate to explore, such as the proposed Forest Corridor and Forest Fringe.

For the first Tengah Feb 2022 project, there will be a health and medical care facility nearby, while the other project will be within walking distance of a proposed sports and recreation centre. Residents can also travel to the nearby HDB towns of Choa Chu Kang, Bukit Batok and Jurong for even more amenities such as Civil Service Club @ Bukit Batok, Bukit Batok Swimming Complex, and Jurong East Sports Centre.

Get Around Singapore with Ease, Once the JRL is Completed

Currently, Tengah remains inaccessible and out of the way. The first batch of Tengah residents will have to rely on existing bus links or MRT stations from nearby towns to get around. But that will change once the Jurong Region Line opens in stages from 2027 to 2029.

Comprising east, west and south segments, the 24km-long JRL comprises a total of 24 stations. There will be 62 driverless and fully-automated car trains plying the JRL, serving major nodes that include Jurong Industrial Estate, the Jurong Innovation District, Nanyang Technological University and more. The three interchange MRT stations will be Jurong East, Choa Chu Kang and Boon Lay.

Who knows, by the time the first BTO flats in Tengah fulfil their MOP in 2028, property prices might have increased sharply due to the new developments. Not to mention, Tengah will also have its very own bus interchange.

Shopping Malls Close By

In the initial years, Tengah residents-to-be will need to venture to neighbouring towns for their retail therapy needs. Big malls in surrounding towns include Westgate, Jem, JCube and IMM in Jurong; Jurong Point and Boon Lay Shopping Centre in Boon Lay; West Mall in Bukit Batok; and Lot One Shoppers’ Mall and Keat Hong Shopping Centre in Choa Chu Kang.

There’s likely to be at least one shopping mall planned in Tengah Central. Hopefully, more will spring up in due course.

Schools and More Schools

Tengah residents-to-be who are also parents or are planning to be in the family way have their pick of schools to send their little tots to. Here are some of the nearby primary schools:

  • Canadian International School

  • Choa Chu Kang Primary

  • Concord Primary

  • Corporation Primary

  • Dazhong Primary

  • Eden School (special education)

  • Huiling Primary

  • Jurong Primary

  • Princess Elizabeth Primary

  • Shuqun Primary

  • St Anthony’s Primary

As more Tengah gets more populated, more schools will be built, as well as childcare centres for working parents. In the future, Tengah may even become one of the best neighbourhoods in Singapore to raise children.

Conclusion: Are the Feb 2022 Tengah HDB BTO Flats Worth Balloting For?

The Tengah BTO launches in February 2022 will be ideal if you want to pay lower PSF for more living space, enjoy being one with nature and the outdoors, adore gardening and want to raise your kids with a deeper appreciation of planet Earth.

While Tengah still lacks many amenities and connectivity that mature estates have, its unique character, multiple green spaces, careful planning and larger flats make it a popular choice among the non-mature estates, especially for young couples.

If longer commute times and Tengah’s temporary inaccessibility are not issues for you (even better if you're already working in the West), this town could check all the boxes for your next dream (and green) home.

Pros of February 2022 Tengah BTO

  • Brimming with verdant spaces, close to nature, sustainable and green living

  • Will be connected via MRT stations and a bus interchange by 2029

  • A slew of amenities are planned, such as proposed health and medical care facilities, sports and recreation, neighbourhood centres, places of worship; even a primary school

  • Car-free with walking and cycling paths

  • A short drive or MRT/bus ride to major business and education nodes such as the Jurong Innovation District, Jurong Lake District, and NTU

Cons of February 2022 Tengah BTO

  • Quite a distance from the CBD and central Singapore (longer travelling time)

  • For the first batch of residents, connectivity via public transport will be poor and they will need to travel to neighbouring towns for most amenities

  • Primary schools mostly in neighbouring towns

Not sure if you should ballot for the Feb 2022 Tengah BTO flats? Read about the other BTO launches in February below:

More FAQs about BTO Flats in Singapore

Where Is the Tengah BTO?

Tengah, Singapore’s newest HDB town after 20 years and a former military restricted area, is located in the west of Singapore. Tengah is bounded by Jurong East and Jurong West to the south, Bukit Batok to the east and Choa Chu Kang to the north-east.

When Will Tengah BTO Be Ready?

The first HDB BTO flats in Tengah are slated for completion by 2023. The first BTO project to be launched in Tengah town was Plantation Grove in November 2018.

Is Tengah Air Base near Tengah BTO?

The expansion of Tengah Air Base was announced in July 2017, but this doesn’t affect the Tengah BTO town one bit. That’s because Tengah Air Base is located further north of the town, closer to the non-residential part of Singapore that’s used for military operations. Tengah Air Base is in fact closer to the main Tengah River than Tengah BTO town itself.

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This article was written by Mary Wu, who hopes to share what she's learnt from her home-buying and renovation journey with PropertyGuru readers. When she's not writing, she's usually baking up a storm or checking out a new cafe in town.

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