The site has a potential gross floor area (GFA) of 186,139 sqm, including a minimum of 40,000 sqm of office space, about 1,200 private residential units and 44,000 sqm of GFA for complementary uses such as retail, hotels, serviced apartments, sports and recreation facilities, community spaces, medical clinics and attractions.
The Town Hall Link site is about half the size of the 6.5ha Master Developer site launched in 2023, which was not awarded after the sole consortium’s $2.5 billion bid was deemed too low.
Analysts believe the Town Hall Link parcel is more manageable. Wong Siew Ying, head of research and content at PropNex, notes that the smaller scale “poses lower development risks and capital commitments”.
The more “palatable” site, coupled with the government’s decision to undertake part of the infrastructure works, will reduce construction costs and improve the site’s appeal, says ERA Singapore CEO Marcus Chu. This means that the current site will “unlikely meet the same fate as the previously-launched [mega] site”, he adds. The tender for the site will close at 12pm on Nov 17.
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Infrastructure works
To reduce development complexity and enhance the site’s attractiveness to developers, the government will undertake a larger share of the infrastructure and land preparation works for the area south of Jurong Town Hall Road, says URA.
These works include demolishing state properties, constructing a new road and sewer with utilities-specific ducts, expunging part of Science Centre Road and diverting existing utility services. URA notes that these were requirements previously imposed on developers for the 2023 6.5ha Master Developer site.
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In addition, the Land Transport Authority (LTA) will construct an underground pedestrian link connecting the Town Hall Link site to the upcoming Jurong Lake District MRT Station on the Cross Island Line (CRL), which is slated to open in 2032.
Justin Quek, deputy group CEO of Realion Group (OrangeTee & ETC), believes the government’s continued efforts to promote decentralisation through infrastructure investment across JLD will support the development’s long-term potential.
Growing catchment
URA says the Town Hall Link site will support the next phase of development in the new 120ha precinct in JLD, while supporting medium-term growth in demand for housing and office space.
Covering over 410ha, the JLD will be developed into the largest mixed-use business district outside the city centre to support decentralisation efforts. When fully developed, it is expected to provide more than 100,000 jobs and 20,000 homes, while serving nearly one million residents and over 3,000 companies in the western region, says URA.
The JLD is strategically located near Nanyang Technological University, the National University of Singapore, Jurong Innovation District and Tuas Port, giving businesses access to talent, research and development capabilities.
Meanwhile, towns, including Tengah New Town, will provide more than 42,000 new homes, notes URA. Once progressively completed over the next 10 to 15 years, it is expected to expand the catchment of residents and workers further, “supporting long-term demand” in JLD.
ERA’s Chu says the site’s location next to Jurong East MRT interchange gives the eventual developer the opportunity to build “an iconic mixed-use development that will be the landmark of Jurong Lake District”.
He notes that future residents will benefit from connectivity via the North-South, East-West and upcoming Jurong Region Line (JRL), as well as nearby amenities such as JEM, Westgate and IMM. “Both transport nodes will allow future residents to commute to all parts of the island easily,” Chu adds.
Upfront investment
URA says the government’s substantial upfront investment in infrastructure is a signal of its “strong commitment” to transform JLD into a major business and lifestyle destination.
The planned West Coast Extension (WCE) will extend the JRL from Pandan Gardens to connect with the CRL at West Coast by the late 2030s and the Circle Line at Kent Ridge by the early 2040s, reducing travel time between western Singapore and the city centre by up to 20 minutes, says URA.
Other major developments are progressing, including the new Science Centre fronting Jurong Lake and the Jurong Gateway Hub, an upcoming flagship mixed-use integrated transport hub next to Jurong East MRT Station, which is slated for completion in 2027.
Government agencies, including the LTA and the Ministry of Sustainability and the Environment (MSE), are studying plans to relocate their offices to JLD, joining agencies such as JTC, the Building and Construction Authority (BCA) and the Singapore Food Agency (SFA), further strengthening JLD’s employment base and office demand, adds URA.
Mark Yip, CEO of Huttons Asia, says the sizeable office component will create “thousands of employment opportunities and boost demand for residential homes in this area”.
With office supply expected to peak in 2028 before easing over the following three years, Yip notes that occupiers seeking Grade-A office space may increasingly look towards JLD.
Developers could form consortiums
On developers’ interest, Huttons’ Yip believes “developers are likely to form consortiums” to bid for the Town Hall Link site. “The huge quantum and office components may attract a couple of bids.”
PropNex’s Wong expects the tender to possibly “garner keen developer interest”. “We believe the plot is arguably more accessible to developers now, having been carved out from the original JLD Master Developer mega-site.”
The “limited supply of new condominiums in Jurong East, coupled with the transformative plans for JLD, could boost [developers’] participation in this tender”, adds ERA’s Chu.
Jurong East has seen three recent launches: The LakeGarden Residences (launched in August 2023), J’den (launched in November 2023) and Sora (launched in July 2024), adds Realion’s Quek. As a result, “there could be strong pent-up demand for future projects closer to the town centre”, he adds.
“On the 2H2026 GLS list, the only upcoming supply of new homes in Jurong East will come from a single EC site that is set to launch for tender in December 2026,” says Quek. On this front, Realion expects the white site to attract up to four bids at a land rate of $1,000 to $1,200 psf per plot ratio (ppr).
Huttons’ Yip expects the site’s value to fetch “as high as $2 billion”. However, he notes that the mandatory office component could result in “higher holding costs and risks to developers”. He adds that “some developers may lean towards Bayshore Drive [GLS site], an integrated transport hub; and New Upper Changi Road, a pure residential site”.
Photo: URA
