The Jurong Lake District GLS land plot was first announced in Dec 2022, as part of the GLS Confirmed List.
The land plot is a white site, and occupies a massive 6.8 hectares (731,946 sqft), and can yield from 600 to up to 1,760 residential units.
It is the first significant land sale within the larger 360 hectare Jurong Lake District.
Note : This article refers to the Jurong Lake District GLS land plot, 3 parcels of land near Jurong MRT Station.
For the entire Jurong Lake District, refer here : Jurong Lake District
26 March 2024
The Urban Redevelopment Authority (URA) closed the tender for the Master Developer site at Jurong Lake District (JLD) today.
Two tender submissions were received.
ALLOWABLE DEVELOPMENT : WHITE SITE
SITE AREA* :
Plot 1: 37,232.8 m² Plot AS1: 1,449.4 m² (air space strata)
Plot 2: 16,284.2 m² Plot AS2: 470.6 m² (air space strata)
Plot 3: 11,261.9 m² Plot AS3: 4,319.7 m² (air space strata)
Plot AS4: 149.2 m² (air space strata)
Plot AS5: 149.2 m² (air space strata)
MAXIMUM PERMISSIBLE GFA : 365,000 m²
DATE OF LAUNCH : 22 JUNE 2023
DATE TENDER CLOSED : 26 MARCH 2024
LEASE PERIOD : 99 YEARS
| S/No. | NAME OF TENDERER |
|---|---|
| 1 | Starlight Vue Property Pte. Ltd., Starlight Horizon Property Pte. Ltd., Starlight Avenue Property Pte. Ltd. and Starlight Peak Property Pte. Ltd. # |
| 2 | Starlight Vue Property Pte. Ltd., Starlight Horizon Property Pte. Ltd., Starlight Avenue Property Pte. Ltd. and Starlight Peak Property Pte. Ltd. # |
* Subject to Cadastral Survey.
# This tenderer has submitted 2 separate tenders with different concept proposals, and each with the requisite tender documents.
Master Developer site to propel development of future business district in Jurong Lake District
The 6.5-hectare White site at Jurong Lake District (JLD) was launched for sale as a Master Developer site on 22 June 2023, to kickstart the next phase of development in JLD as Singapore’s largest business district outside the city centre. This Master Developer site would help cater to demand for office, private residential and complementary spaces1 in the medium term.
The site comprises three plots of land linking the existing commercial centre at Jurong East MRT interchange station to the future Jurong Lake District station of the Cross Island Line in the new precinct. The new mixed-use developments on the site are envisioned to be progressively developed over the next 10 to 15 years, and be well-integrated with public spaces and amenities to provide a distinctive and inclusive environment to serve the needs of communities, businesses as well as the general public.
26 March 2024
It comprises CapitaLand Development, City Developments, Frasers Property, Mitsubishi Estate and Mitsui Fudosan (Asia); analysts are not surprised there is no other contender, given risks of mega project, long timeline
A CONSORTIUM comprising CapitaLand Development, City Developments, Frasers Property, Mitsubishi Estate and Mitsui Fudosan (Asia) has submitted two bids, with different concept proposals, for the master-developer site in Jurong Lake District (JLD).
The first three parties are taking a 25 per cent stake each in the consortium, with the two Japanese companies holding a 12.5 per cent stake each.
There was no other contender for the site at a state tender that closed on Tuesday (Mar 26).
As part of the project’s first phase, minimum office and residential components have been stipulated.
Referring to the quintet consortium, Desmond Sim, chief executive officer of Edmund Tie & Co, said: “This is a site to bind them all. The consortium brings together some of the top developers in the region. Their participation in the tender will endorse the government’s push to drive Jurong as the next major business district after the CBD.”
Read More: Five-party consortium places 2 bids for Jurong Lake District site, The Business Times
22 JUN 2023
The Urban Redevelopment Authority (URA) has launched a Master Developer site at Jurong Lake District (JLD) for sale by public tender today under the Confirmed List of the first half 2023 (1H2023) Government Land Sales (GLS) Programme.
Jurong Lake District
As part of URA’s decentralisation strategy, JLD will be progressively developed into Singapore’s largest business district outside the city centre to cater to varied business needs. JLD is envisioned to be a model sustainability district with a goal to achieve net-zero emissions for new developments around 2045. It will have distinctive mixed-use developments with well-curated public spaces and amenities to serve the needs of the business and local communities as well as the general public.
Today, the area around the Jurong East MRT interchange station comprises office, retail and institutional uses. By 2028, a new Jurong Region Line station and an Integrated Transport Hub comprising offices, community spaces and retail amenities will be built next to Jurong East MRT interchange station. The Government will sustain the development momentum at JLD, through the release of sites for sale, with the supply carefully paced to take into account economic and market conditions. The commercial hub will be extended progressively and seamlessly southwards into a new 120-hectare precinct via elevated pedestrian linkages and lushly planted streets. With more flexibility in zoning, the expanded JLD allows companies to experiment with new development concepts and innovative ways to integrate live, work and play in a green and car-lite precinct.
Master Developer site to propel development of future business district
The Government is releasing the 6.5-hectare White site in the new precinct for sale to a Master Developer to kickstart the next phase of development in JLD, and to cater to demand for office, private residential and complementary spaces in the medium term.
| Item | Description |
|---|---|
| Location | Jurong Lake District |
| Site Area | Plot 1: 37,232.8 sqm Plot 2: 16,284.2 sqm Plot 3: 11,261.9 sqm (Main Land Parcel ) |
| Land Use Zoning | White |
| Maximum Gross Floor Area (GFA) | 365,000 sqm |
| Allowable Development | Mixed-use development with: a) At least 146,000 sqm of the maximum permissible GFA for office use b) A maximum GFA of 166,000 sqm for residential use The remaining GFA can be used for additional office, shop, restaurants, entertainment, hotel, sports & recreation, community and other complementary uses. |
| Strata Subdivision | Each strata lot for office use shall have a minimum GFA of 20,000 sqm. The whole of the Development, excluding any GFA for office, residential, hotels and serviced apartments, in each phase of the Development is to be comprised in a single strata lot. |
| Maximum Building Height | Low-Rise Zone (View Corridor): 23.0m SHD Low-Rise Zone (Wind Corridor): 6 storeys High-Rise Zone: Subject to technical height control of 140m – 160m SHD |
| Lease Period | 99 years |
This White site comprises three plots of land linking the existing commercial centre at Jurong East MRT interchange station to the new precinct and the future Jurong Lake District station of the Cross Island Line. With a potential yield of 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 shop, restaurants, entertainment, hotel, community uses or more offices, the proposed integrated development will be progressively completed over the next 10 to 15 years and provide the critical mass to propel the development of this future business district. The successful tenderer will be required to build at least 70,000 sqm GFA of office space and 600 private housing units as part of the first phase of the development, but will have flexibility to phase out the remaining supply according to market demand, via an option scheme drawn up by URA.
| Option Scheme | Option Period* (year) | Option Fee^ (%) |
|---|---|---|
| A | 5 | 10 |
| B | 6 | 11 |
| C | 7 | 12 |
| D | 8 | 13 |
*Commences from the date of acceptance of tender
^Based on percentage of land price of remaining GFA (i.e., total GFA of entire site less GFA in Phase 1)
The intention is for the Master Developer to comprehensively master plan the entire site to integrate the various uses, coordinate implementation of the development and adopt district-level urban solutions such as a district cooling system and district pneumatic waste conveyancing system. These systems allow for more efficient delivery of urban services, in the supply of chilled water and managing waste disposal at a district level and help in the realisation of larger sustainability objectives for JLD.
The Concept and Price Revenue Tender approach will be adopted to evaluate the tender submissions for the site to ensure that the selected concept proposal is aligned with the vision for the JLD. Tenderers are required to submit their concept proposals and tender prices separately. The concept proposals will first be evaluated against a set of criteria specified in the tender.
The intention is to shortlist concept proposals that feature a distinctive, highly sustainable mixed-use development with well-designed people-friendly public spaces and amenities to serve the needs of the business and local communities. Only compelling concept proposals will be shortlisted to proceed to the second stage of evaluation, which will be based on price only
The tender for the JLD Master Developer site will close at 12 noon on 26 March 2024.
| Quality of Master Plan and Design Concept – Weightage at 40 Percent The proposal will be evaluated based on the quality of the overall development concept, master plan and phasing plan as well as site layout, building form, massing and design. It shall feature a distinctive and attractive mixed-use development that is people-centric with well-curated public spaces and amenities, that will serve the needs of the local community and the general public as well as support a vibrant business cluster. The quality of the proposed architecture and landscaping plan as well as strategy to help realise a car-lite environment that promotes walking, cycling and the use of more sustainable transport modes will also be considered. |
| Quality of Public Realm – Weightage at 20 Percent The proposal will be evaluated based on the quality of the public realm, including the design of the streetscape, integration of a pedestrian-friendly network system as well as attractiveness and inclusiveness of public spaces, such as having accessible courtyards and open plazas where people can mingle in comfortably. |
| Sustainability – Weightage at 20 Percent The proposal will be evaluated based on how the proposed developments can achieve energy efficiency improvements beyond BCA’s Green Mark 2021 Platinum Super Low Energy (SLE) standard, with an aim to achieving BCA’s Green Mark 2021 Zero Energy Building (ZEB) certification. |
| Track Record – Weightage at 20 Percent The track record of the tenderer/developer and design teams will be assessed based on their relevant experience and performance in developing and managing sustainable mixed-use developments of similar scale, both locally and overseas |
Within the Jurong area, extending westwards till Yuan Ching Road, there are a number of upcoming developments :
On the 8 Dec 2022, the Government announced the Government Land Sales (GLS) Programme for the first half of 2023 (1H2023), which comprises seven Confirmed List sites and nine Reserve List sites. These sites can yield about 7,715 private residential units, 199,750 sqm gross floor area (GFA) of commercial space and 530 hotel rooms.
(See : Release of first half of 2023 Government Land Sales (GLS) Programme , 8 Dec 2022)
Amongst these land parcels announced were 2 white sites on the Confirmed List : Marina Gardens Crescent GLS & Jurong Lake District GLS.
The Jurong Lake District GLS land plot occupies a massive 6.8 hectares (731,946 sqft), and can yield from 600 to up to 1,760 residential units.
More details on the Developer Tender is set to be released in June 2023.
Do note that although this land plot has been named "Jurong Lake District", the entirety of Jurong Lake District as planned under URA from as far back as 2008 comprises of International Business Park, Jurong Gateway, Lakeside East and Lakeside West, in a 360 hectare land area.
(Read more : Jurong Lake District the Second CBD)
The total area of land being put up for Government Land Sales spans across 3 land plots, at a total of 6.8 hectares, or 731,946 sqft.
The 3 land plots include an elongated piece of land to the East of Jurong Gateway Road beside Jurong East MRT, a second land plot to the South of JCube, bounded by Jurong East Central 1 and Jurong Town Hall Road, and a third land plot to the South of Jurong Town Hall Road, beside Genting Hotel Jurong.
Further images showing the location of the Jurong Lake District GLS Land plot - across 3 separate land plots.
As far back as 2008, the Singapore Government unveiled a blueprint to turn Jurong Lake District - a massive 360ha area comprising Jurong Lake and the area around Jurong East MRT station, where the Jurong Country Club was - into a lakeside destination for business and leisure over the succeeding 10 to 15 years.
Almost a decade later in 2017, the Urban Redevelopment Authority launched a draft masterplan, ambitious in its promises to elevate the district to a second CBD, as well as a sought-after living destination.
(See : The story of Jurong Lake District: From the boondocks to boom town - and beyond Dec 2017)
Map of Jurong Lake District in 2017
The full extent of the Jurong Lake District was massive: including International Business Park, Jurong Gateway, Lakeside East and Lakeside West.
A map showing the full extent of the massive Jurong Lake District
The initial plan of Jurong Lake District unveiled in 2017 included the High Speed Rail.
In 2013, Singapore and Malaysia had agreed to build a 350km High Speed Rail (HSR) line between Kuala Lumpur and Singapore, which would have cut travelling time to 90 minutes compared to over four hours by car.
(See : Timeline of events for terminated KL-Singapore HSR project Jan 2021)
These were the key milestones marking the starts and stops in the project:
The Singapore end of the Singapore-Kuala Lumpur high-speed rail (HSR) was set to be located at the Jurong Country Club site.
The Singapore Land Authority (SLA) has gazetted the acquisition of the 67ha plot and the land was handed over by November 2016.
With the terminus expected to occupy only about 12 ha - or around 18 per cent - of the total area, the remaining land was projected to be transformed into a mixed-use development comprising offices, hotels, retail and residences.
(See : Singapore high-speed rail terminus will be at current Jurong Country Club site , May 2015)
On 24 Nov 2022, Anwar Ibrahim was sworn in as Malaysia's tenth Prime Minister, taking over from Ismail Sabri Yaakob who served for one year and 51 days.
In a statement in January 2021, Anwar called the cancellation of the HSR project a mistake “both from a current economic standpoint and in terms of future benefits”, pointing out the economic opportunities it could have opened up, in drawing tourists, businesses and foreign direct investment.
It remains to be seen if the HSR project will be revived.
(See : Commentary: Could Anwar’s government bring back Kuala Lumpur-Singapore HSR project? , Dec 2022)
Artist’s impression of the High Speed Rail station in Bandar Malaysia
In April 2019, it was announced that as part of the Jurong Lake District transformation, a new 7ha integrated tourism development will be ready from 2026.
This development is projected to feature a hotel, attractions, eateries and shops and will be located adjacent to Chinese Garden MRT station.
(See : New large-scale tourism development to be built in Jurong Lake District Apr 2019)
On March 15 2022, the Singapore Tourism Board (STB) launched a request for proposals for the development, saying it would comprise high-quality accommodation as well as a mix of attractions and retail, food and beverage, and entertainment offerings.
However, a tender seeking proposals for the project did not bring in any proposals.
(See : STB receives no proposals for Jurong Lake District integrated tourism development , 15 Dec 2022)
Location of the proposed Integrated Tourism Development
Within Jurong Lake District, there will be major transformations to the existing Jurong East MRT Station, as well as the construction of 2 more MRT Stations, further enhancing the connectivity of the area.
The first is Jurong East Integrated Transport Hub, a concept that was first mentioned as early as 2009.
(See : Jurong East integrated transport hub construction to begin this year, 12 years after first mention, Feb 2021)
The Jurong East integrated transport hub, in addition to the bus interchange, will feature a 27-storey block connected by a sky bridge to another eight-storey block. The two blocks will house offices, retail spaces and other public facilities.
In announcements made in 2017, the Ministry of Transport and the LTA said a joint office for the two organisations will be located at an integrated complex at the Jurong East MRT station, which is to be completed after 2020.
The transport hub is meant to add on to the existing Jurong East MRT Station, an already bustling interchange between the North-South and East-West lines.
First announced in 2013, the Jurong Region Line features 24 stations, serving Choa Chu Kang in the north, Jurong Pier in the south, Peng Kang Hill in the west and Pandan Reservoir in the east.
It will form an interchange with Jurong East MRT station further expanding the accessibility and significance of the station as an transport node.
Within the Jurong Lake District, the other stop along the Jurong Region Line will be Jurong Town Hall Station, adding onto the accessibility of the region.
First announced in Jan 2013, the Cross Island Line was pitched as the most ambitious MRT line, spanning 58km across the length of the Singapore island.
Station CR19, Jurong Lake District, is positioned just beside the originally planned High Speed Rail Station.
White Sites as marked out by URA, are areas used or intended to be used mainly for commercial, hotel,
residential, sports & recreational and other compatible uses, or a combination of two or more such uses as a mixed development.
The White Site can be developed into any one or more of the following uses:
See here for more information on Master Plan Zoning
Jurong Lake District presents an opportunity for companies to put down roots, create a brand-new campus and scale up easily.
Jurong Lake District will be the largest business district outside of the central area.
The area around Jurong East MRT station today comprises offices, retail and institution uses. By 2028, more offices and community uses, a new Jurong Region Line station and an integrated transport hub will be built next to Jurong East MRT station.
Located at the heart of Jurong East, the Integrated Transport Hub comprises civic and community institutions, retail amenities and an office tower on top of a bus interchange.
A new 120-hectare precinct will connect seamlessly to the existing commercial centre and MRT station via elevated pedestrian linkages and lushly planted streets. It will have a mix of offices, housing and amenities in a car-lite and park setting. With more flexibility in zoning, land tenure and phasing compared to other districts, companies can experiment with new development concepts and innovative ways to integrate live, work and play.
Singapore’s first business park development to be certified Green Mark Platinum (Super Low Energy) is located in Jurong Lake District
Jurong Lake District will be the focus of new development in the next two decades, with the government prioritising the sale of sites within the district.
A new, broad planning approach will be adopted for Jurong Lake District where flexi-use sites will be interspersed with business park uses. This will allow companies to locate all their activities and teams in one place. Large sites will give developers the flexibility to create scalable campuses tailored to business needs at competitive rents.
The West Region is also home to Singapore’s top two universities, providing a deep talent pool. Tuas Port, Jurong Innovation District and one-north are close by, making Jurong Lake District the ideal location to tap on academia for cutting-edge R&D, and to provide business and professional services to the maritime and high-value industries.
As the district grows, an ecosystem of innovation, collaboration and synergy within the region will emerge. Jurong Lake District will be a base for companies with strong Environment, Social, Governance (ESG) ambitions to tap on the West Region for opportunities in sustainability businesses.
By 2040 to 2050, Jurong Lake District will have 100,000 new jobs and 20,000 new homes, adding to the 1 million residents already in the West Region.
Jurong Lake District will have excellent connectivity via two new train lines, Jurong Region Line and Cross Island Line, which will be fully completed by 2029 and in 2030s, respectively. Together with the existing East-West Line and North-South Line, these new lines will connect people to major business centres and education hubs in the West and Central regions within 30 minutes.
Jurong Region Line will link the district to academic expertise, R&D and skilled talent at Nanyang Technological University, Jurong Innovation District and Jurong Industrial Estate, where many high-value industries are located. The Cross Island Line will serve existing and future developments in the eastern, western and north-eastern corridors and connect Jurong Lake District to other major hubs such as Punggol Digital District and Changi Airport.