# New Jurong East Site Could Deliver 1,200 Homes Next To A Future 4-Line MRT Interchange — What It Means For Future Buyers - **Source:** Stacked Homes - **Published:** 2026-07-03T11:09:27.000Z - **Author:** Sihan Chia - **Original:** https://stackedhomes.com/town-hall-link-gls-tender-launched/ - **Topics:** Private Residential, Commercial & Industrial, New Launches ## Featured rationale Scarce new Jurong East condominium supply and future four-line MRT connectivity may attract developer interest and support buyer demand for the eventual mixed-use project. ## AI summary The 3.72 ha Town Hall Link white site could deliver 1,200 private homes, 430,400 sq ft of offices and 473,440 sq ft of complementary uses. ## Original article The tender for a mixed-use site in Jurong East, which had been on the Reserve List, has just been launched for sale under the Confirmed List of the 2H2026 Government Land Sale (GLS) programme. When the white site at Town Hall Link, within Jurong Lake District (JLD), was listed on the Reserve List, most market analysts expected the large site to draw bids of at least $1.8 billion. With a site area of 3.72 ha and a gross plot ratio of 5.0, the mixed use site could yield up to 1,200 private homes. It could also see 430,400 sq ft set aside for offices, and 473,440 sq ft for complementary uses including retail, serviced apartments, hotel, medical clinics, and recreational community spaces. This site was originally one of three plots that was offered as a combined 6.5ha Master Developer site at JLD, which launched for sale in June 2023. That tender attracted two bids from a joint venture entity comprising CapitaLand Development, City Developments Limited (CDL), Frasers Property, Mitsubishi Estate, and Mitsui Fudosan. However, the tender was not awarded, with the government citing the bid price of $640 psf per plot ratio (ppr) as ‘too low’. Now, the parcels of land have been carved up and tendered separately. The latest piece of land is next to the Jurong Town Hall national monument and a future park. There are also several malls in the vicinity, such as Westgate, JEM and IMM. The site is also close to Jurong East MRT Interchange, which currently connects the North-South and East-West Lines. But it will also be an interchange along the future Jurong Region Line, when that MRT line is operational in 2028. Moreover, the planned Jurong Lake District MRT station on the Cross Island Line is close to the Town Hall Link GLS site. That station is expected to be operational in 2032. If it is awarded, the new development would mark an important step towards shaping JLD into the largest mixed-use business node outside Singapore’s city centre. A crucial consideration for future homeowners in this area will be the proximity to schools, and the latest GLS site is within 2km of Fuhua Primary School, Yuhua Primary School, Commonwealth Secondary School, Crest Secondary School, and Jurong Secondary School. The Town Hall Link GLS site is within the Jurong Lake District, slated to be Singapore’s secondary CBD. (Map: URA) According to Marcus Chu, CEO of ERA Singapore, the limited supply of new condominium developments in the Jurong East area should spark interest in this tender. “The last GLS site in Jurong East was awarded back in May 2012, which has since been developed to J Gateway. The upcoming J’den was launched in November 2023, but this condominium was a redevelopment of JCube mall.,” he says. Based on lodged caveats, there are only 11 unsold units in the 368-unit J’den. Chu says that the limited supply of new condominiums in Jurong East, coupled with the transformative plans for Jurong Lake District, could boost developer participation in this tender. The next chapter for Jurong Lake District The Jurong Lake district has been hailed as the largest regional commercial and residential hub outside Singapore’s central region and Central Business District. It is also part of a broader decentralisation strategy by the government which has resulted in the development of other regional hubs like the Punggol Digital District and Paya Lebar Central. The JLD promises to inject 100,000 new jobs and 20,000 new homes between 2040 to 2050, which will significantly boost the existing resident population of 1 million in this part of Western Singapore. The new 120-hectare precinct with a mix of offices, housing and amenities in a car-lite and park setting will connect seamlessly to the existing commercial centre and MRT station via elevated pedestrian linkages and streets. We will also see another example of URA’s broad-planning approach at JLD, where flexi-use sites will be interspersed with business park uses. Developers will have the flexibility to create scalable campuses tailored to business needs, while companies can consolidate their activities and teams in one place. The District’s transformation includes the revitalised Jurong Lake Gardens, Jurong Gateway Hub and two new MRT lines. (Image: URA) Justin Quek, Deputy Group CEO of Realion (OrangeTee & ETC) Group notes that in recent years, this part of Jurong East has seen healthy office demand. Future office demand will likely be buoyed by the relocation of the existing container terminals into the Tuas mega port. “Companies looking to shift part of their non-core operations to the suburbs for greater cost efficiency may also drive office demand here, especially given the strong connectivity with four nearby MRT lines (in the future),” says Quek. He reckons that the Town Hall Link GLS site could attract two to four bids, with bid prices ranging from $1,100 – $1,200 psf ppr. What are the other developments taking place in JLD? There are several planned and ongoing development projects already taking place in JLD. This includes the new Science Centre, Jurong Region Line, Jurong Lake Gardens, the International Business District, the Tourism Hub, the redevelopment of JCube and Jurong Gateway Hub. In addition, a new integrated transport hub, which will also feature offices, community spaces and retail amenities, will be built next to Jurong East MRT interchange. The release of the Town Hall Link GLS site may appeal to developers, and future homeowners, who want to capitalise on the JLD’s long-term growth prospects. While it’s too early to tell whether home prices will increase as a result of the transformation, industry insiders are cautiously optimistic. The new Science Centre beside Jurong Lake is slated to open in late 2027 and will bridge Chinese Garden MRT station with the lake. (Image: Science Centre Board) Chu notes that J’den, the last new launch in the Jurong East area, saw an 88% take-up rate over its debut weekend in 2023. He says that the strong take-up rate reflected buyers’ interest in the project’s location, with direct connection to the Jurong East MRT interchange and surrounding shopping centres. “Mixed-use or integrated developments tend to be greatly demanded by buyers, who appreciate the convenience of living in such developments. Shops that meet all their daily needs and public transport hubs are a short walk away,” he says. The tender for the Town Hall Link GLS site will close on November 17. ## Chinese translation > Translation model: grok_cli ### 裕廊东新地块或可提供1,200个单位，毗邻未来四线地铁转乘站——对未来买家意味着什么 市区重建局已就裕廊湖区市政厅连路一处3.72公顷的白地地块展开招标，该地块此前列于政府售地计划储备名单。这一综合用途地块最多可建约1,200个住宅单位，市场预期起标价约18亿新元。 裕廊东一处综合用途地块的招标现已启动；该地块此前列于储备名单，现已纳入2026年下半年政府售地计划（GLS）确认名单公开出售。 当裕廊湖区（JLD）内市政厅连路（Town Hall Link）的白地地块列入储备名单时，多数市场分析师预计这块大地块的投标价至少将达18亿新元。 该地块面积为3.72公顷，总容积率为5.0，综合用途开发最多可建约1,200个私人住宅单位。此外，或可划出约430,400平方英尺作办公用途，以及约473,440平方英尺作配套用途，包括零售、服务式公寓、酒店、医疗诊所及康乐社区空间等。 该地块原为裕廊湖区三幅合并、总面积约6.5公顷的主开发商地块之一，于2023年6月推出招标。当时吸引了两份标书，来自由凯德发展（CapitaLand Development）、城市发展有限公司（CDL）、星狮地产（Frasers Property）、三菱地所（Mitsubishi Estate）与三井不动产（Mitsui Fudosan）组成的合资实体。 然而，政府未授标，理由是投标价每平方英尺容积率（psf ppr）640新元“过低”。 如今，相关地块已被拆分并分别招标。最新推出的地块毗邻国家纪念建筑裕廊市政厅及未来公园。周边亦有多座商场，如Westgate、JEM与IMM。 该地块亦靠近裕廊东地铁转乘站，该站目前连接南北线与东西线。未来裕廊区域线（Jurong Region Line）于2028年通车后，这里也将成为该线的转乘站。 此外，规划中的跨岛线（Cross Island Line）裕廊湖区地铁站也靠近市政厅连路政府售地地块。该站预计于2032年启用。若成功授标，这一新发展将是推动裕廊湖区成为新加坡市中心以外最大综合用途商业节点的重要一步。 对该地区未来业主而言，与学校的距离是关键考量之一；最新政府售地地块距离辅华小学（Fuhua Primary School）、裕华小学（Yuhua Primary School）、联邦中学（Commonwealth Secondary School）、思励中学（Crest Secondary School）及裕廊中学（Jurong Secondary School）均在2公里以内。 市政厅连路政府售地地块位于裕廊湖区内，该区定位为新加坡第二中央商务区。（地图：市区重建局） ERA Singapore首席执行官Marcus Chu表示，裕廊东地区新建共管公寓供应有限，应会激发市场对此次招标的兴趣。 “裕廊东上一幅政府售地地块于2012年5月授标，其后发展为J Gateway。即将推出的J’den于2023年11月开盘，但该共管公寓是JCube商场重建项目，”他说。 根据已登记的买卖交易文件（caveat），368个单位的J’den目前仅剩11个未售单位。Chu表示，裕廊东新建共管公寓供应有限，加上裕廊湖区的转型规划，或会提高发展商参与此次招标的积极性。 裕廊湖区的下一章 裕廊湖区被誉为新加坡中部地区及中央商务区以外最大的区域商业与住宅枢纽。它也是政府更广泛去中心化战略的一部分，该战略已推动榜鹅数码园区（Punggol Digital District）及巴耶利峇中心（Paya Lebar Central）等其他区域枢纽的发展。 裕廊湖区承诺在2040年至2050年间注入10万个新就业岗位及2万个新住宅单位，这将显著提升西区这一带现有约100万居民人口。 这一新的120公顷片区将以少车、公园式环境融合办公、住宅与配套设施，并通过高架人行连廊与街道，与现有商业中心及地铁站无缝衔接。 我们还将在裕廊湖区看到市区重建局另一项整体规划做法的例子：弹性用途地块将与商业园用途交错布局。发展商可灵活打造可扩展、贴合企业需求的园区，企业也可将业务与团队集中于一处。 该区转型包括焕新后的裕廊湖花园（Jurong Lake Gardens）、裕廊门户枢纽（Jurong Gateway Hub）以及两条新地铁线。（图片：市区重建局） Realion（OrangeTee & ETC）集团副集团首席执行官Justin Quek指出，近年来裕廊东这一带写字楼需求稳健。未来写字楼需求料将受益于现有货柜码头迁往大士巨型港口（Tuas mega port）。 “希望将部分非核心业务迁往郊区以提高成本效益的企业，也可能推高这里的写字楼需求，尤其考虑到未来将有四条附近地铁线带来的强大通达性，”Quek说。 他估计，市政厅连路政府售地地块或可吸引两至四份标书，投标价介乎每平方英尺容积率1,100至1,200新元。 裕廊湖区还有哪些其他发展项目？ 裕廊湖区已有多项规划中及在建项目，包括新科学中心、裕廊区域线、裕廊湖花园、国际商业区、旅游枢纽、JCube重建以及裕廊门户枢纽。 此外，一个新的综合交通枢纽也将建于裕廊东地铁转乘站旁，并设有办公、社区空间及零售配套。 市政厅连路政府售地地块的推出，或会吸引希望把握裕廊湖区长期增长前景的发展商与未来业主。虽言之过早，尚难判断转型是否会推高房价，但业内人士仍持谨慎乐观态度。 毗邻裕廊湖的新科学中心预计于2027年底开放，并将连接中国花园地铁站与湖畔。（图片：科学中心管理局） Chu指出，J’den作为裕廊东地区上一个新盘，在2023年开盘周末取得88%的认购率。他说，强劲认购反映买家对该项目地段的兴趣——可直达裕廊东地铁转乘站及周边购物中心。 “综合用途或综合发展项目往往深受买家欢迎，他们看重住在这类项目中的便利性。满足日常所需的商店与公共交通枢纽，都只需短途步行即可到达，”他说。 市政厅连路政府售地地块的招标将于11月17日截止。