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Nov 2020 BTO Tengah: Unit Analyses for Garden Court and Garden Terrace @ Tengah

Two Tengah BTOs were launched in the November 2020 sales exercise. Garden Court and Garden Terrace @ Tengah are both located within the Garden district, one of the five districts in Tengah new town. We take a look at the sites and see which unit you should go for if you balloted during the exercise and got a queue number.

General overview

Garden Court @ Tengah Garden Terrace @ Tengah
No. of blocks 5
Highest floor 7 to 15 storeys 7 to 16 storeys
Total units 790 789
Unit types 2-room Flexi, 3-, 4-, and 5-room
Estimated completion date 1Q2024

Overview of the Tengah site

Convenience
Both Garden Court and Garden Terrace are located within walking distance of Tengah Plantation MRT station, along the Jurong Region Line (JRL). The station is scheduled for completion in 2027, so it will be approximately another 3 to 4 years wait once both BTOs are completed.

There are also bus stops planned on all sides of the BTOs, along Tengah Garden Walk, Tengah Garden Avenue, Tengah Boulevard and Plantation Crescent.

Amenities
The nearest amenities are within the 4-storey neighbourhood centre (located opposite Tengah Plantation MRT) in Plantation Village, the BTO that was launched in Nov 2019. That BTO has an estimated completion date set for early 2023, so we can assume the neighbourhood centre will be ready by then.

Within Garden district itself, there will be a health and medical centre. Just outside the district, the Tengah pond and community park are planned along the existing PIE.

What to consider when choosing a unit at Garden Court and Garden Terrace?

1. Noise from MRT
Because the JRL is an elevated MRT line, you will likely be subjected to the noise from the MRT tracks if you choose a unit close by. It’s best to avoid these stacks:

Garden Court @ Tengah

219A: All stacks

Garden Terrace @ Tengah

225A: 606, 608, 610, 612, 614
225B: All stacks

2. Noise from high human activity zones
Some of the stacks are facing areas that will be particularly noisy because of high human traffic. These high human activity zones include the childcare centre, carpark, playground, fitness corners, pavilions and the multipurpose court. Avoid these stacks for peace and quiet:

Garden Court @ Tengah

219A: 50, 52, 54, 56, 58, 60, 62, 64, 66
220A: 72, 74, 88, 90, 92, 98, 100, 102
220B: 104, 106, 108, 110, 126, 128
221A: 130, 132, 156, 158, 160
221B: 162, 164, 166, 168, 170, 184, 186

Garden Terrace @ Tengah

222A: 540, 542, 544
224A: 546, 548, 560, 562, 564, 566, 568, 570
224B: 576, 578, 580, 582, 584, 586, 588, 590, 592, 594
225A: 604, 606, 628
225B: 634, 636, 638, 640, 648, 650

3. Noise and dust from traffic
Both BTOs are facing roads with bus stops. These roads are also leading into the neighbourhood centre, so traffic is expected to be higher. Units facing directly onto these roads will likely see quite a bit of traffic dust and noise. You will want to avoid these stacks if you don’t want to be subjected to them:

Garden Court @ Tengah

219A: 54
220A: 80, 82, 84, 86, 88, 90
221A: 134, 136, 138, 140, 142, 144, 146, 148
221B: 174, 176, 178, 180

Garden Terrace @ Tengah

224A: 554, 556, 558, 560
225A: 608, 610, 612, 614, 616, 618
225B: 630, 632, 660

4. Western sun
In Singapore, the west sun comes in two directions: north-west and south-west, depending on the time of the year. So avoid going for those units that are facing those directions. Go for these cooler stacks instead:

Garden Court @ Tengah

219A: 54, 60, 62, 68
220A: 92, 94, 96
220B: 104, 108, 128
221A: 150, 152, 154
221B: 162, 166, 186

Garden Terrace @ Tengah

224A: 546, 550, 570
224B: 572, 574, 602
225A: 604, 608, 628
225B: 630, 632, 660

5. For privacy
If privacy is a concern for you, go for a unit in these corner stacks that won’t have nosy neighbours peeking into your flat:

Garden Court @ Tengah

219A: 54, 64
220A: 76, 78, 96, 98
220B: 108, 110, 124, 126
221A: 134, 136, 154, 156
221B: 166, 168, 182, 184

Garden Terrace @ Tengah

222A: 532, 534, 542
224A: 550, 552, 568
224B: 574, 576, 590, 592
225A: 608, 610, 628
225B: 632, 634, 648, 650

Bonus tip: Most of the blocks at Garden Court and Garden Terrace are staggered. As such, some stacks not pointed out earlier may also be relatively private. The staggered blocks may also lead to certain stacks on higher floors to get relatively unblocked views too. Take a look at HDB’s 3D model of the BTOs to get a better understanding of your chosen unit.

 

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