URA releases Reserve List GLS site carved from former Jurong Lake District master developer plot
The White site at Town Hall Link (shown in blue) can potentially yield about 2 million sq ft of GFA. (Image: EdgeProp LandLens)
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A Jurong Lake District (JLD) White site, on the Reserve List of the 1H2026 Government Land Sales (GLS) Programme, has been released for sale by URA. Developers can now submit applications for the 3.7ha site at Town Hall Link, which can be triggered for tender if a developer has indicated a minimum price the government deems acceptable.
The 99-year leasehold Town Hall Link White site can potentially yield around 2 million sq ft of gross floor area (GFA), including about 1,200 private residential units, 430,556 sq ft for offices and 473,612 sq ft for complementary uses such as retail, serviced apartments and recreational facilities.
URA says the site will also involve the implementation of district-level infrastructure comprising a cooling plant and a waste conveyance system central station.
The site was carved out of the former 6.5ha JLD master developer site that was previously launched for tender under the Confirmed List of the 1H2023 GLS Programme. Following the tender closing in March 2024, the master developer site received one bid from a consortium of developers comprising CapitaLand Group, CDL, Frasers Property, Mitsubishi Estate Co and Mitsui Fudosan Co.
The former Jurong Lake District master developer site (as shown on the map) spanned 6.5ha across three plots (Picture: URA)
The consortium submitted a bid of $640 psf per plot ratio for the site, implying a total price of about $2.5 billion. However, in September 2024, URA said it would not award the site as the tender price was deemed too low. The site was subsequently placed on the Reserve List.
In December last year, the Ministry of National Development announced that it would be splitting the JLD master developer site into three smaller parcels. The Town Hall Link site is the first of the three parcels to be released for sale.
In a March 16 release, URA says the site will catalyse the next phase of JLD’s development into becoming the largest mixed-use business node outside the city centre. At around half the GFA of the former master developer plot, URA adds that the site “entails lower development risk and allows developers to undertake the development with greater confidence”.
It notes that the plot presents a strategic opportunity for developers to partner the government in shaping JLD’s transformation. As part of the transformation, the government has invested in key infrastructure and development projects in the precinct that will be completed in the coming years, including the Jurong Region and Cross Island lines, the new Science Centre Singapore and Jurong Gateway Hub.
The Town Hall Link site aims to catalyse JLD’s development as the largest mixed-use business node outside the city centre (Picture: URA)
Given the smaller size of the Town Hall Link site, developers may find it more manageable from a capital commitment standpoint, observes Wong Siew Ying, head of research and contact at PropNex. However, she anticipates the land cost could still be “upwards of $1.8 billion”. She adds: “We expect developers who are keen on the plot to partner up in view of the significant financial outlay.”
That said, Wong believes it is unlikely for the site to be activated for sale in the near term. “We think developers could potentially be interested in the Town Hall Link plot, but they may not trigger it anytime soon — perhaps, opting to wait for greater clarity on the unfolding conflict in the Middle East and its implications for the global economy and market sentiment,” she remarks.
Marcus Chu, CEO of ERA Singapore, is more optimistic about developers’ interest, noting that the site’s prime location near transport hubs and amenities would appeal to buyers. The Town Hall Link site is within walking distance of the existing Jurong East MRT Station (East-West and North-South lines), which will be connected to the Jurong Region Line in the future. It is also close to the upcoming Jurong Lake District MRT Station on the Cross Island Line.
Chu also points out that the supply of new homes in Jurong East has dwindled to just 250 unsold units as of March 16, which could bolster demand for the future development at the site.
PropNex’s Wong concurs. “The brisk sales at J’den in November 2023 could point to what may be robust homebuyers’ demand in that area,” she says. The residential component at J’den, a 40-storey mixed-use development by CapitaLand Development, sold 88% of its 368 units on launch day. “We anticipate future homes in JLD may likely enjoy keen interest from buyers, including HDB upgraders and property investors,” she continues.
Located close to the Town Hall Link site, the 368-unit J’den saw 88% of its units sold on launch day in 2023 (Picture: Samuel Isaac Chua/EdgeProp Singapore)
Meanwhile, Mark Yip, CEO of Huttons Asia, views that the Town Hall Link site’s office component could potentially dampen developers’ interest. Noting that many office occupiers still prefer a central location over a decentralised one, he adds that concerns over the impact of the Middle East conflict on the Singapore and global economies could prompt occupiers to remain cautious.
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