Design Ideas for Upcoming BTOs in Garden Waterfront I & II @ Tengah

One of the biggest projects in the Tengah estate!

Situated right next to the future Hong Kah MRT station on the Jurong Region Line (JRL), Garden Waterfront I and II @ Tengah is one of the biggest projects in Tengah town, consisting of over 2,000 units across 18 blocks.

Garden Waterfront II was completed in June 2026, while Garden Waterfront I is slated for completion by end 2026. These projects are developed under HDB’s new Construction Transformation Project, and will feature beam- and column-free designs.

If you’re collecting your keys in a few months’ time, you should have already started planning and begun your search for an interior designer. But if you’re still looking around for ideas and inspiration, we got you — read on for design ideas from existing projects with similar floorplans:

Design ideas for a 2-room Flexi BTO flat in Garden Waterfront I and II @ Tengah

There are two layout variations for the 2-room flexi BTO flats at Garden Waterfront I and II @ Tengah, 39 sqm for the Type 1 layout and 49 sqm for the Type 2 layout. Notable differences include:

• An additional nook in Type 2, offering a flexible space for homeowners with different lifestyle needs
• A slightly narrower and elongated living room for Type 2
• A slightly longer household shelter for Type 2

Since the layouts are relatively similar, the design ideas below can be applied to either one with minimal adjustments.

Here are some ways you can design the space:

a) Go minimal with a Japanese-inspired open suite

This might not be everyone’s cup of tea, since there’s no traditional TV wall and sofa setup. But if you’re into the minimalist aesthetic and prefer to keep things clutter-free, this could be something you’d want to add to your renovation moodboard.

You can also incorporate space-saving built-ins or multi-functional furniture, such as pull-out counters or extendable tables, so that they can serve different functions.

The bedroom side of things can also be kept relatively simple. If you want more space when hosting, you can even opt for a Murphy bed to keep things neatly tucked away when not in use.

Also, peep the retractable ceiling that reveals a row of skylights and cove lighting in the bedroom!

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b) Keep things clean and segregated with a sliding partition

If you like the idea of an open suite but still want some sort of segregation between the living room and bedroom, a sliding partition door can be a good compromise.

Of course, opting for see-through glass doors allows maximum light to pass through and makes the space look bigger. But if privacy is the bigger priority, going for fluted or frosted partition doors would make more sense.

For the Type 2 layout, the additional nook can also be combined with the bedroom to create more wardrobe space. That is, if you don’t need the nook for a study or an extra bed.

And last but not least, a Murphy bed is always a good solution for smaller homes, since you can free up some space especially when hosting guests.

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Design ideas for a 3-room BTO flat in Garden Waterfront I and II @ Tengah

Noteworthy features of the 3-room floor plan include:

• Elongated entryway
• Kitchen running parallel to the household shelter

Here are some ways you can design it:

a) Build multi-functional carpentry where possible

The 3-room layout is squarish in nature, which makes it more efficient, but you’ll notice that the living and dining space is rather tight.

Going with a smaller couch could be a wise furniture decision to make prior to your renovation, but you can also maximise the space by building a dining banquette along the wall. Plus, have the bench pull double duty by incorporating storage underneath the seat.

There’s a structural wall between the entryway and the kitchen, but you can make it work by extending the kitchen counter out. You can even build a bench on the side facing the entryway for additional seating and also a convenient spot to wear/take off your shoes.

And if you’re a DINK couple that has no need for the common bedroom, you can consider combining rooms to create a master suite with a dedicated his-hers study and still plenty of space for a full-length wardrobe.

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b) Open up the spare room for a larger communal area

Another trend we’ve noticed in 3-room BTO renovations is to knock down the spare room to create a larger communal space. However, for Garden Waterfront I and II @ Tengah, there’s a section of structural wall between the living room and common bedroom, so you won’t be able to fully open up the space.

Going with a movable TV stand instead of a wall-mounted setup also gives you more flexibility in the living room in terms of where you want the TV to face (or even the option of stowing it away completely).

If you need a larger bedroom, you can also consider expanding the master bedroom into the original common bedroom space. This way, you get a larger and more open communal space, on top of a bigger master bedroom.

The additional space gained from extending the bedroom also makes room for a full-length wardrobe without compromising walking space.

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Design ideas for a 4-room BTO flat in Garden Waterfront I and II @ Tengah

The 4-room BTO layout at Garden Waterfront I and II @ Tengah was recently in the spotlight after a YouTube video criticising the size of the kitchen went viral.

From the floor plan, you can see that there is no dedicated service yard, and the video purports that there is no practical space for appliances and the washing machine has to occupy the same space as the wet kitchen.

In response, HDB said that open-concept kitchens have been the standard design for new BTO flats since 2018 as it meets the evolving needs of homeowners and offers greater flexibility in how they use their living spaces.

HDB also added that the beam-free design allows homeowners to allocate more space for a bigger kitchen, while others may use the space creatively to accommodate a larger dining or living area.

Here are some ways you can design the space:

a) Go for a semi-open kitchen

If you cook frequently and need a bigger kitchen space for your food prep, this kitchen setup might be worth a look.

The homeowners opted to have their fridge and tall unit outside with the dry kitchen, and to enclose their wet kitchen with a sliding glass door.

Although the washing machine and drying rack occupy the same space as the wet kitchen, it does not look overly cramped. But you may want to consider taking down the laundry before cooking, so the fumes don’t get on your freshly washed clothes.

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b) Reconfigure the layout for a DINK lifestyle

If your budget permits, reconfiguring the layout might be a worthy endeavour. Take a cue from this 4-room BTO at Toa Payoh, where the homeowners knocked down the spare common bedroom and turned it into their living room.

The original living room was turned into a cosy dining spot, large enough to fit a six-seater dining table. Instead, they opted for a smaller round dining table to maintain the open and spacious look.

Since the household shelter is tucked away beside the foyer rather than in the middle of the unit, there’s more flexibility to create a spacious open-concept kitchen.

Here, the homeowners have made the most of the layout by incorporating a bar counter that doubles as a secondary dining spot, along with a dry pantry area for their coffee machine.

And if you’ve always wanted a walk-in wardrobe and have no plans for the spare bedroom, combine the bedrooms to create a luxurious master suite.

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Design ideas for a 5-room BTO flat in Garden Waterfront I and II @ Tengah

a) Use the suggested study space for your dining area

While there are other ways to make use of the suggested study area, this configuration is common among 5-room BTO homeowners.

This frees up space near your kitchen, giving you more room to create a spacious open-concept layout with a bar counter and perhaps even a dedicated pantry area.

It also allows you to carve out distinct zones for different activities, rather than having your cooking, dining and living spaces overlap in one area.

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b) Integrate your dining table with the kitchen island

Going for an open-concept kitchen? Instead of having a standalone dining table, you can keep things seamless by integrating it with the kitchen island.

With the longer kitchen layout in this 5-room flat, there’s also room for a larger island-dining combination that can accommodate more guests, making it ideal for homeowners who enjoy hosting friends and family.

You can also install power points on the kitchen island for appliances or steamboat nights. One tip we’ve picked up from homeowners who’ve done this is to install the power point upside down, so the plug doesn’t get caught against the dining table.

This is a good alternative if you have other plans for your suggested study area.

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