- What are the Four Main Precincts in Jurong Lake District?
- What are JLDโs Key Development Timeline and Milestones?
- What Role does the Jurong Lake Gardens Play in JLD?
- What are the Major Commercial & Residential Projects Planned for JLD?
- What are the Redevelopment Plans for the Former Tang Dynasty City Site?
- What are the Transportation Infrastructure Expansion Plans for the Jurong Lake District?
- New Educational & Community Facility Developments
- What the New Singapore Science Centre will Offer?
- Planned Integrated Tourism and Entertainment Development
- Development of Jurong Innovation District (JID) - An Advanced Manufacturing Hub
- What are the Residential Developments in Jurong Lake District?
- What are the Recent Property Developments in Jurong Lake District & the West Region?
- Conclusion: A Property Investment Outlook
- Frequently Asked Questions (FAQs)
The Jurong Lake District (JLD), situated in Singapore's West Region, embodies an ambitious vision to establish a second central business district outside the city centre. This 410-hectare development project is rapidly being transformed into a comprehensive urban ecosystem that combines business, residential, and leisure opportunities.
Unsurprisingly, it has become one of the hottest property hotspots in Singapore, as witnessed by the strong demand for J'Den (former JCube) at its launch in November 2023.
Aligned with Singapore's Green Plan 2030, JLD aims to establish a new benchmark for sustainable urban living. The district, which serves one million residents of the West Region, is envisaged to be a model for environmentally-friendly and sustainable development.
The Urban Redevelopment Authority (URA) is leading its transformation, drawing up a comprehensive master plan that focuses on creating integrated commercial and residential developments alongside advanced recreational facilities and transport infrastructure.
Minister for National Development Chee Hong Tat said the western, together with the northern and eastern gateways, will continue to grow as important economic nodes, while the city centre remains as a vital destination for business, tourism and culture, anchoring Singaporeโs status as a global hub.
What are the Four Main Precincts in Jurong Lake District?
Jurong Lake District Map
The four main precincts in Jurong Lake District are Jurong Gateway, Lakeside East, Lakeside West, and the International Business Park.
Jurong Gateway: The Commercial Hub
Jurong Gateway functions as the established commercial node cantreed around Jurong East MRT station. This precinct features:
- Multiple shopping destinations, including JEM, Westgate, and IMM
- Mixed-use developments combining retail and residential components
- Strategic connectivity through MRT interchange facilities
- Established business and commercial infrastructure
Lakeside East: Future Mixed-Use Hub
The Lakeside East precinct represents a new mixed-use development area around the future Cross-Island Line station.
Key characteristics include:
- Car-lite urban planning approach
- Park-integrated residential and commercial spaces
- Sustainable transportation options
- Green building initiatives and environmental integration
Lakeside West: Recreation and Tourism Focus
This precinct caters more to leisure and recreational activities, featuring:
- Chinese Garden and Japanese Garden heritage sites
- Scenic lakeside environments with traditional pagodas and landscaping
- Tourist destination facilities and cultural attractions
- Community recreational spaces and wellness amenities
International Business Park: High-Tech Business Centre
Singapore's pioneering high-tech business park continues to attract:
- Multinational corporations and innovative startups
- Advanced office spaces and data centre facilities
- Research and development infrastructure
- Integration with shopping and transport facilities
What are JLDโs Key Development Timeline and Milestones?
Completed Projects
2024: Jurong Lake Gardens rejuvenation project completion, enhancing the Chinese Garden and Japanese Garden areas
Near-Term Developments (2025-2029)
- 2027: Jurong East Integrated Transport Hub expected to be completed
- 2027: New Singapore Science Centre opening
- 2028: Jurong East Station on the Jurong Region Line completion
- 2028: Completion of new Jurong Regional Library
- 2029: Full Jurong Region Line completion across three phases
Long-Term Developments (2030s)
- To be Confirmed:ย JLD Integrated Tourism Development construction
- 2032: Cross Island Line Phase 2 completion, providing additional connectivity options
What Role does the Jurong Lake Gardens Play in JLD?
The 90-hectare Jurong Lake Gardens serves as JLD's primary outdoor recreational hub. It offers a comprehensive park ecosystem that encompasses three distinct areas: Chinese Garden, Japanese Garden, and Lakeside Garden.
Recent enhancements include new floral and aquatic garden installations. Visitor pavilions and interactive galleries provide educational and cultural experiences. Community spaces and recreational facilities promote active lifestyles among residents and visitors.
These thoughtfully designed green spaces are designed to enhance the quality of living by contributing to a healthier, more balanced lifestyle, while supporting the district's sustainability objectives.
Key Features of the Jurong Lake Gardens
- Sustainability: Promotes sustainability through water management, biodiversity, the use of sustainable materials, and energy and waste reduction initiatives
- Outdoor Interactions: It provides spaces like the Forest Ramble playground to promote active lifestyles and community interaction
- Cultural & Educational Hub: The distinct garden areas offer opportunities for cultural appreciation and learning, supporting the JLD's vision as a vibrant urban centre
Twin Pagoda (Chinese Garden)
Therapeutic Garden (Lakeside Garden)
The Sunken Garden (Japanese Garden)
Forest Ramble (Lakeside Gaarden)
Sky Corridor
Jurong Canal Drive Extension
The Upcoming Commercial & Residential Development Plans for JLD
New Developments at Jurong East
The government has released 6.5 ha of land, which will be divided into three plots. The plan is for it toย be sold to one master developer, enabling it the flexibility to plan mixed-use developments, including offices, private residences, and community amenities.
Development Specifications and Timeline
- Minimum 146,000 square metres of office space
- Approximately 1,700 residential units
- 73,000 square metres for complementary uses (retail, dining, entertainment, hospitality, community spaces)
- District-level cooling systems for energy efficiency
- Pneumatic waste conveyancing systems
- Car-lite urban planning approach
- Green building standards and certifications
- Progressive completion over 10-15 years
Phase One Implementation
Initial construction will seek to deliver:
- 600 private residential units
- 70,000 square metres of office space
- Early childhood development centre
- Supermarket and food court facilities
Current Development Status
A consortium of five leading Asian developers submitted a joint bid on March 26, 2024. However, it was rejected by URA due to its unacceptably low bid. The make-up of the consortium includes:
- CapitaLand Development (25% stake)
- City Developments Limited (25% stake)
- Frasers Property (25% stake)
- Mitsubishi Estate Co., Ltd. (12.5% stake)
- Mitsui Fudosan (Asia) Pte Ltd (12.5% stake)
After the Urban Redevelopment Authority (URA) rejected the consortium's sole bid, the 6.5 ha of land has been placed on the Reserve List of the Government Land Sales (GLS) Programme.
This means that the site will not be tendered again immediately. Instead, a developer would have to submit a minimum acceptable price to the government to "trigger" its launch.
What are the Redevelopment Plans for the Former Tang Dynasty City Site?
Site of Former Tang Dynasty City Theme Park
The Urban Redevelopment Authority (URA) is set to redevelop the former 10-ha Tang Dynasty City theme park near Yuan Ching Road for residential, commercial developments, as well as public spaces.
This is part of the broader Jurong Lake District (JLD) transformation in creating a sustainable and vibrant community where residents can live, work, and play.
Plans for the 10-ha site, unused since the park's closure in 1999, include the following:
- Approximately 4.8-ha of the site will be designated for residential housing with a plot ratio of 4.6, potentially yielding 1,800 to 2,600 new homes
- The remaining 5.2ha is likely to be designated for retail, commercial, healthcare amenities and public spaces to support the increased residential population.
What are the Transportation Infrastructure Expansion Plans for the Jurong Lake District?
Existing MRT Connectivity
Current rail services include:
- Jurong East station (East-West and North-South Line interchange)
- Chinese Garden station (East-West Line)
- Lakeside station (East-West Line)
Upcoming Jurong East Integrated transport hub
Development of Integrated Transport Hub
The Jurong East integrated transport hub, a highly comprehensive public transportation infrastructure, will comprise the following:
- Expected completion in 2027
- Fully air-conditioned bus station with MRT integration
- 27-story main building connected to 8-story auxiliary structure
- Sky bridge connections to commercial developments
- Office spaces, retail areas, and public facilities
Future Rail Development
Additional stations will be added to the MRT network, significantly enhancing regional connectivity:
- Jurong Town Hall station (Jurong Regional Line, operational 2028)
- Jurong Lake District station (Jurong Regional and Cross Island Line interchange, operational 2032)
The Jurong Regional Line provides direct access to Nanyang Technological University, supporting the district's research and innovation ecosystem.
The Cross Island Line offers a direct connection to major hubs like Punggol and Changi, reducing travel times for residents and workers, while establishing the West Region as a dynamic economic centre.
New Educational & Community Facility Developments
New Jurong Regional Library
The library relocation from its current site to the Jurong East integrated transport hub by 2028 creates a comprehensive community cluster. This facility will offer:
- Community club services
- A sports centre
- Commercial amenities
The existing library site will be redeveloped for residential use with ground-level retail, supporting broader district diversification goals.
What the New Singapore Science Centre will Offer?
The new Science Centre, opening in 2027 near the Chinese Garden MRT station, will feature:
- Observatory and digital fabrication laboratory facilities
- Children's gallery with interactive outdoor water play areas
- Discovery trails through secondary forest environments
- Sensory trails in rooftop garden spaces
- Specialised laboratories and workshop facilities
The centre's design incorporates natural landscape elements from Jurong Lake Gardens. Five interlocking rectangular blocks with strategic lake views create an architecturally distinctive structure appearing to float above the parkland.
Sustainability remains central to the Science Centre's mission through:
- Green technology implementation
- Intelligent building management systems
- Educational programs on vertical farming and environmental practices
- Innovation spaces including specialised Eco-Lab facilities
New Singapore Science Centre
Singapore Science Centre Exhibition Gallery
Planned Integrated Tourism and Entertainment Development
Integrated Tourism Development
Singapore Tourism Board (STB) unveiled plans for a world-class integrated tourism development featuring:
- Technology-focused attractions and experiences
- Educational entertainment offerings
- Sustainability and wellness-themed activities
- Hotel, retail, food and beverage, and entertainment facilities
Located adjacent to the new Science Centre and Jurong Lake Gardens, this development strengthens Singapore's post-pandemic tourism recovery strategy.
However, STBโs request for proposals, launched from March 15 to October 18, 2022, failed to attract any offers. As a result, the plan has been put under further evaluation.
Development of Jurong Innovation District (JID) - An Advanced Manufacturing Hub
JID is a 600-ha advanced manufacturing hub and a core component in the development of Jurong Lake District. It seeks to create an integrated ecosystem that brings together research, production, and training. Its close proximity and collaboration with Nanyang Technological University provide a constant pipeline of talent and cutting-edge research, helping to fuel innovation.
JID is expected to create 95,000 new employment opportunities in:
- Advanced manufacturing technologies
- Urban solutions and smart city development
- Artificial intelligence research and application
- Smart logistics and supply chain innovation
JID features specialised infrastructure including:
- Co-working spaces for startups and entrepreneurs
- Innovation laboratories and research facilities
- Business parks supporting technology companies
- Collaborative environments fostering knowledge exchange
Jurong Innovation District
JLD, JID and NTU Map Location
What are the Residential Developments in Jurong Lake District?
En Bloc Redevelopment Activity
Recent successful en bloc transactions have demonstrated market confidence, although two other developments have been unsuccessful:
- Lakeside Apartments: Sold to Winville Investment (Wing Tai Holdings subsidiary), launched as Lakegarden Residences in July 2023
- Park View Mansions: Acquired by a joint venture of Chip Eng Seng Corporation, KSH Holdings, and SingHaiyi, launched as Sora in July 2024
- Lakepoint Condominium: Launched for an en bloc sale in 2022, but failed to secure a buyer
- Lakeside Towers: Attempted two en bloc sales, but also failed to attract any buyers
What are the Recent Property Developments in Jurong Lake District & the West Region?
Recent executive condominium launches in adjacent Tengah, next to the Jurong Lake District, demonstrated strong market demand:
- Copen Grand: Launched in October 2022, it was sold out within a month
- Novo Place: Launched in November 2024, it is fully sold.
- Otto Place: Launched in July 2025, it is 95% sold (as of 17 September 2025)
Additionally, at the government land tender for the Lakeside Drive site in June 2025, CDL submitted a top bid of $1,132 psf ppr. This is one of the highest for a residential GLS plot in the Outside Central Region (OCR) in recent years.
It is only surpassed by the $1,388 psf ppr achieved for the Bayshore Road site in March 2025 and the $1,250 psf ppr transacted for the GLS plot at Clementi Avenue 1 where the 501-unit Elta is being consgructed.
This attests to the allure of Jurong Lake District amid its rapid development into a live-work-play-study destination.
Historical Price Performance Analysis
Since the announcement of the Jurong Lake District development in April 2008, property values have shown significant appreciation. To illustrate, in the last 10-year period, average housing prices (psf) for the following segments have appreciated signifcantly (see chart below):
- Private condominiums: +49.53%
- Landed housing: +44.90%
- HDB flats: +53.55%
The above price performances attest to the positive outlook for Jurong Lake District, especially with more exciting and significant developments planned.
10-Year Averge Property Price Gains (Condos, Landed & HDB)
Conclusion: A Property Investment Outlook
Jurong Lake District is a major urban development that has strong potential for long-term investment growth. The district combines business, residential, recreational, and educational spaces to create a self-sufficient environment that supports various economic activities.
With the government investing in infrastructure and providing regulatory support, property values are likely to rise over time. The districtโs location as Singapore's second central business district (CBD) outside the main city centre addresses the need for decentralisation and meets the growing population in the West.
The district already has solid commercial infrastructure, and with more residential areas and new business developments planned, there are many opportunities for investors. The market is expected to keep growing, but itโs important to maintain realistic expectations regarding development timelines.
Jurong Lake Districtโs growth into a full urban centre shows Singaporeโs commitment to sustainable development and economic diversification. For property investors, this transformation offers both significant opportunities, but it also needs strategic planning aligned with long-term development cycles.
Frequently Asked Questions (FAQs)
1. What is Jurong Lake District and why is it important?
Jurong Lake District (JLD) is Singaporeโs largest regional development outside the city centre, planned as the nationโs second Central Business District (CBD). It combines offices, housing, leisure, and education to create a live-work-play hub.
2. What are the four main precincts in Jurong Lake District?
JLD consists of four distinct precincts:
- Jurong Gateway - the main commercial hub
- Lakeside East - a future mixed-use zone with car-lite planning
- Lakeside West - a leisure and tourism precinct
- International Business Park - Singaporeโs pioneering high-tech business park
3. What major projects are planned for Jurong Lake District by 2030?
Key projects include the Jurong East Integrated Transport Hub (2027), the new Science Centre (2027), the Jurong Region Line (2028 - 2029), and the Cross Island Line Phase 2 (2032).
4. Why is Jurong Lake Gardens important to the district?
Jurong Lake Gardens, spanning 90 hectares, serves as the central green heart of JLD. It promotes sustainability, biodiversity, water management, and provides cultural, educational, and recreational spaces for residents and visitors.
5. How many homes and jobs will Jurong Lake District create?
By 2040 - 2050, JLD is projected to generate around 100,000 new jobs and build 20,000 new homes, supporting Singaporeโs decentralisation and West Region growth strategy.
6. How will transport and connectivity improve in Jurong Lake District?
JLD will feature an Integrated Transport Hub, new MRT lines (Jurong Region and Cross Island Lines), and an 11-kilometre sky corridor for pedestrians, cyclists, and autonomous shuttles.
7. What redevelopment is planned for the former Tang Dynasty City site?
The 10-hectare former theme park site will be redeveloped into housing, retail, medical amenities, and public spaces, adding up to 2,600 new homes and community facilities.
8. Is Jurong Lake District a good property investment?
Yes. Property values in JLD have risen strongly since the development was announced in 2008. To illustrate, the 10-year average prices of condos, landed homes, and HDBs flats have appreciated 45โ55%. With new infrastructure, jobs, and strong demand, it remains a prime long-term investment hotspot.
