Launch-day Review Snapshot
Using the updated balance and schematic diagrams, the two projects show very different post-launch profiles. Tengah Garden Residences looks close to fully absorbed, with just 10 remaining units across five stacks, while Vela Bay still shows a much broader stock pool of about 142 remaining units across both blocks. In simple terms, Tengah reads like a broad-based launch success; Vela Bay reads like a more selective, preference-led sell-through story.
| Development | What the charts show on launch day | The remaining stock still showing |
| Tengah Garden Residences | Near-clearout launch | 10 units across 5 stacks, all in 4-bedroom lines |
| Vela Bay | Selective absorption rather than a full sweep | About 142 units, concentrated in specific stacks and larger-ticket unit types |
What is especially telling is the shape of the residual stock. Tengah has no visible 1-, 2-, or 3-bedroom units left; the remaining inventory is entirely 4-bedroom stock. Vela Bay, by contrast, still carries meaningful stock in 3-bedroom premium, 4-bedroom, 4-bedroom private-lift, and 5-bedroom private-lift lines, even though a number of compact-premium stacks have already sold very well.
Tengah Garden Residences looks almost fully absorbed
Tengah Garden Residences has the cleaner launch-day story. The balance chart shows that every salable stack except 6, 45, 50, 51, and 53 is fully cleared, leaving just 10 units in the entire development. More importantly, every one of those 10 units is a 4-bedroom unit, which means the project has already absorbed all remaining visible 1-bedroom, 2-bedroom, 2-bedroom premium, 2-bedroom premium with study, 3-bedroom, and 3-bedroom premium stock.
| Stack | Block address on the chart | Remaining units still showing |
| 6 | 11 Tengah Garden Avenue | #14-06, #15-06 |
| 45 | 23 Tengah Garden Avenue | #13-45, #14-45, #15-45 |
| 50 | 25 Tengah Garden Avenue | #02-50 |
| 51 | 25 Tengah Garden Avenue | #02-51, #03-51 |
| 53 | 27 Tengah Garden Avenue | #09-53, #14-53 |
That is an unusually tight residual profile for a fresh launch. There is no evidence of a “problem cluster” in which an entire block or product line failed to move. Instead, the unsold homes are scattered across a few isolated 4-bedroom stacks, with some high-floor leftovers in stacks 6 and 45, a pair of units in stack 53, and a few low-floor units in stacks 50 and 51. This reads less like unmet demand and more like the final scraps left after buyers cleared almost the entire menu.
The site map reinforces that point. These remaining stacks are spread across the western and southern parts of the project rather than concentrated in a single central weak zone, while the rest of the development has been effectively swept clean. So the post-launch message from Tengah is not that a certain cluster struggled; it is that the project sold through broadly, leaving only a handful of larger-format homes behind.
Vela Bay shows a more selective market
Vela Bay’s launch-day picture is far more granular. The clearest fully sold conventional lines are Block 1 stacks 6, 7, and 8 and Block 3 stack 14. Several other stacks are close to being done—Block 1 stack 3, Block 3 stack 12, and Block 3 stack 18 are each down to a single unit, while Block 1 stack 9 has been reduced to low-floor stock only. That pattern indicates demand is real, but it is discriminating sharply by stack, unit type, and likely by view/value balance.
| Block 1 stack | Remaining spread | No. Remaining | Unit Type |
| 1 | Floors 02–07 and 09–30 | 28 | 3BR Premium A |
| 2 | Floors 21 and 23–30 | 9 | 3BR A |
| 3 | #05-03 only | 1 | 3BR Premium B |
| 4 | Floors 23–27 and 29–31 | 8 | 1BR + Study A |
| 5 | Floors 05–20 and 25–28 | 20 | 5BR Private Lift |
| 9 | Floors 01–07 | 7 | 4BR A |
Block 1 sold-out highlights: PH1 is sold, and stacks 6, 7, and 8 are sold out.
| Block 3 stack | Remaining spread | No. Remaining | Unit Type |
| 11 | Floor 31 penthouse | 1 | Penthouse |
| 10 | Floors 05–11, 14, 19, 21, and 23–29 | 16 | 4BR Private Lift |
| 12 | #01-12 only | 1 | 3BR C PES |
| 13 | Floors 01–05 | 5 | 3BR Premium C |
| 15 | Floors 01–06, 08–13, 16–19, and 21–31 | 27 | 4BR B |
| 16 | #03-16 and floors 22–30 | 10 | 2BR Premium B |
| 17 | #03-17, #04-17, and floors 24–29 | 8 | 2BR B |
| 18 | #01-18 only | 1 | 3BR B PES |
Block 3 sold-out highlights: stack 14 is sold out, and the regular stack 11 line is cleared, although PH2 spanning stacks 10–11 remains available.
The product mix tells the deeper story. By manual tally from the balance chart, the remaining stock is weighted toward larger-ticket family homes: about 34 standard 4-bedroom units, 16 four-bedroom private-lift units, 20 five-bedroom private-lift units, and 45 three-bedroom or three-bedroom-premium homes, versus just 8 one-bedroom-plus-study, 8 standard two-bedroom, and 10 two-bedroom-premium units. That is why Vela Bay does not read as weak demand overall; it reads as a launch in which buyers were much more aggressive on compact, efficient, and position-sensitive homes than on the biggest, quantum-heavy options.
An important detail is that the fully sold stacks at Vela Bay are mostly compact-premium lines rather than the largest homes. Block 1 stacks 6, 7, and 8 are 2-bedroom or 2-bedroom-premium stacks, and Block 3 stack 14 is a 2-bedroom-premium stack. The market is therefore signalling that it likes the project, but it likes the more digestible ticket sizes first.
What the sea-facing stacks are saying
On the site plan, the most outward-facing frontage runs along the Bayshore Walk/ECP edge, along with the exposed ends of each block. Based on this geometry, the strongest sea-facing candidates are along Block 1’s outer arc (stacks 3 to 9) and the more open perimeter of Block 3, particularly around stacks 10 to 12, as well as 14 and 15.
The demand signal is most evident in Block 1. Within this outward-facing cluster, stacks 6, 7, and 8 are fully sold, while stack 9 has been reduced to low-floor units (01–07). This indicates that buyers prioritised outward-facing stacks when paired with more accessible price points. In effect, higher-floor units with better exposure were absorbed first, leaving behind primarily lower-floor residual stock.
However, the sea-facing premium has clear limits. Stack 5 in Block 1—despite being part of the exposed perimeter—still retains 20 five-bedroom private-lift units. This underscores that while orientation and views enhance desirability, they are insufficient to fully offset the higher quantum associated with larger unit types.
A similar pattern emerges in Block 3. Stack 18, although not directly sea-facing, sits on a prominent exposed edge and has been almost entirely cleared, with just a single ground-floor PES unit remaining—suggesting strong buyer preference for that position. In contrast, even the sea-facing stacks have not fully cleared—stack 10 still holds 16 four-bedroom private-lift units, while stack 15 still holds 27 units.
The overall takeaway is consistent: outward-facing and sea-facing attributes do drive demand, but absorption velocity is ultimately governed by a three-way interplay between view quality, floor level, and price quantum.
Tengah Garden Residences nearly clears, while Vela Bay shows selective strength on premium stacks
Based on the 26 April updated balance unit charts, the two developments present sharply contrasting post-launch outcomes. Tengah Garden Residences is effectively near sell-out, with just 10 units remaining, whereas Vela Bay retains a substantially larger inventory of roughly 142 units across its two blocks. In essence, Tengah reflects a broad-based market acceptance, while Vela Bay demonstrates a more selective, stack-sensitive buying pattern.
At Tengah Garden Residences, the absorption rate is unequivocal. All saleable stacks appear fully cleared except for 6, 45, 50, 51, and 53, and the remaining 10 units are exclusively 4-bedroom configurations. There is no residual stock in the 1-bedroom, 2-bedroom, or 3-bedroom categories. This is characteristic of a launch that has already achieved mass-market traction, leaving only a small pool of higher-quantum family units to be taken up.
The remaining inventory is also highly dispersed: #14-06 and #15-06, #13-45 to #15-45, #02-50, #02-51 and #03-51, along with #09-53 and #14-53. This scattered distribution is significant—it indicates the absence of any underperforming cluster or locational weakness within the project. What remains is best interpreted as residual stock rather than evidence of demand resistance.
Vela Bay, by contrast, exhibits a more nuanced demand profile. There are clear pockets of strong take-up—Block 1 stacks 6, 7, and 8 are fully sold, Block 3 stack 14 is fully cleared, and stacks 3, 12, and 18 are each down to a single unit. However, this is not a uniform sell-through. The bulk of the remaining inventory is concentrated in Block 1 stacks 1, 2, 4, 5, and 9, as well as Block 3 PH2 and stacks 10, 13, 15, 16, 17, and 18. This indicates that while demand is present, it is highly discriminating across stack positioning, unit types, and pricing tiers.
The site plan further suggests that outward-facing and sea-facing exposure contribute to buyer preference—but not decisively. On Block 1’s more exposed frontage, the compact units have clearly led absorption, with stacks 6, 7, and 8 fully sold and stack 9 largely reduced to lower-floor units. In contrast, stack 5—despite being similarly positioned—still holds a significant number of 5-bedroom private-lift units. This reinforces a key takeaway: while premium orientation enhances desirability, it does not fully mitigate the impact of a higher price quantum.
In summary, the post-launch picture is clear. Tengah Garden Residences stands out as a decisive success, with near-total absorption and only a handful of larger units remaining. Vela Bay, while demonstrating healthy demand, reflects a more selective market response, where buyers gravitate toward specific stacks—particularly compact, well-positioned units—while higher-quantum inventory requires a longer absorption timeline. The market signal is therefore distinct: Tengah reflects broad conviction, whereas Vela Bay reflects targeted, preference-driven demand.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
