CapitaLand Development previews J’den at prices from $2,100 psf
By Cecilia Chow
/ EdgeProp Singapore |
Just eight months ago, J'den CapitaLand Development (CLD), the development arm of CapitaLand Group, announced it had received URA’s provisional permission to redevelop JCube mall into a 40-storey tower with commercial space on the first two storeys and 368 apartments on the uppermost 38 floors.
The new residential development, J’den, will preview on Oct 28, with sales bookings scheduled for a fortnight later, on Nov 11. Prices will start from $2,100 psf.
J’den marks the first new private residential project launch in Jurong Gateway in a decade, according to CLD. The development of J’den also complements the government’s plans to bring new homes, businesses, recreational facilities and amenities to Jurong Lake District (JLD) as it transforms into Singapore’s largest business district outside the central area.
As a signal of the government’s commitment towards transforming JLD, URA launched the tender for a 6.5ha white site in June 2023. It will be sold to a master developer.
As a signal of the government’s commitment towards transforming JLD, URA launched the tender for a 6.5ha white site in June 2023. It will be sold to a master developer.
In July, the Malaysian government was said to have revived plans for the high-speed railway and was seeking requests for proposals via a public-private partnership model. It comes more than two years after Malaysia and Singapore terminated plans to build the 350km high-speed railway to link the two countries. The Singapore terminus for the high-speed railway was supposed to be in Jurong East.
J’den will be directly connected to the Jurong East MRT Station and the neighbouring buildings, such as Westgate and IMM Building, via J-Walk, the covered elevated pedestrian network in Jurong Lake District (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Served by four MRT lines
J’den will be directly connected to the Jurong East MRT Station and the neighbouring buildings, such as Westgate and IMM Building, via J-Walk, the covered elevated pedestrian network in JLD. Jurong East MRT Station is an interchange station for the East-West and North-South Lines. By 2028, it will serve the Jurong Region Line. The targeted opening of the Cross Island Line Phase 2 in 2032 will see JLD served by four lines.
J’den will similarly be linked to the upcoming Jurong East Integrated Transport Hub, which includes an air-conditioned bus interchange, a public library, a community club, a sports centre and other commercial spaces. The integrated transport hub is scheduled for completion in 2027.
With J’den targeted for completion by 2028, future residents will enjoy public transport connectivity to the CBD, Changi Airport, Jurong Innovation District and Tuas Port.
“J’den offers a rare opportunity for those seeking to own their dream homes and take part in the future potential of JLD,” comments Tan Yew Chin, CEO of CLD (Singapore). “JLD is fast transforming into a vibrant business and leisure hub amidst a unique lake setting under the Government’s master plan.”
At 150m, the 40-storey J'den is the tallest residential tower in JLD (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Tallest residential tower in JLD
At 150m, the 40-storey J’den will be the tallest residential tower in JLD. It sits on a 99-year leasehold site of 83,648.5 sq ft. Inspired by the 90ha Jurong Lake Gardens nearby, Surbana Jurong designed the tower as “a vertical gallery”, says Ivy Koh, deputy COO of SJ Architecture, Surbana Jurong Consultants, the design and project architect for J’den.
Units are primarily north-south facing, with a view of either Jurong Lake Gardens or the city. They range from one- to four-bedroom types. One-bedroom apartments of 527 sq ft and one-bedroom-plus-study units of 624 sq ft comprise 37 units each. Two-bedders of 710 to 721 sq ft and two-bedroom-plus-study units of 818 to 850 sq ft comprise 74 units each.
Three bedders of 1,140 and 1,184 sq ft account for 73 units. Three-bedroom-plus-study premium units of 1,259 sq ft make up 36 units, and four-bedroom premium units of 1,485 sq ft comprise 37 units. Premium units will be served by private lifts and will be fitted with Miele kitchen appliances.
The one- and two-bedroom apartments will have Electrolux appliances. These smaller units come with an induction hob concealed underneath the kitchen countertop, made from engineered tiles imported from Spain.
On the 24th level of J’den is a sky terrace, where residents can enjoy 360-degree views of Jurong Lake Gardens and the Jurong Gateway commercial hub, according to SJ Architecture’s Koh. There are also alfresco pods for people to work in, recreational facilities, an alfresco dining corner and allotment gardens. The E-deck on level 3 provides “a full suite of exciting water recreational facilities”, Koh adds, including a 50m lap pool, jacuzzi pool and even a 100m long lazy river.
Bicycle parking is available on the first level, and 15% or 44 of the 294 carpark spaces in the basement level will have electric vehicle charging stations. Each apartment will be fitted with a ceiling fan, energy-efficient appliances and water-efficient fixtures.
J’den is set to obtain the Building and Construction Authority (BCA) Green Mark Platinum rating and three sustainability badges for Health and Wellbeing, Whole Life Carbon and Maintainability under the latest 2021 criteria.
The last residential project launch in Jurong Gateway was the 738-unit J Gateway in 2013 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Last new project launch a decade ago
The last residential project launch in Jurong Gateway was the 738-unit J Gateway by MCL Land. “Launched in mid-2013, J Gateway saw significant pent-up demand and was sold out in a single day,” relates Mark Yip, CEO of Hut- tons Asia.
Prices at J Gateway have increased since the end of last year, with more units changing hands at prices above $1,900 psf. In September 2023, a new high of $2,126 psf was set when one of the 484 sq ft units on the 34th floor (which was purchased for $1,774 psf, the previous high) changed hands for $1.03 million, based on caveats lodged.
In the intervening 10 years since J Gateway was launched, the neighbourhood of Jurong Gateway has developed, with new commercial buildings completed and both multinational and government agencies moving in. “JLD has also been attracting home buyers since the announcement that it was going to be Singapore’s second CBD,” says Ismail Gafoor, CEO of PropNex.
View from a high-floor unit at J'den (Photo: CapitaLand Development)
‘Only mixed-use development in Jurong East’
Given that J’den has just 368 residential units and there were no new launches in the vicinity of Jurong Gateway for the past decade, “we can expect the absorption rate to be high”, adds Gafoor.
In recent years, buyers have shown a strong preference for mixed-use developments given their convenience, notes Huttons’ Yip. “J’den, being a mixed-use development directly linked via J-Walk to the future multiple-line Jurong East MRT interchange station, will attract many buyers,” he says.
Eugene Lim, key executive officer of ERA Realty Network, expects J’den’s average launch price to be around $2,500 psf. “As the only mixed-use development in Jurong East, J’den is well positioned to capture future rental demand from expatriates, with the ongoing transformation of JLD expected to boost job opportunities in the region,” he says.
J’den at Jurong East and Hillock Green in Lentor Hills are some of the last few launches before the end of 2023, notes Lim. “Some buyers have waited for these upcoming project launches as they deliberate on their home purchase,” he observes. “However, amid the high interest rate environment and a soft- er economic outlook, some buyers are more cautious and may take more time to evaluate their options.”
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