Jurong Lake District Map
Meanwhile, the Urban Redevelopment Authority (URA) is leading the development of the Jurong Lake District, with a focus on building commercial and residential developments, as well as amenities and recreational facilities. The goal is to transform Jurong into a hub for business, innovation, and leisure.
The plans for Jurong Lake District have continued to evolve since its blueprint was first unveiled in the URA Master Plan 2008.
It is a 410-hectare development that consists of four main precincts:
- Jurong Gateway - the existing commercial node around Jurong East MRT station featuring commercial and residential developments, as well as a slew of shopping malls like JEM, Westgate and IMM.
- Lakeside East - a new mixed-use precinct around the future Cross-Island Line station with a car-lite and park-like setting.
- Lakeside West - a complementary leisure and recreational precinct featuring the Chinese Garden and Japanese Garden. The area offers a scenic lakeside environment with pagodas, ponds, and greenery, serving as an important recreational and tourist destination.
- International Business Park - Singapore's first high-tech business park, it is a magnet for multinationals and startups alike. It offers office space, data centres, and R&D facilities next to shopping malls and Jurong East MRT station.
Key Timelines for Jurong Lake District Development
Below are the timelines for some of the key developments of Jurong Lake District:
- 2024: Complete rejuvenation of Jurong Lake Gardens (Chinese Garden and Japanese Garden)
- 2027: Expected completion of Jurong East Integrated Transport Hub and new Science Centre
- 2028: Expected start for the development of JLD Integrated Tourism Development
- 2029: Expected completion of Jurong Region Line (JRL). JRL will be completed in three phases from 2027 to 2029, with the JRL Jurong East station estimated to be completed in 2028
- 2032: Expected completion of Cross Island Line (Phase 2)
Jurong Lake Gardens - A Key Feature of JLD
The Jurong Lake Gardens is a key feature of the Jurong Lake District and a top attraction for residents and nature lovers in Singapore.
Offering a wide range of landscapes and activities for visitors of all ages, the 90-ha park consists of the Chinese Garden, Japanese Garden, and Lakeside Garden. Each of these areas offers a unique experience, with different flora, fauna, and landscapes to discover.
The Chinese Garden and Japanese Garden have undergone rejuvenation works in 2019 and they have reopened in September 2024. This marks the complete development of Jurong Lake Gardens - Singapore's first national gardens in the heartlands.
With the rejuvenation, visitors can enjoy various amenities, including new floral and aquatic gardens, pavilions and galleries, as well as recreational and community spaces.
Chinese Garden - A popular destination that takes inspiration from the classical gardens of Suzhou, China. After the rejuvenation, it now features a stunning Water Wall Court, a Pagoda Plaza, and a Cascading Creek. Iconic landmarks like the Grand Arch and Twin Pagodas have been preserved but offer enhanced experiences. The garden also boasts a new Edible Garden, showcasing a variety of edible plants.
Japanese Garden - It features a new Bonsai Pavilion, a Japanese-style pavilion for viewing bonsai trees. It also boasts an iconic Japanese tea house, a Water Lily Garden and a Sunken Garden, a gorge-like landscape surrounded by lush vertical green walls lined with epiphytes.
Twin Pagoda at Chinese Garden
The Sunken Garden at Japanese Garden
Therapeutic Garden.
Children's Playground.
Sky Corridor
Jurong Canal Drive Extension
Upcoming Commercial & Residential Developments In Jurong Lake District
New Commercial and Residential Developments
To kickstart the next phase of development in Jurong Lake District, the government has released 6.5 ha of land that will be split into three plots. It is to be sold to one master developer who will have the flexibility to plan a mix of offices, private homes and other amenities.
Due to the magnitude of the project and in order to spread out the risk, five of Asia’s leading developers have come together to jointly submitted a bid to become the Jurong Lake District's master developer.
They are CapitaLand Development, City Developments Limited (CDL), Frasers Property, Mitsubishi Estate Co., Ltd. and Mitsui Fudosan (Asia) Pte Ltd. The strategic partnership brings together their combined expertise, with CapitaLand Development, CDL and Frasers Property holding a 25% stake each in the consortium, while Mitsubishi Estate and Mitsui Fudosan (Asia) hold a 12.5% stake each.
New Developments at Jurong East
The three plots will be linked to the existing commercial centre at Jurong East MRT interchange station and the future JLD station of the Cross Island Line.
The planning parameters include at least 146,000 sq m (1,571,531 sq ft) of office space, about 1,700 residential units and 73,000 sq m (785,765 sq ft) of gross floor area for complementary uses such as shops, restaurants, entertainment, hotel, community spaces. The project to create Singapore’s largest business district outside the city area, will be progressively completed over 10 to 15 years.
In the first phase, at least 600 private housing units, 70,000 sq m of office space, an early childhood development centre, a supermarket and a foodcourt will be built, according to URA.
They will be linked to the existing commercial centre at Jurong Gateway, the upcoming Jurong East integrated transport hub (currently under construction), and a new precinct located south of Jurong Town Hall Road bounded by Ayer Rajah Expressway (AYE).
The new precinct will be served by the future Jurong Lake District station (Cross Island Line) and Jurong Town Hall station (Jurong Regional Line). It will comprise mixed-use developments that include offices, retail businesses, residences, and green spaces.
The entire project will be linked by an elevated, ground level and underground pedestrian network. This will enable pedestrians to move around without the need to cross any traffic junctions, providing convenient access facilities, parks and public transport nodes such as the three MRT stations (Jurong East, Jurong Lake District, & Jurong Town Hall) within a 10-minute walk or cycle.
The proposed integrated development will be progressively completed over the next 10-15 years.
The first land plot, which sits on part of the land that was formerly occupied by the old Jurong Country Club south of Jurong Town Hall Road, is available for development immediately.
The second plot, where the existing bus interchange is, will be made available in 2028 or 2029.
The last plot, where the Jurong Region Line is being constructed, will be freed up from June 2026 onwards.
Appointment of a Single Master Developer
The reason for the Urban Redevelopment Authority (URA) to offer the entire project to a single master developer is to allow it to draw up a comprehensive plan for the white sites while having the flexibility to "experiment with new development concepts and building typologies".
The master developer is required to adopt district-level urban solutions such as a district cooling system and pneumatic waste conveyancing system. The URA said these systems will allow for a more efficient supply of chilled water and of waste disposal. This is in line with the plan to make the Jurong Lake District a model of sustainability that is also car-lite.
However, there is a setback in the development of JLD. The consortium comprising CapitaLand Development, City Developments Ltd, Frasers Property, Mitsubishi Estate and Mitsui Fudosan (Asia) had put in two bids with different concept proposals under the dual-envelope tender system that closed on 26 March 2024.
But their tendered price of S$6,888.90 per square metre (sq m) of gross floor area (GFA), which works out to around S$640 per square foot per plot ratio (psf ppr), was assessed to be too low by the URA.
As a result, the master developer site will be placed on the reserve list. This will allow interested developers to activate the launch of the site under the concept-and-price revenue tender approach, subject to a minimum price that is acceptable to the government.
Redevelopment of Former Tang Dynasty City Site
Site of Former Tang Dynasty City Theme Park
In addition, the Urban Redevelopment Authority (URA) is set to transform part of the former Tang Dynasty City theme park site near Yuan Ching Road into a residential area.
This site has remained unused since the park's closure in 1999. Approximately 4.8ha of the 10ha site will be designated for residential housing with a plot ratio of 4.6. This will potentially yield between 1,800 and 2,600 new homes (*subject to detailed planning).
The remaining 5.2ha is likely to be designated for retail, commercial, and public spaces to support the increased residential population.
[*Subject to detailed planning means the proposed development or land use change is still under planning and requires further evaluation and approval before it can proceed].
Hence, no information is available currently on the housing types - private or public or a combination of both.
This development is another key component of the Jurong Lake District's transformation into Singapore's second-largest business district and a property hotspot. By integrating residential housing, amenities and green spaces, it seeks to create a sustainable and vibrant community where residents can live, work, and play.
En bloc Redevelopments
Besides land being offered under the government land sale (GLS) programme for residential developments, new supply will also come from en bloc redevelopments.
In May 2022, Lakeside Apartments at Yuan Ching Road was sold to Winville Investment, a subsidiary of Singapore-listed Wing Tai Holdings. The developer has planned to turn the 12,465.4 sq m (134,177 sq ft) site into a 306-unit residential development with unobstructed views of Jurong Lake Gardens, which include the Chinese Garden and Japanese Garden.
The new development, known as Lakegarden Residences, was launched on 22 July 2023.
After Lakeside Apartments, Park View Mansions, also located at Yuan Ching Road, was sold en bloc in July 2022 to a joint venture of Chip Eng Seng Corporation, KSH Holdings and SingHaiyi. Located next to the Jurong Lake Gardens, they intend to redevelop the site into a condominium with up to 440 units known as Sora.
Meanwhile, Lakepoint Condominium, located about a 7-minute walk from the Lakeside MRT station, has attempted an en bloc sale. Currently, it is undergoing private treaty discussion.
The latest to join the en bloc fray in the area is Lakeside Towers. Located only about 220m from Lakegarden Residences (former Lakeside Apartments), it is expected to yield an estimated 395 apartments, if successful.
If you wish to receive updates on these developments, please WhatsApp Me.
New Integrated Transport Hub and MRT Stations
Currently, the district is served by three MRT stations – Jurong East (an interchange between the East-West and North-South Line), Chinese Garden (East-West Line), and Lakeside (East-West Line). In the not-too-distant future, the Jurong East station will be joined by the Jurong Regional Line.
New MRT Stations
As part of the development of the Jurong Lake District, more MRT stations will be built. These include the Jurong Town Hall (Jurong Regional Line) and Jurong Lake District (Cross Island Line) stations. They are expected to be operational by 2028 and 2032, respectively.
The Jurong Regional Line, when completed, will offer convenient access to the Nanyang Technological University (NTU), a research-intensive and one of the leading universities in the world.
Meanwhile, the construction of the Jurong East integrated transport hub (ITH) is already in progress. Completion is expected in 2027.
An integrated transport hub is a fully air-conditioned bus station that is connected to an MRT station and nearby commercial developments such as shopping malls. The Jurong East integrated transport hub will include a 27-story building connected by a sky bridge to an 8-story building. These two buildings will house offices, retail spaces and other public facilities.
New Jurong Regional Library
The Jurong Regional Library will be relocated from its current site to the Jurong East integrated transport hub 400m away.
Set to open in 2028, the relocation is part of the plan to create a cluster that will include a community club and sports centre to serve residents in the West region. This will complement the vibrant commercial node around Jurong East MRT station.
The site of the current Jurong Regional Library is set to be replaced by a residential development with shops at the first storey, according to the updated URA’s master plan. This is to inject more varied uses into the area as part of the broader effort to develop Jurong Lake District into the largest business district outside the city.
This will bring jobs closer to home and support Singapore's economic development.
Planned Integrated Tourism Development In Jurong Lake District
Integrated Tourism Development
Recently, the Singapore Tourism Board (STB) has unveiled plans to develop a new integrated tourism development in JLD. It is envisaged to be a world-class destination that offers a mix of attractions, a hotel, retail, F&B, and entertainment, with themes focused on technology, edutainment, sustainability, and wellness.
Located adjacent to the new Science Centre and the Jurong Lake Gardens, this iconic development will help to strengthen and enhance Singapore’s tourism experiences in the post-pandemic world.
New Singapore Science Centre
A new science centre in Singapore is set to open in 2027 in the Jurong Lake District. it will be located next to the Chinese Garden MRT station.
It aims to be a one-stop destination for visitors to access STEM education and experiences. To achieve this, a new observatory and digital fabrication lab will be built.
The design of the new Science Centre is inspired by the natural landscape and lake setting at Jurong Lake Gardens. The building will consist of five interlocking rectangular blocks with large windows that will offer strategic views of the lake.
It will also optimize the use of the surrounding landscape, creating a structure that looks to be floating above the parkland and lake.
The new centre will include several new features such as a children's gallery, which will have its own interactive outdoor waterplay area, discovery trails in a secondary forest, and a sensory trail at the roof garden. There will also be specialized labs and workshops, and an outdoor activity plaza.
The focus of the new Science Centre will be on sustainability. Hence, it will adopt green technologies and intelligent building management systems to reduce energy use, as well as educate visitors on sustainability practices such as vertical farming systems, through programmes and exhibitions.
There are also plans to strengthen existing collaborations and grow new partnerships with local companies, schools, institutes of higher learning, and the community to co-create STEM programmes, exhibitions, and relevant activities.
To support experimentation and entrepreneurship, the centre will provide spaces for innovation. These include specialised labs, such as the Eco-Lab where students can conduct experiments in a garden environment, and indoor spaces where visitors can experiment with the new Science Centre’s tools and technology.
New Singapore Science Centre
Singapore Science Centre Exhibition Gallery
Jurong Innovation District (JID) - An Advanced Manufacturing Hub
Map of JLD, JID, and Tuas Port
In addition to the above-mentioned plans, the government has also implemented several initiatives to promote the Jurong Lake District as a hub for business, high technology, and innovation. This includes the Jurong Innovation District (JID) announced in 2019.
The Jurong Innovation District (JID) covers a 600-ha area that includes the Nanyang Technological University, JTC's CleanTech Park, as well as the Bulim, Bahar and Tengah areas and they are expected to create more than 95,000 new jobs.
Bulim Square is expected to be completed end-2024, which is part of the Singapore's government plan to usher in a new wave of sustainability research and collaboration opportunities at JID.
Envisaged as a new growth engine for Singapore’s economy, the JID is designed to be a hub for innovation and collaboration. It will bring together researchers, academics, entrepreneurs, and industry partners to work on cutting-edge projects and develop new technologies.
The district is being developed with a focus on key sectors such as advanced manufacturing, urban solutions, artificial intelligence, and smart logistics. The aim is to create a supportive environment that fosters innovation and entrepreneurship and to attract and retain talent in Singapore.
The district is being built with a range of facilities and amenities, including state-of-the-art research and development workspaces, co-working areas, incubation, and acceleration programmes. The aim is to create a live-work-play environment that promotes collaboration and creativity.
Besides being a major employment hub, the JID is another key initiative by the Singapore government to create a more innovative and sustainable future.
Jurong Innovation District
Singapore Science Centre Exhibition Gallery
Jurong Innovation District
JLD, JID and NTU Map Location
Jurong Lake District - A Property Investment Outlook
With the government pouring significant resources into the development of Jurong Lake District, making it the largest business district outside the city, this will ultimately boost the value of properties.
However, many of these exciting developments are still ongoing or in their planning stage, which will provide astute property investors with a first-mover advantage. Hence, it is no surprise that Copen Grand, an executive condominium located at Tengah nearby, was fully sold a month after its launch in October 2022. This attests to the confidence that properties in the Jurong Lake District and its immediate surrounding areas will continue to enjoy significant growth potential.
After Copen Grand, the 360-unit Altura Executive Condo at Bukit Batok West was launched in August 2023, selling 61.1% of its total units at an average price of $1,433 psf.
Meanwhile, the Lakegarden Residences (former Lakeside Apartments at Yuan Ching Road) was launched in June 2023 and J'Den (former JCube) in November 2023. J'Den sold 323 out of 368 units at an average price of $2,451 psf, a new benchmark for the area. This translates to a take-up rate of 88%, making it the best-selling project of that year.
The next condo to be launched is expected to be Sora (former Park View Mansions). Also located at Yuan Ching Road, it is expected to be launched in the second half of 2024.
New housing developments will also be coming up around the Jurong East MRT Interchange which are expected to yield about 1,760 residential units, as announced by URA on 8 December 2022.
Those looking for more immediate property investment may consider the following two developments at one-north. They are located near the Buona Vista MRT station and three stops from Jurong East.
- Blossoms By The Park, a 265-unit mixed-use development
- The Hill @ One-North, a 142-unit mixed-use development
For more information and to be invited to their launch preview, please feel free to WhatsApp Me.
Jurong Lake District Property Price Trends
In the chart below, we will examine how property prices have performed since the government announced the development of the Jurong Lake District in April 2008. Three main property segments are highlighted:
- Private condominium
- Landed housing
- HDB flats
District 22 Property Price Trends
As can be seen, after former Minister of National Development (MND) Mah Bow Tan announced the development of the Jurong Lake District in April 2008, property prices shot up.
- Private condominiums: +119.48%
- Landed housing: +144.65%
- HDB flats: +88.49%
Property prices have continued to trend higher as the transformation gathers pace with developments such as the Jurong East Integrated Transport Hub and Jurong Innovation District (JID), to name a few.
Before the announcement of the development of the Jurong Lake District, property prices for all three segments were either stagnant or even declining.
From the above chart, it is also notable that the average prices of HDB flats have appreciated less than private properties. One of the reasons is that financing for HDB flats is based on the Mortgage Servicing Ratio (MSR), which is set at 30%. Whereas for private residential properties, it is based on the Total Debt Servicing Ratio (TDSR) at 55%.
In other words, financing for HDB flats is more stringent. This effort by the government is to keep public flats more affordable to the masses. But at the same time, it limits their investment potential. Unsurprisingly, this has prompted many HDB owners to switch to private properties after they have completed their 5-year Minimum Occupation Period (MOP).
Conclusion
The development of the Jurong Lake District offers a great opportunity for those looking to invest in the Western region of Singapore. With its focus on sustainability, innovation, and leisure, the development promises to be a vibrant and dynamic ecosystem to work, live, play, and study.
Moreover, its strategic location and excellent connectivity to the rest of Singapore offer great investment potential.
In conclusion, sound property investment involves many factors, which include seizing the growth opportunity under the URA Master Plan. If you wish to learn about our "7 Steps Framework to Identify Low-Risk High-Profit Potential Properties", please WhatsApp Me.
Jurong Lake District Frequently Asked Questions (FAQ)
Where is the Jurong Lake District located?
The Jurong Lake District (JLD) is a 410-hectare development project located in western Singapore, positioned to become the country's second central business district (CBD) outside the city centre.
The district aims to bring more quality jobs, amenities, and recreational options closer to homes in the West region, home to over 1 million residents.
Why Jurong Lake District can offer promising property investment?
The Jurong Lake District presents a promising property investment opportunity for several reasons. It is expected to create 100,000 new jobs and 20,000 new homes by 2040-2050, significantly boosting demand for housing and commercial real estate.
The district is well-connected via major expressways and three MRT lines, including the upcoming Jurong Region Line and Cross Island Line.
It is also located near major hubs like Nanyang Technological University, Jurong Innovation District, and the upcoming Tuas mega port.
What are the MRT lines serving the Jurong Lake District?
Currently, the Jurong Lake District is served by the East-West and North-South Lines. But in the future, two new lines will be added - Jurong Regional Line by 2028 and Cross Island Line by 2032.
What are some of the upcoming developments in Jurong Lake District?
Some of the upcoming developments in JLD include a new Science Centre, a regional library, a community club and a sports centre, as well as a major tourism development.
How does the Jurong Lake Gardens play a major role in the development of Jurong Lake District?
Jurong Lake Gardens plays a significant role in the Jurong Lake District (JLD) development by offering significant green and recreational spaces to complement the government's effort to turn it into the largest business district outside the city.
Besides providing residents, visitors, and workers with green spaces for leisure, recreation, and relaxation, it also contributes to the overall aesthetic appeal and environmental sustainability. This can potentially increase the value of nearby properties in the district.
Review of New Property Launches
Besides the above new property launches, you may wish to check out the following:
- Newport Residences (former Fuji Xerox Towers), a mixed-use development next to the Greater Southern Waterfront.
- Skywaters Residences (former AXA Tower), a mixed-use development opposite Tanjong Pagar MRT station.
- Marina View Residences, an upscale mixed-use development at Marina Bay.
- Hill House, a 999-year boutique development located off River Valley Road.
- Perfect Ten, a luxurious condo development located between Newton and Stevens MRT stations.
- Terra Hill, a hillside condo development 350m from Pasir Panjang MRT station.
- The Continuum, a freehold condo near Paya Lebar and Dakota MRT stations.
- Tembusu Grand, a condo development a short walk from Tanjong Katong MRT station.
- Grand Dunman, a condominium development beside the Dakota MRT station.
- The Reserve Residences, a mixed-use development in District 21 linked to Beauty World MRT station.
- The Arden, a 99-year condo near Phoenix LRT station.
- Sceneca Residence, a mixed-use development linked to the Tanah Merah MRT station.
- Botany At Dairy Farm, a 99-year condo development near Hillview MRT station.
- Lentor Hills Residences, a 99-year condominium near Lentor MRT station
Click on the link for more project information.
