New Jurong East Site Could Deliver 1,200 Homes Next To A Future 4-Line MRT Interchange — What It Means For Future Buyers

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.