Understanding Jurong's transformation — what JLD means for property owners
The Jurong Lake District — centred around the existing Jurong East MRT interchange and the Chinese and Japanese Gardens — is slated to become Singapore's second CBD, housing 100,000 new jobs and 20,000 homes over the next two decades. This is the largest single urban transformation project in Singapore since Marina Bay.
The immediate implication for existing Jurong HDB owners is that the announcement has already put a floor under prices that simple proximity-to-CBD analysis would not justify. The Jurong Region Line — connecting Jurong East to Tengah, Boon Lay and Choa Chu Kang — will open in phases from 2027 onwards, adding a further connectivity layer to the west.
Jurong PSF — what the numbers say
Data is indicative based on recent URA/HDB transactions as at July 2026. Exact values vary by floor, facing, block age and renovation. Always verify with Alvin for unit-level analysis.
| Flat type | Typical range (S$) | Median PSF | Trend |
|---|---|---|---|
| 3-room | $290,000 – $420,000 | $450 – $570 | → Stable |
| 4-room | $430,000 – $590,000 | $460 – $580 | → Stable |
| 5-room | $520,000 – $680,000 | $450 – $560 | → Stable |
| Executive | $560,000 – $730,000 | $430 – $540 | → Good value |
| Development type | Area | PSF range | Tenure |
|---|---|---|---|
| EC resale | Bukit Batok / Tengah | $1,050 – $1,250 | 99-yr EC |
| Condo resale | D22 OCR | $1,100 – $1,550 | 99-yr |
| New launch (JLD adjacent) | Jurong Lake District | $1,800 – $2,400 | 99-yr |
| Freehold condo | Clementi / West Coast | $1,500 – $2,100 | Freehold |
PSF ranges are indicative based on market research and recent transactions as at July 2026. Note: HDB resale prices declined 0.3% in Q2 2026 (second consecutive quarterly decrease); OCR private condo prices were broadly flat (–0.2%). Individual unit prices may differ — verify with Alvin before making any purchase decision.
MRT access and connectivity in Jurong
Schools in and around Jurong
School proximity and MOE 1 km / 2 km priority phases are important to many buyers in this area. Always verify catchment zones directly at moe.gov.sg before making purchase decisions based on school access — zones are reviewed annually.
| School | Level | Area |
|---|---|---|
Rulang Primary School Jurong West Street 41 |
Primary | Jurong |
Yuhua Primary School Jurong West Street 91 |
Primary | Jurong |
Fuhua Primary School Jurong West Street 43 |
Primary | Jurong |
Lakeside Primary School Jurong West Avenue 1 |
Primary | Jurong |
Crest Secondary School Corporation Drive |
Secondary | Corporation |
Boon Lay Secondary School Boon Lay Way |
Secondary | Boon |
"Jurong is the longest patience trade in Singapore residential. The JLD story is real — the government is committing infrastructure on a scale that guarantees long-term value. But it's a 10–15 year horizon, not 3 years. Buyers who buy today near Jurong Lake get current-price optionality. For those who need 5-year liquidity, I'd be clearer about the near-term timeline before buying specifically for the JLD uplift."
Talk to Alvin about property in Jurong
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Alvin Bek · PropNex Realty Pte Ltd · CEA Reg. No. R058751Z · Estate Agency Licence No. L3008022J
Information is for general guidance only and does not constitute financial, legal or investment advice.