Over the last 10 years, the west side of Singapore has undergone a dramatic transformation: think of the rejuvenation of Jurong East, which has become one of Singapore’s major commercial districts, thanks to the presence of malls such as JEM and Westgate.
Turns out, this is just the beginning. Even bigger changes are afoot on the west side of Singapore, including the creation of a brand new residential neighbourhood, Tengah, and the completion of new MRT lines (e.g. Jurong Region Line, or JRL), serving the area and the development of what will be Singapore’s second Central Business District (CBD) (i.e. Jurong Lake District, or JLD).
In short, the west side of Singapore is set to become a major area for work, play and leisure. It will yield thousands of new homes, most notably for young couples purchasing BTO flats in the up-and-coming Tengah area. Let’s have a closer look at what these changes entail!
4 Upcoming Changes to the West Side of Singapore
| Upcoming changes to the west side of Singapore | When we can expect these changes |
| Jurong Lake District will be the biggest mixed-use business district beyond the city centre | 2035 |
| Development of Tengah and other smart and green infrastructure | 2026 onwards |
| Completion of the JRL and Cross Island Line (CRL) | 2032 |
| Jurong Innovation District will be a hub for advanced manufacturing | 2026 onwards |
1. Jurong Lake District, a Mixed-use Business District
On 22 June 2023, the Urban Redevelopment Authority (URA) released a 6.5-hectare (ha) JLD Master Developer site under the Confirmed List of H1 2023 GLS programme.
The JLD ‘white site’ comprises three plots which can be turned into mixed-use developments. According to the URA, it can potentially see “at least at least 146,000 sqm of office space, about 1,700 dwelling units and 73,000 sqm of gross floor area for complementary uses such as shops, restaurants, entertainment, hotel, community uses or more offices.”
Dr Tan Tee Khoon, Country Manager – Singapore, PropertyGuru said, “Coupled with the announcement of GLS reserve sites for H2 2023, the highest injection of land supply in the past decade, property seekers will be spoilt for choice with the prospect of finding their dream homes in locations that possess strong infrastructure and amenities to support their housing needs and lifestyle.”
When asked how the goal of developing JLD into Singapore’s biggest business district outside of the city can be achieved, Dr Lee Nai Jia, Head of Real Estate Intelligence, Data and Software Solutions, PropertyGuru Group said, “In order for successful decentralisation, the selected location must amass a critical density of office space to accommodate businesses integral to crafting a thriving ecosystem of living, learning, working, and playing.
Given the substantial size of the site, it’s essential for developers to envision future workplace trends within the area, capitalising on existing strengths of Jurong East.”
JLD will be located around Jurong East MRT station, with offices and retail shops to spring up to serve employees in the area. The government plans to develop a precinct totalling 120 ha, seamlessly connected to the MRT station.
From 2040 to 2050, JLD is expected to yield 100,000 new jobs and 20,000 new homes.
Want to live near JLD? Here are some condos in the area with units for sale on PropertyGuru:
- J Gateway
- Ivory Heights
- Westmere
- Lake Life
- Lakeville
2. Tengah, Singapore’s First Smart Energy Town
A new HDB town is currently under construction. Tengah will be located on the west side of Bukit Batok and will benefit greatly from the opening of the new JRL. Multiple Tengah BTO projects have already taken place.
Tengah will have several features that set it apart from older neighbouring HDB towns. First of all, town planning will be done from the start using intelligent technologies. For instance, there will be smart fans located in common areas. Using real-time information from sensors about temperature and humidity as well as data about human traffic, the fans will regulate their speed to optimise comfort and energy consumption.
Tengah will also be a green, sustainable town. Walking and cycling will be encouraged via infrastructure (e.g. dedicated walking and cycling paths separated from roads). The government also aims to turn Tengah into a nature-centric neighbourhood. For instance, the town will feature high-rise gardens and community gardens open to the public.
Sustainability will also be given a boost in Tengah. For instance, car parks in Tengah will be equipped with electric vehicle charging points and common areas will be equipped with smart lighting with motion sensors in order to save electricity.
Want to live near Tengah? Browse Tengah condos for sale on PropertyGuru:
- Le Quest
- Parc Oasis
- The Mayfair
2. Completion of JRL and CRL
The upcoming JRL will give connectivity in the west side of Singapore a real boost.
It will consist of 24 stations, opening from 2027 to 2029, going from Choa Chu Kang MRT station in the North to Jurong Pier MRT station in the South. The Easternmost MRT station will be Pandan Reservoir MRT station, while the westernmost will be Peng Kang Hill MRT station. Upcoming HDB town Tengah will benefit from multiple stations, including Tengah, Tengah Plantation, and Tengah Park MRT stations.
The JRL will link up with other lines on the MRT network at interchanges Choa Chu Kang, Boon Lay, and Jurong East MRT stations.
Residents in the west side of Singapore will also benefit from the Cross Island Line, which will run from Jurong Industrial Estate to Changi. Upcoming MRT stations in the west side of Singapore scheduled to open in 2032, include JLD, West Coast, Clementim and Maju.
Want to live near the future JRL or CRL? Here are some condos in the area with units for sale on PropertyGuru:
- The Rainforest
- Northvale
- Summerdale
- Parc Clematis
- The Trilinq
4. Jurong Innovation District, a Hub for Advanced Manufacturing
By 2026, the government plans to turn the Jurong Innovation District into a manufacturing hub focusing on key growth sectors, including smart logistics and advanced manufacturing.
Jurong Innovation District will span 600 ha, including Nanyang Technological University, and JTC’s CleanTech Park.
Jurong Innovation District is expected to yield more than 95,000 new jobs in industries such as urban mobility, urban solutions, and advanced manufacturing when it is fully developed. Already, it has become a base for thousands of jobs that have been relocated from other areas, including those from establishments like Surbana Jurong and Shimano.
Want to live near the Jurong Innovation District? Here are some condos in the area with units for sale on PropertyGuru:
- The Centris
- The Floravale
- Lake Grande
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