Jurong Lake District: Is It Ready to Become Singapore's Largest Mixed-Use Business Node Outside the CBD?

Not unlike the rest of pre-independence Singapore, Jurong was largely undeveloped, with swathes of mangrove swamps interspersed by a handful of farms and plantations making up its landscape. Or in other words, little at the time suggested that it would one day be earmarked for development as Singapore's largest mixed-use business node outside the city.

In the early 1960s, Jurong was officially designated as the nation’s first industrial estate, where manufacturing, shipbuilding and petrochemicals formed the backbone of early growth. 

However, as Singapore and its economy moved up the value chain, Jurong’s identity evolved once again. From the 1970s onwards, planning efforts for the area shifted towards higher-value industries, such as research and development, as well as more advanced manufacturing. 

Even further down the road, the 1991 Concept Plan set out a concrete vision for Jurong to be established as a regional centre in the West. This was subsequently followed by plans to create a business district in 2008, and an innovation district in 2016. Over the years, this roadmap has given rise to a range of dynamic business parks, shopping malls, as well as a variety of public and private residential projects. 

Jurong Lake District: Singapore’s Future Second CBD?

Revealed in the 2008 Master Plan and subsequently updated in 2017, Jurong Lake District (JLD) is envisioned to be Singapore’s secondary Central Business District (CBD). Spanning over 400 hectares, it covers Jurong Gateway, Jurong Lake Central, Jurong Lake Gardens and International Business Park precincts. 

This district is planned as the largest mixed-use business district outside of the city centre, bringing homes, retail, offices and leisure spaces by Jurong Lake Gardens. This is to support decentralisation and create a vibrant live-work-play environment for residents.

Development of JLD has progressed steadily over the years. The area around the Jurong East MRT station is already an established regional centre with about 185,000 sqm of office space and 2,000 homes. It is supported by a wide range of amenities, healthcare and institutional uses as well as nearby malls such as IMM, Westgate and Jem.

Jurong Lake Gardens was completed in 2024, with the reopening of the rejuvenated Chinese and Japanese Gardens, which brings more lush greenery into the district for residents, workers and visitors.

The Next Phase of Jurong’s Transformation

Looking ahead, JLD will be supported by stronger connectivity. At the heart of Jurong East, the Jurong East Integrated Transport Hub will be linked to the new bus interchange and the Jurong East MRT station. 

With the North-South Line, East-West line and the upcoming Jurong Region Line (JRL) converging at the Jurong East Integrated Transport hub, it will strengthen JLD’s connectivity to the Central Business District (CBD) as well as other regional nodes. The section of the JRL serving Jurong East MRT station is expected to open in 2028, while the transport hub is expected to be completed around 2027.

Beyond connectivity, the hub will also house a community club, Jurong Regional Library, a sports centre, offices and retail spaces, making JLD a more convenient location to work, exercise and learn.  

On top of that, the new Science Centre is set to open in 2027 which can be a fun, family-friendly activity where children can learn about science through the exhibitions and interactive activities.

More public and private residential initiatives will be introduced into JLD’s housing supply to support a larger resident population. Between 2040 and 2050, JLD is expected to generate 100,000 new jobs and create 20,000 new homes.

What upcoming projects will we see at the Jurong Lake District?

For JLD to become a true mixed-use district, well-curated public spaces and amenities are needed to serve businesses, local communities as well as the public. 

However, JLD’s development has not been without challenges. The earlier 6.8-hectare master-developer White Site launched in the 1H 2023 GLS tender was not awarded after URA deemed the bid price to be too low.

Following this, the government has decided to take a more phased approach. In the second half of 2026, URA launched the Town Hall Link White Site which was carved out of the larger site. The government also launched a GLS site at Jurong East Avenue 1 which is slated for executive condominiums. On the private residential side, Lucerne Grand and J’den will add to the housing supply around JLD. 

With no other GLS sites with residential units from the 1H 2026 and 2H 2026 Confirmed Lists in the West region, this could attract developer interest and catalyse the next phase of JLD’s development. 

J’den is a modern mixed-use development, consisting of 40 storeys with two levels of retail space. Launched in November 2023, the 368-unit J’den recorded a take-up of 88% at an average price of $2,451 psf, making it one of the best-selling new condominium launch in 2023. 

This could be attributed to pent-up demand, as it was the first private condominium to launch in Jurong for around a decade. Prior to that, J Gateway was launched in 2013. This project is expected to be completed in 2028. 

As the condominium is being developed on the former JCube site, it will connect to the Jurong East MRT station, as well as IMM, Jem and Westgate via the sheltered J-Walk network. This gives future residents easy access to a wide variety of shops and dining options.

Lucerne Grand consists of 570 units which is expected to launch in 3Q 2026. It has doorstep access to Lakeside MRT Station on the East-West Line, which offers future residents a direct transit route to the heart of JLD and the CBD. Jurong Lake Gardens is also just a stone’s throw away. Within a 5-minute walk, residents can enjoy various recreational and sporting activities like cycling and birdwatching.

Furthermore, there has been an absence of new private residential supply within 1km of the site. The last major launch in the vicinity was 710-unit Lake Grande in 2016, which obtained Temporary Occupation Permit (TOP) in 2019. This could indicate some pent-up demand from buyers waiting for a new condominium launch in JLD. The large HDB catchment nearby could also support demand, with HDB upgraders nearby looking to move into private housing while staying in a familiar neighbourhood. 

Government Land Sales sites in the Jurong Lake District: Where are they located? 

The Town Hall Link site was carved out as a smaller 3.7-hectare parcel from the larger unawarded site. It has been launched for tender, and has an estimated yield of 1,200 units. 

As a White site, it gives developers the flexibility to accommodate at least 40,000 sqm of office space, up to 1,200 condominium units and 44,000 sqm GFA of space for complementary uses such as retail, serviced apartments, hotels, sports, recreation and community spaces, medical clinics and attractions. This would help cater to growth in demand for housing and offices, as well as bring jobs and amenities closer to home. 

Being within walking distance of Jurong East MRT station and the upcoming Jurong Lake District MRT station (expected to be completed in 2032), the site will benefit from excellent transport connectivity. Furthermore, there will be an extensive network of multi-level pedestrian linkages, dedicated cycling paths and bus-only corridors, such that future residents will have easier access to transport nodes and amenities.

The second GLS site is an Executive Condominium (EC) plot along Jurong East Avenue 1,  which is slated to open for tender in December 2026. It is a 7-minute walk to the upcoming Toh Guan MRT station, which will be part of Phase 2 of the Jurong Region Line. When completed in mid-2028, it will provide convenient access to the heart of JLD, Jurong Innovation District and Nanyang Technological University. 

The future development on this site will be subject to the recent changes to EC rules. Under the revised EC rules, the Deferred Payment Scheme is removed. The Minimum Occupation Period has been increased from 5 to 10 years and a greater priority will be given to first-time buyers. This is expected to tilt the buyer profile towards genuine buyers who intend to live in their EC unit for a longer term.

What lies ahead for Jurong? 

Looking at the big picture, Jurong’s transformation from largely undeveloped land into Singapore’s future secondary CBD has been a gradual yet ambitious journey. While the district has evolved significantly, there are several key developments yet to be completed. 

For buyers, the appeal of living in or near JLD goes beyond today’s workplaces and amenities. It is also about being close to a district that is progressively taking shape under URA’s Draft Master Plan 2025, where future improvements could add to its vibrancy and liveability.