URA has put the Town Hall Link White site in Jurong Lake District up for public tender, turning an earlier reserve-list opportunity into a confirmed land sale. The tender opened on 3 July 2026 and is due to close at noon on 17 November 2026.
This is a large and important parcel, but it is still a land tender—not an awarded project or a condominium launch. No developer, winning land price, final design, residential launch date or completion date has been confirmed. What is known is the planning envelope: a 3.72ha, 99-year leasehold site with up to 186,139 sq m of gross floor area (GFA), substantial commercial requirements and capacity for about 1,200 private homes.
What URA has launched at Town Hall Link
The URA tender announcement identifies Town Hall Link as a White site on the second-half 2026 Government Land Sales Confirmed List. A White zoning gives the eventual developer room to combine several uses, but not complete freedom to replace the commercial programme with housing.
The binding parameters published with the launch include:
- a site area of 37,227.7 sq m, subject to cadastral survey;
- a maximum GFA of 186,139 sq m and a 99-year lease;
- at least 40,000 sq m of office GFA;
- up to 102,000 sq m for flats, estimated to accommodate 1,200 homes;
- up to 24,000 sq m for serviced apartments; and
- between 20,000 and 44,000 sq m for retail uses.
The retail component must include at least 1,000 sq m each for a supermarket and food court. At least 800 sq m must also be provided for a childcare centre. Depending on the final allocation, remaining GFA may support additional offices, a hotel, sports and recreation, civic and community uses, medical clinics, attractions and other approved complementary uses.
Why this is not the same as the earlier master-developer tender
Town Hall Link came out of a larger 6.5ha White site offered in 2023 under a master-developer model. That earlier exercise used a two-envelope concept-and-price process and covered three plots. It closed in March 2024 with a sole tenderer submitting two concepts.
URA subsequently did not award the 2023 site. One concept passed to the price stage, but its bid of S$6,888.90 per sq m of GFA was assessed as too low. The decision did not mean the wider Jurong Lake District plan had been cancelled; it meant that particular tender produced no land sale.
The Government later chose to sell the former master-developer area as separate parcels. Town Hall Link is roughly half the earlier site’s GFA, an adjustment intended to reduce development risk and make participation accessible to a broader pool of developers. It was first made available on the 1H2026 Reserve List, then moved to the 2H2026 Confirmed List and formally launched. Our earlier coverage of the 2H2026 GLS programme explains the difference: a confirmed-list parcel is launched on schedule, while a reserve-list site generally needs an acceptable application before a tender is triggered.
“Next phase” does not confirm a phased project schedule
Official statements describe Town Hall Link as catalysing the “next phase” of Jurong Lake District. That phrase refers to the district’s next stage of growth beyond the established Jurong Gateway area. It should not be read as confirmation that the successful developer will deliver the site in named construction phases or launch the homes in several batches.
The earlier 6.5ha master-developer proposal was envisaged for progressive development over 10 to 15 years. The current Town Hall Link parcel has a different size and tender structure. The public launch materials reviewed for this article do not announce an eventual project’s phasing programme, sales timetable or Temporary Occupation Permit date. Those details can only become clearer after the tender closes, a site is awarded and the successful developer advances its plans through approval.
Government works reduce some infrastructure complexity
A material change from the earlier approach is that the Government will undertake more land preparation and district infrastructure work. URA says this includes demolishing state properties, constructing a new road and sewer with utility ducts, expunging part of Science Centre Road and diverting existing services. Demolition and service-diversion works are expected to finish by end-2026.
A Common Services Tunnel, utility ducts and accompanying road and sewer works are expected by 2031. The tunnel is intended to carry infrastructure such as district-cooling and pneumatic-waste pipes. This is not the same as saying every part of the future private development will be complete by 2031; it is a timeline for specified public works.
LTA will also build an underground pedestrian link to the future CR19 Jurong Lake District station and interim covered links towards Jurong East MRT. These commitments improve site readiness, although the winning developer will still face the complexity of designing and financing a dense integrated project.
Rail connections are planned, not all operating today
Jurong East currently provides access to the North-South and East-West lines. The additional rail links remain future infrastructure. URA says the Jurong Region Line’s JE5 station at Jurong East and JE6 station serving International Business Park are planned to open in 2028, while CR19 on the Cross Island Line is planned for 2032.
The Town Hall Link site is intended to connect to Jurong East interchange and CR19 through multi-level pedestrian links. Until the new lines and permanent connections open, buyers and businesses should distinguish today’s transport network from the completed four-line proposition. For a broader look at how the commercial core, parks and transport projects fit together, see our Jurong Lake District progress review.
What the tender can—and cannot—tell the market
The tender will test how developers price a project with a large mandatory office component alongside residential and retail uses. Its smaller scope and the Government’s infrastructure contribution reduce some risks compared with the 2023 offering, but they do not guarantee multiple bids, a particular land value or an award.
Nor do the planning maxima guarantee that exactly 1,200 homes, 24,000 sq m of serviced apartments or 44,000 sq m of retail will be built. The final mix must stay within the tender conditions, and it will depend on the winning proposal and subsequent approvals.
At district level, the long-range ambition remains substantial. The official Jurong Lake District development page positions Town Hall Link as an anchor for the new precinct, while the wider plan envisages more employment, housing and amenities over decades. For now, the firm milestone is the 17 November 2026 tender close. Bid results, any award and the developer’s eventual scheme are later steps, not established facts today.
