Jurong's next mega site: 1,200 homes linked to four MRT lines

URA has put a 3.7ha mixed-use site at Town Hall Link in Jurong Lake District up for tender, with room for up to 1,200 private homes plus offices, retail and a possible hotel right beside the Jurong East interchange. It is the biggest test of developer appetite in the west since the district’s master developer tender fell through in 2024.

The Urban Redevelopment Authority (URA) launched the tender on 3 July 2026 under the Confirmed List of the second-half 2026 Government Land Sales (GLS) programme. The white site carries a total potential gross floor area (GFA) of 186,139 sqm: a minimum of 40,000 sqm of offices, up to 1,200 private homes, and 44,000 sqm for complementary uses such as shops, serviced apartments, a hotel, medical clinics and community spaces. The tender closes at 12 noon on 17 November 2026.

If offices stay at the 40,000 sqm minimum, homes can take just over half the floor area. Source: URA media release, 3 Jul 2026 (residential share implied).

“White site” means the developer gets unusual freedom to decide the final mix within those rules. Whoever wins will also build district-level infrastructure, including a district cooling plant, and the development will connect by multi-level pedestrian links to the Jurong East interchange on one side and the upcoming Cross Island Line station (CR19) on the other. The plot sits next to the Jurong Town Hall national monument and a future park.

Second time lucky for this land

This is not fresh land. The plot was carved out of the 6.5ha master developer site that URA launched in June 2023 to kickstart Jurong Lake District’s next phase. That tender drew a single consortium of five heavyweight developers (CapitaLand Development, CDL, Frasers Property, Mitsubishi Estate and Mitsui Fudosan), which submitted two concept proposals. In September 2024, URA declined to award the site: the shortlisted proposal’s price of $640 per square foot per plot ratio (psf ppr) was assessed to be too low.

URA has since split the land into smaller pieces. This site is about half the floor area of the original master plot, which URA says lowers development risk and lets developers commit with greater confidence.

The market seems to agree that the price bar has moved. Justin Quek, deputy group chief executive of Realion Group (OrangeTee & ETC), expects two to four bidders and land rates of $1,100 to $1,200 psf ppr, he told local media. Across the site’s roughly 2 million sq ft of floor area, that works out to a total bid in the region of $2.2 billion to $2.4 billion. The two tenders are not directly comparable, since the master developer had to plan and phase the entire 6.5ha over a decade or more. But the gap still says something about how far sentiment for well-connected suburban land has recovered.

Land-rate expectations have nearly doubled since the 2024 master-site bid was rejected. Rates from two different tenders are shown for context, not as like-for-like. Sources: URA; Realion Group forecast.

Why developers may show up

New private housing in Jurong East is genuinely scarce. Marcus Chu, chief executive of ERA Singapore, noted that the last GLS site here was awarded back in May 2012 (it became J Gateway), and that J’den, the 368-unit redevelopment of JCube launched in November 2023, sold 88% of its units on its debut weekend and has only about 11 units unsold based on caveats. Anyone wanting a new condo beside the interchange has had almost nothing to choose from.

The location itself needs little selling. Jurong East interchange already links the North-South and East-West lines, the Jurong Region Line arrives in stages from around mid-2028, and the Cross Island Line reaches the district by 2032, putting the site on four MRT lines. Around it sit Westgate, JEM and IMM, the revamped 90ha Jurong Lake Gardens, the future New Science Centre and the Jurong Gateway Hub transport-and-community complex. URA envisions Jurong Lake District as the largest mixed-use business node outside the city centre, and the area around the interchange already holds about 185,000 sqm of offices and 2,000 homes. For families, Fuhua Primary and Yuhua Primary are within 2km of the site, which matters for Primary 1 ballot priority.

What this means for you

• Waiting for a new launch in Jurong East: this is the pipeline finally moving, but it is not imminent. The tender only closes in November 2026, and even on a smooth path a sales launch would typically be another year or two after award, with the project built out in phases. Do not put a purchase on hold for it.
• Watching prices: if land really goes for $1,100 to $1,200 psf ppr, the eventual launch will be priced as a premium integrated project, well above what older Jurong East resale condos cost today. Resale in the area may look like relative value, and a strong land price here tends to support surrounding values rather than hurt them.
• Already own nearby (J Gateway, J’den, condos around the interchange): the district’s build-out brings jobs, retail and two new MRT lines to your doorstep over the next six years. That is broadly supportive of both rentability and long-term demand, though construction phases will be noisy neighbours.
• Upgraders planning school moves: a future project here would sit within 2km of Fuhua and Yuhua Primary. If P1 registration is part of your plan, keep the timeline realistic: homes on this site are years from keys.