Many parts of Singapore have things they’re well-known for. Changi has Changi Airport, while Bishan and Kallang have adorable otters. Areas such as Jurong, on the other hand, seem to be known for their poor connectivity to the city centre. But that’s about to change with the Jurong Region Line (JRL).
The JRL will provide accessibility and ease of convenience to residents living in the Jurong area. It will provide a direct route to areas such as Jurong Industrial Estate, Jurong Innovation District, Nanyang Technological University (NTU) as well as Tengah. According to the Land Transport Authority (LTA), residents can expect a train station to be 10 minutes away from their household.
Without further ado, let’s take a look at what’s in store for Jurong residents in the coming years.
JRL Map
The JRL map consists of 24 MRT stations which will be completed by 2029. Besides the existing stations like Boon Lay (JS8), Choa Chu Kang (JS1) and Jurong East (JE5), there are no confirmed names for the upcoming stations. There are three stages to the JRL with Stage 1 expected to be completed in 2027, Stage 2 in 2028 and Stage 3 to be done by 2029.
If you notice the Jurong Region Line map, the JRL splits off into two branches on either end, with the central line going through Tengah. Instead of creating a shuttle service for the branches, the LTA has elected to create a ‘loop’ around the various HDB towns. A train from Choa Chu Kang will go directly to Jurong Pier, then turn around and go to Peng Kang Hill, and then back to Choa Chu Kang.
Initially, the JSL was set to be completed in 2028. However, due to COVID-19-induced construction delays, a number of LTA projects have been pushed back by up to a year.
As of May 2021, two stations, currently known as JS9 and JS10 have started construction works and are expected to be ready by 2029. Furthermore, the JRL will use smaller carriages at approximately two-thirds the size of our current MRT cars. Since the JRL will weave through many buildings, it has to have smaller carriages in order to be able to make tighter turns.
Who Benefits From the JRL?
Residents in Choa Chu Kang, Boon Lay, and Tengah will likely benefit the most from the JRL, given they are the main housing estates that the JRL will serve. Slated to be Singapore’s next full-fledged housing estate, Tengah has been attracting much attention. During the November 2022 BTO launch, Tengah was well-received by applicants likely due to its shorter completion time.
There’s one station in the JRL, however, that stands out.
One stop from Jurong East MRT station is Jurong Town Hall MRT station, which was built with the intention to ferry passengers to and fro Malaysia. That is if the Singapore-Kuala Lumpur High-Speed Rail project eventually pulls through. As of 5 September 2022, Singapore is open to fresh proposals from Malaysia regarding the project.
The JRL connects several schools and churches to the network. As a bonus, Choa Chu Kang and Boon Lay will be linked directly to NTU. Instead of taking the 179 feeder bus from either Boon Lay Bus Interchange or Pioneer MRT station, future students can take the JRL from Jurong East or Boon Lay MRT stations.
With the new JRL, many developments in Choa Chu Kang such as The Rainforest and the upcoming Sol Acres may see an increase in value over the coming years due to their proximity to an MRT station. The same could be said of developments in Boon Lay such as Lakefront Residences.
How Does Tengah Fit Into the JRL?
At present, Tengah is still undergoing heavy construction. However, when Tengah is developed, the new Tengah estate will sprawl over 700ha and comprise up to 42,000 new homes. It will be composed of five housing districts: Garden, Brickland, Forest Hill, Plantation, and Park.
To service the estate that is set to be the size of Bishan, four stations will run through Tengah: Tengah, Hong Kah, Tengah Plantation, and Tengah Park. The town will also be a car-lite housing estate. Roads and cars will run underground as they approach the town centre, freeing up space for bicycles on the surface level. The Government has also planned for most major facilities to be located at the heart of Tengah, otherwise known as the Market Place.
Ultimately, the goal is to provide so many activities and amenities at the Market Place that residents don’t need to venture past Tengah to fulfil their daily needs.
Tengah BTO Projects
The first batch of Tengah BTO flats launched in November 2018, Plantation Grove, is set to be completed by Q3 2023. In the upcoming BTO launch in February 2023, we will see another Tengah BTO site.
Here are all the Tengah BTO projects launched to date:
Plantation Grove
Nov 2018
From $101,000 (2-room Flexi)
From $193,000 (3-room)
From $290,000 (4-room)
From $397,000 (5-room)
From $423,000 (3Gen)
From $193,000 (3-room)
From $290,000 (4-room)
From $397,000 (5-room)
From $423,000 (3Gen)
Garden Vale @ Tengah, Plantation Acres
May 2019
$106,000 to $154,000 (2-room Flexi)
$192,000 to $246,000 (3-room)
$309,000 to $357,000 (4-room)
$415,000 to $480,000 (5-room)
$192,000 to $246,000 (3-room)
$309,000 to $357,000 (4-room)
$415,000 to $480,000 (5-room)
Garden Vines @ Tengah, Plantation Village, Plantation Grange
Nov 2019
$110,000 to $167,000 (2-room Flexi)
$208,000 to $256,000 (3-room)
$302,000 to $381,000 (4-room)
$409,000 to $510,000 (5-room)
$208,000 to $256,000 (3-room)
$302,000 to $381,000 (4-room)
$409,000 to $510,000 (5-room)
Parc Residences @ Tengah
Aug 2020
$108,000 to $157,000 (2-room Flexi)
$198,000 to $248,000 (3-room)
$303,000 to $364,000 (4-room)
$418,000 to $489,000 (5-room)
$198,000 to $248,000 (3-room)
$303,000 to $364,000 (4-room)
$418,000 to $489,000 (5-room)
Garden Court @ Tengah, Garden Terrace @ Tengah
Nov 2020
$108,000 to $150,000 (2-room Flexi)
$194,000 to $233,000 (3-room)
$288,000 to $366,000 (4-room)
$394,000 to $487,000 (5-room)
$194,000 to $233,000 (3-room)
$288,000 to $366,000 (4-room)
$394,000 to $487,000 (5-room)
Parc Woods @ Tengah
Feb 2021
$110,000 to $167,000 (2-room Flexi)
$209,000 to $239,000 (3-room)
$298,000 to $359,000 (4-room)
$209,000 to $239,000 (3-room)
$298,000 to $359,000 (4-room)
Garden Bloom @ Tengah
May 2021
$113,00 to $167,000 (2-room Flexi)
$299,000 to $359,000 (4-room)
$404,000 to $495,000 (5-room)
$299,000 to $359,000 (4-room)
$404,000 to $495,000 (5-room)
Parc Clover @ Tengah, Parc Glen @ Tengah
Nov 2021
$119,000 to $190,000 (2-room Flexi)
$194,000 to $257,000 (3-room)
$312,000 to $390,000 (4-room)
$428,000 to $519,000 (5-room)
$194,000 to $257,000 (3-room)
$312,000 to $390,000 (4-room)
$428,000 to $519,000 (5-room)
Plantation Creek, Parc Flora @ Tengah
Feb 2022
$132,000 to $182,000 (2-room Flexi)
$231,000 to $273,000 (3-room)
$309,000 to $403,000 (4-room)
$420,000 to $525,000 (5-room)
$231,000 to $273,000 (3-room)
$309,000 to $403,000 (4-room)
$420,000 to $525,000 (5-room)
Garden Waterfront I & II @ Tengah
Nov 2022
$111,000 to $174,000 (2-room Flexi)
$214,000 to $262,000 (3-room)
$307,000 to $397,000 (4-room)
$428,000 to $536,000 (5-room)
$214,000 to $262,000 (3-room)
$307,000 to $397,000 (4-room)
$428,000 to $536,000 (5-room)
TBA
Feb 2023
TBA
Want to Live Along the JRL in Singapore?
Apart from the upcoming BTO projects in Tengah, there are many properties in the JRL’s vicinity that you can look out for. Le Quest condominium saw a huge interest in its projects after the announcement of the JRL. If you are looking for an executive condominium, check out Westwood Residences EC which is about six minutes away from the upcoming MRT station, on foot. For extreme convenience, consider Parc Oasis, Mi Casa and J Gateway.
Have a specific JRL MRT station you want to live near to? Search for properties nearby on PropertyGuru.
For more property news, content and resources, check out PropertyGuru’s guides section.
Looking for a new home? Head to PropertyGuru to browse the top properties for sale in Singapore.
Need help to finance your latest property purchase? Let the mortgage experts at PropertyGuru Finance help you find the best deals.
Disclaimer: The information is provided for general information only. PropertyGuru Pte Ltd makes no representations or warranties in relation to the information, including but not limited to any representation or warranty as to the fitness for any particular purpose of the information to the fullest extent permitted by law. While every effort has been made to ensure that the information provided in this article is accurate, reliable, and complete as of the time of writing, the information provided in this article should not be relied upon to make any financial, investment, real estate or legal decisions. Additionally, the information should not substitute advice from a trained professional who can take into account your personal facts and circumstances, and we accept no liability if you use the information to form decisions.