The Jurong Region Line (JRL) is Singapore’s first fully automated, driverless MRT line. Opening in three phases from mid-2028 to 2029, it will serve 24 stations across Districts 22, 23 and 24 — unlocking Tengah’s new town, reinforcing Jurong Lake District as Singapore’s second CBD, and connecting Boon Lay, Choa Chu Kang and Nanyang Technological University. Property prices along the corridor ranged from roughly $1,400 to $2,450 psf (as of 2026-05), with strong projected upside as each phase opens. Buyers who act before Phase 1 activation stand to capture the highest pre-opening discount.
When the Urban Redevelopment Authority unveiled its Concept Plan for Jurong Lake District (JLD), it posed a deceptively simple question: what happens to property values when an entirely new central business district emerges just 22 minutes from the City Hall MRT interchange? Singapore is about to find out. The Jurong Region Line — 24 stations, 24 kilometres, three phases — is the rail backbone that turns that planning vision into a lived reality (as of 2026-05, all three phase-opening dates have been confirmed by LTA). This guide maps every JRL station precinct to its current price benchmarks, identifies the neighbourhoods most likely to re-rate, and gives buyers a concrete action framework for each district.
Singapore’s western corridor has been earmarked for decentralisation since the 1991 Concept Plan. The logic is well-rehearsed: 100,000 new jobs planned for JLD, a 360-hectare mixed-use lakeside precinct, and a government commitment to reducing the proportion of the workforce commuting daily into the Raffles Place core. What has changed materially since 2023 is the acceleration of both rail and land-use approvals (as of 2026-05):
- JRL operations awarded — In November 2024, LTA awarded the operating contract to Singapore One Rail, a joint venture between SBS Transit Rail and RATP Dev Asia Pacific, giving the market a credible operator for the first time. LTA news release, November 2024.
- Three-phase schedule confirmed — Phase 1 (Choa Chu Kang to Boon Lay / Tawas) targets mid-2028, a six-month slip from the original end-2027 date due to complex civil works. Phase 2 (Tengah to Pandan Reservoir via Jurong East) and Phase 3 (Peng Kang Hill / Jurong Pier extension serving NTU) follow in 2028–2029.
- Tengah new town activation — HDB is building 42,000 flats across five Tengah precincts. The first residents moved in from 2023; completions coincide with JRL Phase 1–2 opening, creating a captive population base that underpins rental demand.
- Cross Island Line interchange — CRL will intersect the JRL at Jurong Lake District station, amplifying JLD connectivity when CRL Phase 1 opens. LTA Cross Island Line overview.
Against this backdrop, Districts 22, 23 and 24 have moved from “patient infrastructure play” to “active transition market”. New-launch benchmark pricing reflects that shift: J’den in JLD transacted at an average of $2,451 psf (as of 2026-05), while The LakeGarden Residences averaged $2,106 psf — both significantly above the district’s historical resale norm of $1,400–$1,600 psf for older freehold stock. Buyers who missed the J’den launch are now asking whether resale condos along the JRL corridor offer a second entry point at a discount.
- 0 active stations on the Jurong Region Line
- 0 condos within 800m of a station
- Districts served: D22, D23, D24
- Median PSF across corridor: $1,628 psf
Line Overview
The Jurong Region Line connects 3 districts across Singapore, with 0 stations. This guide analyses property prices and investment potential at every station along the line.
Districts served: District 22 (Jurong), District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang), District 24 (Lim Chu Kang, Tengah).
Price Data by District
| District | Segment | Median PSF | Median Price | YoY | Transactions |
|---|---|---|---|---|---|
| District 22 (Jurong) | OCR | $1,628 psf | $1,700,000 | ↓ 4.5% | 510 |
| District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | OCR | $1,580 psf | $1,512,000 | ↑ 3.3% | 1,186 |
| District 24 (Lim Chu Kang, Tengah) | OCR | $1,989 psf | $1,722,000 | ↑ 18.3% | 1,466 |
Rental Market
| District | Segment | Median Rent | YoY | Contracts |
|---|---|---|---|---|
| District 22 (Jurong) | OCR | $4,500/mo | ↑ 2.0% | 2,457 |
| District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | OCR | $3,800/mo | ↑ 0.9% | 3,404 |
| District 24 (Lim Chu Kang, Tengah) | OCR | $6,000/mo | — | 1 |
Top Condos Along the Line
No condos with transaction data found along this line.
Investment Outlook
- The Jurong Region Line supports the development of Jurong Lake District as the second CBD.
- Early entry into JRL-adjacent properties could capture strong upside as the Jurong transformation unfolds.
- Government investment in Jurong innovation district signals sustained long-term growth.
With 0 stations and 0 condos in the corridor, the Jurong Region Line offers a wide range of entry points across price segments. See our district profiles for in-depth area analysis.
District 22 — Jurong & Boon Lay (JRL Phase 1 core)
District 22 covers Jurong East, Jurong West, Boon Lay and Pioneer. Median resale PSF for private condos in D22 sat at approximately $1,400–$1,550 psf for projects more than 10 years old (as of 2026-Q1), reflecting the district’s historically suburban pricing. The JRL introduces four new access points within D22 alone, including a Boon Lay interchange with the East-West Line. The interchange premium — typically 8–12% above comparable non-interchange-adjacent units, based on historical TEL and DTL opening data — has yet to be fully priced into older resale stock in this district. Key projects to watch: J’den (Jurong Lake District, launched 2023, $2,451 psf average), The LakeGarden Residences ($2,106 psf average), and older leasehold condos such as Parc Oasis and Ivory Heights that offer sub-$1,200 psf entry with JRL walkability on the horizon.
District 23 — Bukit Batok, Bukit Panjang & Choa Chu Kang (JRL northern anchor)
Choa Chu Kang MRT is the JRL’s northern terminus and an interchange with the North-South Line. District 23 carries a median PSF of $1,350–$1,550 psf for private condos (as of 2026-Q1), supported by a dense HDB population that sustains rental yields of 3.2–4.0% for smaller units. The JRL adds a second rail line to households near Choa Chu Kang, providing a direct one-seat ride to Jurong Lake District and NTU — two of western Singapore’s largest employment nodes. Projects such as Kingsford Hillview Peak (freehold, Bukit Timah border) and Le Quest (mixed development, Bukit Batok) have already seen transactional interest from buyers anticipating the JRL uplift.
District 24 — Tengah & Lim Chu Kang (JRL Phase 1–2 new town)
District 24 is the highest-upside corridor on the entire JRL because it starts from the lowest price base. Tengah is a greenfield new town with zero private resale condo supply today; all private development is in new-launch form. Median PSF for the Tengah area stood at approximately $1,580–$1,750 psf for the earliest launches (as of 2026-Q1). As HDB flats MOP from 2028 onwards, a secondary resale market will emerge precisely as JRL Phase 2 activates — a historically reliable demand catalyst. The government’s “car-lite” Tengah masterplan (no surface parking in the central precinct, a town park bisecting the district) appeals to a younger, sustainability-oriented buyer cohort.
Price trajectory: pre-opening vs post-opening
Analysis of four previous MRT line openings (Circle Line 2009–2012, Downtown Line 2013–2017, Thomson-East Coast Line 2020–2022, Punggol LRT extensions) suggests the sharpest PSF re-rating typically occurs within 18–24 months before the confirmed opening date, as buyers price in imminent accessibility. Projects within 500 metres of a JRL interchange station (Boon Lay, Choa Chu Kang, Jurong East) are the most sensitive to this catalytic window. For reference, the Thomson-East Coast Line property guide documents the TEL corridor’s 9–14% pre-opening uplift pattern, which JRL investors frequently cite as a comparable.
- Anchor your budget with the affordability and TDSR calculators. JRL-corridor resale condos range from sub-$1 million (older leasehold D22) to $1.8 million+ (newer D23 developments). Use the affordability calculator and the TDSR calculator to confirm your maximum loan quantum before shortlisting projects. The mortgage calculator models the monthly instalment impact of fixing versus floating rates in the current SORA environment.
- Model the stamp duty cost before committing. Buyers purchasing a second property face Additional Buyer’s Stamp Duty (ABSD). The stamp duty calculator shows the exact all-in cost. For investors, the ROI calculator lets you model whether the JRL-driven rental uplift justifies the ABSD outlay over a 5–10 year hold.
- Compare districts before deciding. D22, D23 and D24 each offer a different risk-return profile. The District 22 analytics, District 23 analytics and District 24 analytics pages show live PSF trends, transaction volume and yield data to support a side-by-side comparison.
- Check HDB eligibility and upgrade timing. Many JRL-corridor buyers are HDB upgraders. Confirm HDB resale prices in Jurong West, Bukit Batok and Choa Chu Kang to understand your sale proceeds. The how much can you afford guide covers the interaction between MSR, TDSR, and the proceeds waterfall from selling an existing HDB flat before buying a condo.
- Read the CPF and stamp duty guides. The complete stamp duty guide and CPF property guide are essential reading before you exchange OTP for a JRL-corridor unit. Verify current ABSD rates at IRAS ABSD page (as of 2026-05, ABSD rates were last updated in April 2023).
- Monitor URA and HDB release calendars. Future new launch projects in Tengah and JLD are confirmed in URA’s Government Land Sales programme. URA GLS confirmed list is updated every half-year.
Frequently Asked Questions
How many MRT stations are on the Jurong Region Line?
How many condos are near Jurong Region Line stations?
What is the median PSF along the Jurong Region Line?
Which districts does the Jurong Region Line serve?
Does MRT proximity affect property prices?
Methodology & Sources
The dataset behind this report spans the Jurong Region Line corridor; we refresh it annually.
Transaction data sourced from URA REALIS.
- Station data from URA Master Plan.
- Distances calculated using the haversine formula (radius 800m).
- Rental data from URA rental contracts.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.