The residential breakdown matters. You’re looking at 102,000 m² for regular flats and 24,000 m² for serviced apartments. That’s deliberate — URA wants a genuine live-work-play mix, not another soulless office tower with a sad basement kopitiam. The site also mandates at least 20,000 m² of retail, a food court no smaller than 1,000 m², and a supermarket. Childcare centre too, minimum 800 m². They’ve thought about families here, not just investment buyers.
This isn’t just mixed-use box-ticking. Families were written into the blueprint from day one.
Now here’s why connectivity makes this site genuinely exciting. Direct MRT access to Jurong East interchange — that’s NS and EW lines already. But the real kicker? An underground pedestrian link to the future Cross Island Line station CR19, opening 2032. That shaves roughly 20 minutes off a trip to Pasir Ris Central. Think of it like suddenly discovering an expressway shortcut that nobody knew existed. The Jurong Region Line is nearby too. You’re effectively getting three MRT lines converging on your doorstep.
The government also learnt from the 2023 GLS parcel that went nowhere because bids came in too low. This time, they’ve done the groundwork — road construction, service diversions, all the boring but expensive preparatory stuff — to make the numbers work for developers. Smarter approach.
Height-wise, the high-rise zone allows up to 140 m SHD, with lower zones at 23 m and 6 m creating a proper urban gradient. Plot ratio sits at 5.0. Dense but planned.
With the new Science Centre arriving end-2027 and JLD targeting 20,000 new homes overall, this site isn’t speculative. It’s foundational. The site sits within a district ultimately planned to serve nearly 1 million residents and more than 3,000 companies across western Singapore. Meanwhile, URA’s broader H2 GLS programme is adding supply across multiple districts, with 1,650 private homes set to come from three newly launched sites at Dairy Farm Walk, Tanjong Rhu Road, and Dover Drive alone. The tender closes at 12 noon on 17 November 2026, giving developers a defined window to mount their bids. Watch the bids closely.
