TS Group-TAP JV’s Commune @ Henderson debuts as Singapore’s first inter-generational co-living community for seniors and youth

Singapore’s first senior co-living concept is set to launch in mid-June at Commune @ Henderson, part of the city-state’s inaugural inter-generational co-living community.

Located at 98 Henderson Road, the project sits on the site of the former Henderson Primary School and is operated by TSTAP — a 70:30 joint venture between TS Group, known for dormitories and accommodation solutions, and co-living provider The Assembly Place (TAP).

The site spans 77,555 sq ft and comprises a four-storey block with 292 beds across 102 rooms. A separate single-storey building houses communal facilities, including dining areas, indoor and outdoor gyms, and an air-conditioned residents’ lounge. A landscaped courtyard sits between the two buildings, which have a combined gross floor area of 40,365 sq ft.

The landscaped courtyard that sits between the four-storey residents’ block and the single-storey communal facilities block (All photos by Albert Chua/EdgeProp Singapore)

TS Group and TAP secured the site through a price-quality tender by the Singapore Land Authority (SLA), which closed in August 2024. The joint venture submitted the top bid of $102,888 per month for a lease of up to seven years (initial four years, with an option to extend for an additional three).

Previously used as a student hostel by accommodation provider Yo:HA, the premises were originally home to Henderson Primary School, which opened in 1977 and closed in 2002. “We created the Commune as a testbed community where both the young and seniors can mix,” says Eugene Lim, CEO and founder of TAP.

Commune @ Henderson, Singapore’s first inter-generational co-living space on the site of the former Henderson Primary School 

Filling a gap in active ageing

Tome Oh, COO and co-founder of TS Group, sees Commune @ Henderson as a response to Singapore’s growing ageing population. Founded in 2009, TS Group today manages 70,000 beds across Singapore and Malaysia, primarily serving migrant workers and healthcare staff.

“We wish to further expand the inter-generational co-living concept with Commune,” says Oh. “It’s important to have an environment with a mix of different energies — both young and old. It shouldn’t be one-dimensional.”

Before arriving at the Commune concept, Oh considered building a retirement village in Singapore, but scrapped the idea due to high property prices. He also explored assisted living models but felt that the market remains underserved in catering to active seniors.

The main entrance and drop-off area, which is wheelchair-accessible  

When the Henderson Road site was launched for tender, Oh saw the opportunity to fill a gap in the market. He approached Lim of TAP, with whom he had previously collaborated on a contract with MOH Holdings (a subsidiary of the Ministry of Health) to design, retrofit, and operate three lodging facilities for foreign healthcare workers. All three are up and running and are also fully occupied. Commune @ Henderson marks the fourth collaboration between the two firms.

Refurbishment of the Henderson Road premises took 4.5 months, with an estimated investment of $5 million. “If we do this well, there will be more to come,” Oh says. “And if we execute [Commune] properly, it won’t be easy for others to replicate our model.”

TSTAP invested about $5 million in refurbishing the property into an inter-generational co-living space

‘Not a nursing home’

To support its active ageing framework, TSTAP has partnered with Crawfurd Silver Care — the geriatric arm of Crawfurd Hospital — to provide medical services. These include on-site care, emergency hospital support, and training for healthcare assistants and caregivers. A geriatrician from Mount Alvernia Hospital will also visit twice a week for consultations.

TS Group’s care subsidiary, Grow, will provide eldercare services at Commune. Seniors are housed on the first level, with 45 rooms. Of these, 26 are studios with single beds, and the remaining 19 are twin-sharing, bringing the total to 64 beds. All rooms are wheelchair-accessible and fitted with elder-friendly beds, sensors, and emergency call systems. En suite bathrooms have similar safety features.

Monthly packages for senior co-living range from $4,000 to $6,500, depending on services required. The basic $4,000 package includes accommodation and access to all communal facilities. Additional charges apply for meals and personal care services, such as assistance with activities of daily living (ADLs) like eating, dressing, and bathing.

One of the twin-sharing rooms for seniors on the first level

Since the soft opening this month, six seniors have moved in. TAP’s Lim expects 10 to 12 more by end-June. These residents include retirees, singles, and widowed individuals, some of whom require assistance with daily care.

In one case, a family registered their mother, recovering from surgery, as a resident, as her adult children were unable to care for her during working hours. “We have healthcare assistants who live onsite and are medically trained,” says Oh. “Families can rest assured that their loved ones will be cared for.” 

However, he emphasises that Commune @ Henderson is not a nursing home. 

The pantry area in each room on the first level, so residents have the flexibility to dine in their room if they do not wish to go to the communal dining area

To promote active ageing, TSTAP recently signed a memorandum of understanding (MOU) with a senior co-living operator in Yunnan, China, to launch a cross-border exchange programme.

“Residents can stay six months at Commune @ Henderson, and the next six months in Yunnan,” says Oh, who plans to expand the programme to other locations in China and Japan. “It’s like an active ageing exchange programme.”

The emergency call button is next to each bed for seniors on the first level

Youthful energy on the upper floors

While seniors reside on the first level, Levels 2 to 4 cater to residents aged 18 to 25, mostly tertiary students. All rooms are shared, with four occupants per room, and rent is about $980 monthly.

Lim anticipates that 100 beds will be booked soon, with 70% to 75% occupancy expected by end-July. He aims to reach 90% occupancy within three months.

Facilities appeal to all ages: the gyms are equipped with fitness trackers, while the basketball court will be converted into a multi-purpose court that is also suitable for games like badminton and pickleball. A barbecue area is also available for social events.

One of the rooms on levels 2 to 4, which caters to those aged between 18 and 25, with four to a room

Bridging generations through shared experiences

Lim recognises that inter-generational bonding will not happen automatically. “That’s why programmes are important,” he says. Among the first is Story Circle, where seniors share career and life experiences with younger residents.

“Whether single or married, most seniors want to remain active. We want to help them stay engaged and relevant,” says Lim.

One current resident is a retired banker, and Lim sees opportunities for meaningful exchanges. “If a student is studying finance, they could learn a lot from someone like him.”

The basketball court, which will soon be converted into a multi-purpose court to include badminton and pickleball

He also plans to launch a Christmas initiative, Adopt-a-Wish Christmas Tree, where Commune residents can help fulfil wishes of nursing home residents. “It’ll be meaningful for both young residents and active seniors,” says Lim. “It also reinforces that Commune is not a nursing home.”

Future events include cooking competitions, arts and crafts, and mahjong sessions pairing seniors with younger residents. “These will work better once everyone is more familiar with one another,” he says. “That’s why Story Circle is the ideal ice-breaker.”

One of the communal lounge areas

Growing need for inter-generational living

Singapore’s population is ageing rapidly. The proportion of citizens aged 65 and above rose to 19.9% in 2024, up from 12.4% a decade earlier.

The country is on track to become a “super-aged society” by 2026, when over 20% of its citizens will be aged 65 or older. By 2030, nearly one in four Singaporeans will be seniors, according to the Department of Statistics.

Communal dining area

In March, the SLA launched a tender for another inter-generational co-living site — a cluster of 20 black-and-white heritage bungalows at Admiralty Road in Sembawang. The 254,300 sq ft site could become the next chapter in this growing trend.

Given these trends, TS Group’s Oh is optimistic. “We believe inter-generational co-living is a growing market with strong long-term potential,” he says.