PROJECT DETAILS/ AMENITIES
The Urban Redevelopment Authority (URA) has sold a residential development site in Jurong West Street 41 (Parcel B) as part of Government Land Sales (GLS). This land parcel is set in West Region of Singapore under Jurong Planning Area. New Condo in Jurong West is bounded by Boon Lay Way, Jurong West Street 41 and Jurong Lake Link, an upcoming road. It is listed under the confirmed list of sites and is allocated to be developed into a residential condominium. It has a site area of 191,636 square feet of land and is expected to house 600 residential apartments approximately.
MCL Land won the top bid price of S$338.12 million which translates into S$630.13 per square foot per plot ratio psf ppr. The break-even price for this plot of land will be slightly above S$1000 psf.
This 99 years leasehold residential development will be in between Lakeshore and the upcoming Lakeville. Other developments that are near to New Condo include Lakefront Residences, Centris, Caspian, Parc Vista, Lakeholmez and Lakepoint Condominium.
Future residents of New Condo will be able to enjoy the majestic views of the Jurong Lake. There are also plush greeneries available for future residents of New Condo at the Jurong Lake Park, Japanese Garden and Chinese Garden.
New and upcoming condo launch in Jurong West Street 41 is approximately 400 m away from Lakeside MRT Station which operates the East West Line. Future residents of New Condo will only need to take 2 train stations down to Jurong East MRT Interchange where they can gain access to the North South Line. There are also multiple bus services available at Jurong East Bus Interchange which is just next to the train station. To drive down to Orchard Shopping Belt, future residents of New Condo can use the nearby Pan Island Expressway (PIE) which will take them approximately 15 minutes to reach their destination. Future residents of New Condo in Jurong West street 41 can also use the Ayer Rajah Expressway (AYE) to drive down to the Central Business District (CBD) with approximately 16 minutes of driving.
For shopping, dining, entertainment facilities, future residents of New Condo can head down to Jurong East where many of the shopping malls such as Jurong East Mall (JEM), Big Box, JCube, Westgate and IMM are located, with just a short train ride. Alternatively, they can also travel down to Jurong Point. The Taman Jurong Shopping Centre and the Boon Lay Shopping Centre, which are nearby, also allow future residents of New Condo to access to multiple neighbourhood retails and food outlets which offers a wide array of general merchandise and services. There are also many fresh market produce and yummy local food that future residents of New Condo can easily access to as it is near to Yuhua Market and Hawker Centre, Blk 505 Jurong West Street 52 Market and Food Centre, Boon Lay Food Village, Taman Jurong Market and Food Centre and also Yuhua Village Market and Food Centre.
There are many local schools that are near to upcoming Condo which makes it a perfect home for families with young children. Schools that are within short radius from New Condo are Shuqun Primary School, Rulang Primary School, Jurong Primary School, Lakeside Primary School, Boon Lay Garden Primary School, Fuhua Primary School, Princess Elizabeth Primary School, Yuhua Primary School, Corporation Primary School, Fuhua Secondary School, Yuan Ching Secondary School, Hong Kah Secondary School, Hua Yi Secondary School, Jurongville Secondary School, Yuhua Secondary School, Jurong Secondary School, Shuqun Secondary School, Bukit Batok Secondary School and Jurong Junior College.
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| Project | Jurong Condo in Jurong West st 41 |
| Developer | MCL Land |
| Location | Jurong Street 41 |
| District | 22 |
| Tenure | 99 years lease |
| Site Area | 17,803.5 sqm/ 191,636 sqft |
| GFA: | sqft |
| Plot Ratio | |
| Expected TOP: | |
| Total Units | |
| Total Carpark | |
| Development | Condo comprising of |
| Unit Type: | |
| Architect | |
| Eligibility | SC/ SC, SC/SPR and Foreigner |
LOCATION
Amenities Near New Jurong West Street 41 Condo
| Category | Important Amenities Near New Condo | Approximate Distance |
| Train Stations | Lakeside (EW26) | 0.4km |
| Bus Stop | Aft Jurong West St 51 (Bus: 180, 335) Bef Jurong West St 51(Bus: 180, 335) Opp Blk 481 (Bus: 335) |
0.1km 0.1km 0.2km |
| Supermarkets | GFairprice (498 Jurong West) Giant (492 Jurong West) Sheng Siong (Jurong West 544) Cold Storage (JCube) |
0.3km 0.5km 1.2km 2.3km |
| Shopping Malls | Taman Jurong Shopping Centre Boon Lay Shopping Centre Jurong Point |
1.2km 1.3km 2.0km |
| Education Institutions | Preschool | |
| PCF Jurong Spring Blk 515 PCF Jurong Spring Blk 465 PCF Jurong Central Blk 490 PCF Taman Jurong Blk 352-355 PCF Yuhua Blk 317 PCF Jurong Spring Blk 527 Elias Kindergarten St. Francis Of Assisi Kindergarten (Jurong West) Jurong Christian Church Kindergarten |
0.4km 0.5km 0.6km 0.8km 0.8km 0.9km 1.0km 1.1km 1.1km |
|
| Primary | ||
| Shuqun Primary School Rulang Primary School Jurong Primary School Lakeside Primary School Boon Lay Garden Primary School Fuhua Primary School Princess Elizabeth Primary School Yuhua Primary School Corporation Primary School |
0.3km 0.6km 1.1km 1.1km 1.3km 1.7km 1.9km 1.9km 1.9km |
|
| Secondary | ||
| Fuhua Secondary School Yuan Ching Secondary School Hong Kah Secondary School Hua Yi Secondary School Jurongville Secondary School Yuhua Secondary School Jurong Secondary School Shuqun Secondary School Bukit Batok Secondary School |
0.3km 0.6km 0.8km 0.8km 0.9km 1.6km 1.7km 1.8km 1.9km |
|
| Junior College | ||
| Jurong Junior College | 1.3km | |
| Tertiary | ||
| Nanyang Technological University | 4.5km | |
| International | ||
| Canadian International School (Lakeside Campus) Yuvabharathi International School |
0.3km 1.8km |
|
| Food Centre | Yuhua Market and Hawker Centre Blk 505 Jurong West Street 52 Market and Food Centre Boon Lay Food Village Taman Jurong Market and Food Centre Yuhua Village Market and Food Centre |
0.8km 0.8km 1.2km 1.3km 1.5km |
| Lifestyle | Jurong East Sports Complex Jurong Lake Park Chinese Garden Japanese Garden Jurong Stadium Fairway Club Snow City Singapore Science Centre Jurong Central Park |
0.6km 0.8km 1.1km 1.4km 1.5km 1.5km 1.7km 2.0km 2.0km |
FACILITIES and SITE PLAN
The Facilities and Site plan of new and upcoming condo in Jurong West St 41 is currently seeking approval from relevant authorities. If you would like to be updated on first hand information for new Jurong West St 41 Condo, Please
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JURONG LAKE DISTRICT
A Lakeside Destination for Business and Leisure- Get Ready for the Transformation!!
Jurong Lake District with plans to decentralize commercial activities from the Core region by transforming Jurong Lake District into a unique lakeside destination for business and leisure within 10 to 15 years.
Jurong Lake District consists of two complementary precincts, Jurong Gateway and Lakeside. These refer to the areas around the Jurong East MRT Station and Jurong Lake in the west region of Singapore. It will be the biggest commercial hub in Singapore occupying a total area of 360 ha, which is about the size of Marina Bay.
Minister Mah said, "Jurong Gateway and Lakeside will offer exciting opportunities for the development of leisure attractions and the biggest commercial hub outside the city centre. Jurong East will achieve a sustainable balance between supporting economic needs and improving the living environment for our people. We will boost Jurong East’s positioning as a commercial centre, with new injection of office, retail and hotel quantum. And this include building upon strategic location of Jurong Gateway which is well served by road and rail and is in the midst of a large population and customer catchment. At the same time, we will enhance the living environment by leveraging on the scenic greenery and waterfront access to the Jurong Lake. The Jurong Lake District will become a much sought after lakeside destination for business and leisure."
A SOUGHT AFTER LAKESIDE DESTINATION (THE NEW WATERFRONT PLAYGROUND)
- Spread over 220 ha of land and 70 ha of water, Lakeside is envisaged to be developed into a major leisure destination for Singaporeans and tourists.
- The first anchor attraction is the new world class Science Centre which will be moved next to the Chinese Garden MRT station. There are plans to accommodate four or five new edutainment attractions targeted at families with young children, in addition to the existing attractions of the Jurong Bird Park, Chinese and Japanese Gardens. The attractions could be those with edutainment theme or nature-based attractions leveraging on the lake, or attractions with hotels, F&B and retail uses.
- A new lakeside village will be created next to the Jurong Lake. Just minutes away from Jurong Gateway, the village offers an alternative shopping and dining experience, with F&B, retail and entertainment uses and boutique hotels by the lakeside. This village will be connected to Jurong Gateway through a network of walkways, making it a natural gathering place for residents, visitors and people working nearby.
- A new public park will be developed at the western edge of Jurong Lake. New water activities like kayaking and dragon-boating will also be introduced.
- New waterways and a landscaped walkway will be created to bring the experience of the lake closer to the main commercial hub at Jurong Gateway.
First Phase of Jurong Lake Gardens to be ready by 2017
New Science Centre in Jurong Lake Gardens be ready around 2020
A possible terminus for Singapore- Malaysia high speed rail network to be stationed in Jurong Lake
JR East could be mulling on the Singapore-Kuala Lumpur high-speed rail project and
more company investments in Singapore and Jurong
All container port activities to be consolidated at Tuas in future
Singapore Billion dollar investment to restore it as World's Number 1 container port
Business- Leisure hub plans will boost home prices in Jurong
The Biggest Commercial Hub Outside City Centre
- Located around the Jurong East MRT Station, the new plans for the 70 ha Jurong Gateway is to be develop into a vibrant commercial hub with a good mix of office, retail, residential, hotel, entertainment, food & beverage (F&B) and other complementary uses.
- It will be the biggest commercial hub outside the city centre providing:
- 500,000 sqm of office space
- 250,000 sqm of retail, F&B and entertainment space
- About 2,800 hotel rooms will also be introduced at the fringe of Jurong Gateway, next to Lakeside, to meet the increasing demand for hotel rooms and to cater to the new leisure attractions and businesses that will be introduced around Jurong Lake and Jurong Gateway.
- Approximately 1,000 new homes will be added around the Jurong East MRT station, providing more opportunities to live and work in the area.
- From Jurong East MRT station, pedestrians can walk conveniently and comfortably to most developments and public facilities around the area through an extensive network of walkways. They can also stroll to attractions at Jurong Lake area through a new pedestrian walkway. The Jurong Gateway will also be connected to Lakeside via an elevated pedestrian walkway over Jurong Town Hall Road.
- Lush greenery and panoramic views of the lake also await visitors. New landscaped open spaces and park connectors will be introduced at the street-level, while skyrise and rooftop greenery will also be encouraged on many of the buildings in the area. Key developments in the area will also offer scenic views of the lake.
NIGHT VIEW OF JURONG GATEWAY FROM JAPANESE GARDEN
NEW CONNECTIVITY and HIGH SPEED RAIL IN JURONG EAST
SMRT awarded contract to construct and operate Singapore-KL high speed rail
SINGAPORE: The Republic's terminus for the Kuala Lumpur-Singapore High Speed Rail will be located at Jurong East.
Prime Minister Lee Hsien Loong announced this on Tuesday (May 5) after the Leaders' Retreat with his Malaysian counterpart Najib Razak.
Jurong East was chosen as it dovetails with Singapore's overall plans to transform the area into a second Central Business District, according to a statement.
Malaysia had earlier identified five terminus stations: Kuala Lumpur (at Bandar Malaysia), Seremban, Melaka, Muar, Batu Pahat, Nusajaya and the final stop in Singapore.
In a joint statement, both leaders noted "steady progress" on the High Speed Rail project and that agreements have been reached on the dual co-located Customs, Immigration and Quarantine (CIQ) configuration, the frequency bands to be reserved for High Speed Rail operations, as well as on locating the depot and stabling facilities in Malaysia.
The High Speed Rail project, which was agreed upon in 2013, has been described by both leaders as a "game changer". It aims to cut down on travel time between Kuala Lumpur and Singapore to just 90 minutes.
The Prime Ministers also noted that the initial target of completion of the project - which was the year 2020 - needs to be re-assessed due to the scale and complexity of the project. No new time frame has been provided.
Both leaders said they hope to come to an agreement on the new date by the end of the year, and will give an updated timeline on when the trains will start running then. Mr Najib pointed out that construction will take five years, on top of one year for designing the project, and one year for the tender process.
Both Malaysia and Singapore have been in active discussion on the technical, operational, security and other aspects of the High Speed Rail. Both leaders reaffirmed that both countries are fully committed to the success of the project. They look forward to "further progress on this game-changing iconic project, which will boost connectivity, facilitate travel between Kuala Lumpur and Singapore, enhance business linkages, and improve people-to-people ties", the leaders said in the joint statement.
High-Speed Rail: Developers to keep tabs on Government plans for surrounding land
TODAY reports: The high speed rail terminal station will take up 12ha — or less than a fifth — of the 67ha plot that will be acquired by the Government from Jurong Country Club.
At a media briefing, Urban Redevelopment Authority CEO Ng Lang said the area around the terminal station will be developed into “an attractive mixed-use development precinct for business”.
“This will include developing uses for office, for hotel, for retail, for entertainment,” he said.
The site has “special” characteristics as it surrounded by water bodies and greenery, Mr Ng noted. “On the waterfront ... we can put aside some space that can allow us to develop a family-friendly facility that can complement what we’re already planning for the Jurong Lake District and the new Science Centre.”
Mr Colin Tan, director of research and consultancy at Suntec Real Estate, pointed out that the high-profile project is quite unlike any other. “We need to realise that this is not just another MRT terminus,” he said.
He added that the pricing of the tickets is “the best indicator of the type of patron (that) retailers and developers may expect in the area”.
Resorts World Sentosa’s (RWS) Genting Hotel Jurong, which opened its doors in Jurong East last month, has hit the jackpot: It is located right next to the plot of land that will be redeveloped for the terminal station.
An RWS spokesperson said: “We are very excited to be a part of the rapid transformation and growth that is taking place at the Jurong Lake District. With the Singapore-Kuala Lumpur high speed rail terminus set to be just a stone’s throw from Genting Hotel Jurong, the hotel is well-placed to welcome visitors and commuters from Malaysia and the region.”
CHOICE OF JURONG MAKES "ECONOMICAL SENSE": ANALYSTS
Mr Desmond Sim, Head of CBRE Research for Singapore and Southeast Asia said the choice of Jurong East for the High Speed Rail terminus makes the "most economical sense", and one that is most convenient for commuters, given its links to major MRT lines and the upcoming Jurong Region Line.
"This could be the most important and final piece of the puzzle to seal Jurong Gateway’s status as a regional commercial hub, the same way that Tampines has the airport, and Woodlands, the Causeway to link Malaysia with Singapore," he said. "Firms with a high exposure to Singapore’s northern neighbours will also find Jurong Gateway particularly attractive."
Cushman and Wakefield Research Director Christine Li said Jurong East is a "highly attractive" location for the terminus, as not only does it have three MRT stations and a bus interchange, it is also connected to the CBD and Changi Airport by major expressways.
“Vacant land is still available for development, so construction cost is relatively low as compared to city centre due to minimal tunneling. It is also the biggest commercial hub outside the Central Business District (CBD), boasting retail, office and hotel offerings, which beats the far-flung industrial area Tuas West," she said.
Cushman predicts that Jurong Gateway could emerge as "a new urban centre in the greater Singapore-KL megacity", once the High Speed Rail is in operation. "Its strategic location could complement that in the CBD and over time, it will become a mini-city on its own with work, live and play in the bustling regional hub," Ms Li adeed.
NEW JURONG REGION MRT LINE
The Jurong Region Line JRL will bring greater connectivity to areas such as Jurong West, Jurong Industrail District, West Coast, Choa Chu Kang and new developments in Tengah. The Jurong Region Line JRL will connect these areas to main activity nodes in Boon Lay, Jurong East and the future Jurong Gateway.
The 20km Jurong Region Line (JRL) will connect the region to the existing rail network for faster travel to the rest of the island. It is expected to be complete by 2025.
It will serve residents of Choa Chu Kang, Boon Lay and the future developments in the Tengah area. It will connect to main activity nodes in Jurong West, such as Nanyang Technological University, the Jurong Industrial estate, including Jurong Island and the future Jurong Gateway. Commuters in the North will also be able to enter the Jurong region directly via the JRL, without having to interchange at the heavily-used Jurong East interchange.
TUAS WEST EXTENSION
Expected to be completed in 2016, the Tuas West Extension will extend the East-West Line from Joo Koon Station with an addition of 13 trains for future capacity.
When completed, the Tuas West extension is expected to carry 100,000 commuters daily
The extension will improve the MRT connectivity that is currently lacking in the Tuas area. Its 4 stations link up the Jurong and Tuas industrial areas:
- Gul Circle
- Tuas Crescent
- Tuas West Road
- Tuas Link
- In addition, a road viaduct will be constructed to provide motorists with an alternative to busy Pioneer Road. The 4km long dual 3-lane viaduct will run along Pioneer Road to join Tuas South Avenue 3 with 2.4km of the road viaduct integrated with the rail viaduct.
How will commuters benefit from the extension?
Commuters working in the Jurong and Tuas industrial estates will enjoy significantly better public transport connectivity, saving up to 35 minutes in travel time.
Clementi to Tuas Crescent
Via existing East-West Line and bus: 60 minutes
Via extended East-West Line: 35 minutes
Woodlands to Tuas West
Via North-South Line, existing East-West Line and bus: 85 minutes
Via North-South Line and extended East-West Line: 55 minutes
Bedok to Tuas West
Via existing East-West Line and bus: 100 minutes
Via extended East-West Line: 70 minutes
CROSS ISLAND LINE
In the longer term, the Cross Island Line (CRL) will provide commuters with another alternative for East-West travel in addition to the current East-West MRT Line, significantely reducing travelling time and improving traveling comfort between Jurong Industrial Estate, the West Coast and Clementi areas and the eastern parts of Singapore.
JURONG EAST MAY SEE MORE MANUFACTURING FIRMS MOVING IN
MORE POPULATION AND JOBS CATCHMENT
Jurong Gateway offers a highly attractive location outside the Central Business District for company headquarters, business services as well as companies in the science and technology sectors. Companies that set up their offices at Jurong Gateway will be able to:
- gain ready access to a large labour and customer pool from more than one million residents in the surrounding towns of Clementi, Bukit Batok, Jurong East and Jurong West
- enjoy the close proximity to a substantial cluster of multinational and global businesses of more than 3,000 companies around the International Business Park and the Jurong and Tuas Industrial Estates
- tap on a large talent pool from the many surrounding tertiary institutions and research hubs like the Nanyang Technological University, National University of Singapore, One-North and the Science Park.
Jurong Gateway offers a highly location outside the Central Business District for company headquaters, business services as well companies in the science and technology sectors.
Companies that set up their businesses at Jurong Gateway will be able to have a large customer pool of more than one million residents in the surrounding towns of Clementi, Bukit Batok, Jurong East and Jurong West; good proximity to business as there are more than 3,000 companies around the International Business Park, Jurong and Tuas Industrial Estates; good connectivity as it is served by 2 major expressways (PIE and AYE), 2 major MRT lines, East-West Line and North-South Line, 3 MRT Stations and a bus interchange.
With the ongoing renewal of Jurong Lake District and with more and better infrastructure in the pipeline, with more population and customers catchment, more job opportunities and housings will therefore, be needed and created. Home prices in Jurong will be boosted.
MCL LAND TOP BIDS FOR NEW JURONG STREET 41 SITE FOR CONDO DEVELOPMENT
Charged with confidence from its experience with launching two condo projects in Jurong growth region in the past two years, MCL Land on Tuesday placed the top bid of S$338.12 million or S$630.13 per square foot per plot ratio (psf ppr) for Jurong West Street 41 (Parcel B).
This is 6.4 per cent more than the next highest bid of S$592.46 psf ppr from Chinese developer Hao Yuan's unit HY Realty.
MCL's top bid for Parcel B was about 3.2 per cent less than its S$651 psf ppr winning bid in January 2013 for the next-door Parcel A, which it is now developing into the Lakeville condo. The latest tender exercise drew nine bids, fewer than the 12 for Parcel A. Still this outcome showed that "in spite of the market having softened significantly in the past two years, there is fair interest for attractive sites", noted JLL national director Ong Teck Hui.
That said, he pointed out that only the top bid for the latest tender exceeded S$600 psf ppr, whereas five bids above $600 psf ppr were submitted for the Lakeville plot. "This shows the bidders are less optimistic today compared to two years ago... and (reflects) a higher degree of caution amongst the bidders".
MCL Land's chief executive, Koh Teck Chuan, said: "We know the pulse and developments of the Jurong area, its buyer profile and their purchasing power. We are very confident of Jurong, which has the strongest growth story of all the regional centres in Singapore. And of course we're also hoping that the Singapore-Malaysia high-speed rail system terminus will be located in Jurong East - which would give a further boost to the area."
The breakeven cost for the project on Parcel B is estimated to be slightly over S$1,000 psf and the selling price will likely be around S$1,300 psf. The launch is likely to be late this year or early next year.
Mr Koh is confident that at MCL's bid price for parcel B, there will still be demand in the area. "The big question is quantifying the impact that the new requirement to use prefabricated prefinished volumetric construction (PPVC) will have on raising construction costs," he added. "We'll be targeting more the younger families while still catering to predominantly owner-occupier demand for the new project."
Mr Koh said the proposed project on Parcel B will comprise close to 600 units, of which a higher proportion, of around 60 per cent, will be smaller one and two-bedroom units. This will complement the unsold units in Lakeville which are mostly three and four-bedders.
Since launching Lakeville in April last year, MCL has managed to sell about 60 per cent of the 696 residential units, achieving an average price of slightly above S$1,310 psf. That's not bad considering the dent that the total debt servicing ratio (TDSR) has left on property purchases since the framework was announced on June 28, 2013. On the same evening as the announcement and before the new rules took effect the following day, MCL quickly launched and sold out nearly all 738 units at its J Gateway condo near Jurong East MRT Station at an average of $1,480 psf.
Other bidders at Tuesday's tender included Sing Haiyi Group's Phoenix 99, which partnered Kay Lim Holdings and Haiyi Properties for a bid of nearly S$297 million or S$553.50 psf ppr.
City Developments unit Verwood Holdings teamed up with Hong Leong Holdings unit Intrepid Investments and TID Residential for a bid that works out to about S$550 psf ppr.
EL Development bid S$526 psf ppr, and Singapore Land unit Singland Homes, S$512 psf ppr.
Koh Brothers' unit KBD Ventures offered S$488 psf ppr for the site.
In second last position was Sim Lian Land (S$419 psf ppr). Robert Kuok's Allgreen Properties made the lowest offer, of S$222.89 million or S$415 psf ppr.