When shopping for property in Singapore — whether for investment or as a new home — proximity to the nearest MRT station is a key consideration for many home buyers. This is because properties located within walking distance to MRT stations are usually 10% to 15% more expensive when compared to other more inaccessible properties in the same area.
This is especially meaningful for those who bought or invested in a condo prior to the completion of the MRT line because once the new MRT stations are up and running, there is likely to be an uplift in property value, which could mean a neat profit if they decide to sell off the house. You can read more about ‘The MRT Effect’ in this article: How Does The MRT Effect Affect Your Property’s Value.
If you’re a fan of the west, you would have heard of the West Coast extension plans via the upcoming Jurong Region Line, which will be Singapore’s 7th MRT line. With as many as 24 JRL MRT stations coming online in this decade, which are the lucky condos that’ll benefit from this transport infrastructure development?
Let’s find out.
Jurong Region MRT Line (JRL) Overview
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Description
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The new line aims to improve the connectivity of the Jurong region, which is set to be the largest commercial hub outside of the CBD.
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No. of MRT Stations
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24 stations
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Key MRT Interchanges
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Boon Lay (EWL), Choa Chu Kang (NSL, BP LRT), Jurong East (EWL, NSL)
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Estimated year(s) of completion
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Slated to be completed in stages: 2026, 2027 and 2028
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Jurong Region Line (JRL): The Condos within Walking Distance from the JRL MRT Stations
After researching (read to the end to see how we did it!), here’s our curated list of lucky condominiums that are ready to benefit from the upcoming Jurong Region Line MRT stations.
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JRL MRT stations with condos in the vicinity
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Jurong East MRT (EWL, NSL)
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J Gateway, Ivory Heights
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Tengah Park MRT
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Le Quest
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Tengah MRT
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iNz Residence
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Gek Poh MRT
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The Floralvale, Westwood Residences
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Choa Chu Kang MRT (NSL, BP LRT)
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Mi Casa, The Warren, Northvale
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1. J Gateway, near Jurong East MRT (NSL, EWL, JRL)
J Gateway is one of the earliest condos to be built in Jurong East, way before Jurong East flourished into the sub-urban hub it is today. Situated right beside the Jurong East MRT station, J Gateway will have the honour of becoming one of the rare condos to be connected to three different MRT lines (i.e. East West Line, North South Line and Jurong Region Line) when the JRL Jurong East station is complete in 2027.
Apart from the good location, J Gateway also comes with homes that suit working adults, couples or even families. The apartments are spacious with enough bedrooms and space for a small family. Residents also get to enjoy cool condo facilities like infinite edge lap pool, party pool with jacuzzi and vertical playground.
J Gateway sale price: $850,000 – $3,888,000
Nearby amenities:
- Jurong East MRT
- JEM
- Westgate
- JCube
- Big Box Shopping Mall
- FairPrice Xtra JEM
- IMM
2. Ivory Heights, near Jurong East MRT (NSL, EWL, JRL)
Located just eight minutes away from Jurong East MRT station by foot, Ivory Heights is one of the lucky condos that will see a surge in demand once the multi-line interchange at Jurong East MRT opens. With the addition of Jurong Region Line, Jurong East will become the next business hub and drive demand for properties within the region. There is also potential for further growth in asset value once the High Speed Rail is completed.
Ivory Heights sale price: $1,450,000 – $1,800,000
Nearby amenities:
- Jurong East MRT
- JEM
- Westgate
- JCube
- Big Box Shopping Mall
- FairPrice Xtra JEM
- IMM
- Jurong Lake Garden
3. Le Quest, near Tengah Park MRT (JRL)
If you’re looking for a condo in Tengah (dubbed the Forest Town), you are still a few years early as development in Tengah has just begun. Right beside Tengah, however, you can find plenty of condo developments that are ready for you to move into and start living. Among them is Le Quest, which is located only 600m away from the new Tengah Park MRT (Jurong Region Line).
Fitted with a slew of amenities from swimming pool to clubhouse to tennis court, Le Quest offers modern day living at the edge of the smart living and forest town concept of Tengah. Plus, with the upcoming High Speed Rail between Singapore and Malaysia in the western corridor of Singapore, Le Quest is one condo that offers an abundance of opportunities for appreciation.
Le Quest sale price: $697,996 – $1,853,000
Nearby amenities:
- West Mall
- IMM
- Westgate
- Bukit Panjang Plaza
- Bukit Batok MRT
- Tengah Park MRT
- Sheng Siong Supermarket
- Millennia Institute
4. iNz Residence, near Tengah MRT (JRL)
Le Quest isn’t the only new condo development that will place you in close proximity to the Forest Town of Tengah. iNz Residence is another great condo development that’ll do just that. With iNz Residence, you will be living near the Northern region of Tengah instead, closer to Tengah MRT (Jurong Region Line) and the Town Centre of Tengah.
If you are worried about accessibility, don’t be. Even before the Town Centre of Tengah is complete, you will be able to enjoy amenities like Sunshine Plaza and Keat Hong wet market in the meantime. You don’t have to worry about anything in the area because everything is easily accessible in the locality.
iNZ Residence sale price: $988,000 – $1,148,000
Nearby amenities:
- NTUC Fairprice Xpress
- Sunshine Plaza
- Keat Hong Wet Market
- Lot One Shopping Mall
- Choa Chu Kang MRT
- Prime Supermarket
- 253 Choa Chu Kang Market & Food Centre
5. Westwood Residences EC, near Gek Poh MRT (JRL)
One of the reasons why the Jurong Region Line (JRL) is being built is to improve the connectivity to the Jurong West area connecting to Nanyang Technological University. One of those areas is Gek Poh where the Gek Poh MRT station will be built. And guess which executive condo development will sit nicely near the Gek Poh MRT station? That’s right, it’s Westwood Residences EC.
Built in 2018, Westwood Residences EC is still in its pre-privatisation and pre-MOP phase. In another three years’ time, Westwood Residences EC will hit its minimum occupation period (MOP). You can expect to see more units of Westwood Residences EC being sold on the market. Luckily, it will still be three years before the Gek Poh MRT station gets completed, which gives you plenty of time to cash in on the potential price appreciation.
Westwood Residences EC sale price: $880,000 – $1,314,888
Nearby amenities:
- Gek Poh Shopping Centre
- Sheng Siong Supermarket
- Nanyang Technological University
- Pioneer Mall
- Jurong Medical Centre
- Jurong Point
6. The Floravale, near Gek Poh MRT (JRL)
If you want to stay in Gek Poh but don’t want to wait three years for the Westwood Residence EC, you might want to consider The Floravale instead. Just like Westwood Residence EC, The Floravale is a condo that is located in the Gek Poh area. From sauna to jogging track and tennis court, The Floravale has plenty of facilities that you and your family will enjoy. Given that the Gek Poh MRT station is still years from completion, the current valuation of The Floravale seems pretty reasonable with good room for appreciation.
The Floravale sale price: $808,000 – $1,500,000
Nearby amenities:
- Gek Poh Shopping Centre
- Sheng Siong Supermarket
- Nanyang Technological University
- Pioneer Mall
- Jurong Medical Centre
- Jurong Point
7. Mi Casa, near Choa Chu Kang MRT (NSL, BP LRT, JRL)
Upon completion of the Jurong Region Line (JRL), Choa Chu Kang MRT station will be transformed from being just a stop on the North South Line to an interchange connecting the North South Line and Jurong Region Line. One lucky condo to benefit from this new stop on the Jurong Region Line is Mi Casa.
Mi Casa is a 99-year leasehold condo that was built in 2013. It is eight minutes away from Choa Chu Kang MRT by foot, but location isn’t the only draw of Mi Casa. The Mediterranean-style property exudes luxe charm with its unique design, and is affordably priced to boot.
Mi Casa sale price: $980,000 – $1,299,000
Nearby amenities:
- Lot One Shopping Mall
- Choa Chu Kang MRT
- Prime Supermarket Teck Whye
- Teck Whye Garden
- Choa Chu Kang Community Centre
- Teck Whye Shopping Centre
- Choa Chu Kang Community Garden
8. The Warren, near Choa Chu Kang MRT (NSL, BP LRT, JRL)
Just like Mi Casa, The Warren is also near Choa Chu Kang MRT, and hence will benefit from its ‘upgrade’ to interchange-status. The Warren is a 99-year leasehold condo that is built on the paradise theme to combine the extensive water features in the vicinity with the lush tropical plants and foliage. Lined with palms, blooms of exotic flowers and alfresco spots, The Warren is a perfect location for families that wish to relax and invigorate with the tropical landscape.
The Warren sale price: $930,000 – $1,158,000
Nearby amenities:
- Lot One Shopping Mall
- CCK 302 Foodhouse
- Choa Chu Kang MRT
- Choa Chu Kang Park
- Choa Chu Kang ActiveSG Sports Centre
9. Northvale, near Choa Chu Kang MRT (NSL, BP LRT, JRL)
Northvale is yet another condo a stone’s throw away from Choa Chu Kang MRT. It’s unsurprising that there are relatively more condos near Choa Chu Kang (as compared to say, Tengah) as it’s already a mature and well developed estate.
Northvale, in particular, seems more suited for active families. Northvale condo comes with unique condo amenities like a basketball court, putting green and squash court which will meet all your sporting needs. Not to mention, there’s also a Choa Chu Kang ActiveSG Sports Centre nearby that you can visit if you find that the sporting facilities within the condo isn’t enough to satisfy you.
Northvale sale price: $668,000 – $2,198,000
Nearby amenities:
- Lot One Shopping Mall
- CCK 302 Foodhouse
- Choa Chu Kang MRT
- Choa Chu Kang Park
- Choa Chu Kang ActiveSG Sports Centre
Jurong Region Line (JRL) Will Bring The Much Anticipated MRT Effect To West Of Singapore
Based on the plan released by the Land Transport Authority (LTA), the Jurong Region Line will be completed in three phases (2026, 2027 and 2028). The Jurong Region Line will connect the East West Line (EWL) and North South Line (NSL) to the new Tengah estate, as well as the Jurong Innovation District. It will also connect with the existing Institute of Higher Learning (NTU) in the Jurong West region.
Given the above-mentioned MRT effect on real estate prices, the upcoming Jurong Region Line will directly impact the surrounding condos. Hence, we decided to take a closer look at the map and shortlisted the above lucky condos that are likely to benefit from the JRL.
How we shortlisted the condo developments around the Jurong Region Line (JRL)
As a property listing platform, PropertyGuru has a good bird’s eye view of the condo developments that are happening in the Western region. This is despite the Jurong Region Line being years away from completion.
In our shortlisting process, we overlaid the Jurong Region Line blueprint on top of the condo property listings in Jurong to figure out where the new MRT stations will be located and the surrounding condo developments.
We then zoomed into the condo developments that are within the vicinity of the upcoming MRT stations, enabling us to find hidden gems like the Westwood Residences EC near the Jurong Region Line.
Now, although there are 24 upcoming MRT stations, you might be wondering why there aren’t some 20-something condos nearby as well. This is because most of the new stations will be located in areas in Western Singapore that are still not yet developed.
For example, the majority of the new MRT stations in the first two phases are located within the new Tengah estate, which is still quite ‘ulu’. There are a few in the general vicinity of the upcoming Tengah MRT and Tengah Park MRT, but not too many.
Looking at the phase one map, most of the existing condo developments in the west are in Choa Chu Kang. These projects (Mi Casa, Northvale and The Warren) will mostly benefit from Choa Chu Kang becoming an interchange on the JRL.
For phase two in 2027, Le Quest is the closest condo to the Tengah Park station (listed above). Although there is also The Jade in the Bukit Batok area, it is much closer to the existing Bukit Batok MRT than the new Bukit Batok West MRT.
As for phase three, the area is still being planned according to the latest URA Master Plan.
If you are keen on buying a condo to live in the West or keen to buy an investment property to capitalize on the Jurong Region Line development, these condos are a good place to start your search. As you can see, these condos are not only near the East West Line MRT Stations, they’re also close to many amenities like shopping malls and schools.
You can also check out these articles, which may come in handy for condo shopping during this period:
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