Jurong East Ave 1 EC
By Tender Opening Dec 2026 (TBC) — HDB GLS Confirmed List
Jurong East Ave 1 EC is an upcoming ~735-unit landmark Executive Condominium in District 22 on the 2H 2026 GLS Confirmed List. The land tender will open in December 2026 (TBC). It falls under the 8 May 2026 EC rules (10-year MOP, 15-year privatisation, no DPS) and the $18,000 income ceiling, and marks the first EC in Jurong East in nearly 28 years.
Direct Developer Access · Early Bird Incentives
From Est. $1.42M - $1.55M
Register for VVIP preview, pricing & floor plans
Be the First to Know
VVIP preview registrants get priority access before the official launch. Join 500+ buyers who have already secured their spot for the Jurong East Ave 1 EC preview.
A Once-in-a-Generation Opportunity
The first EC in Jurong East in nearly 28 years. On the doorstep of Singapore's 2nd CBD (Jurong Lake District) and Toh Guan MRT (JRL). Subsidized luxury living with high plot ratio 5.0.
Toh Guan MRT & JLD Gateway
5-min walk (~450m) to Toh Guan MRT (JRL). 1 stop to Jurong East Interchange (NS/EW/JRL) and seamless access to PIE & AYE expressways.
Historic 28-Yr Scarcity & Safety Margin
Zero EC launches in Jurong East since 1999. Projected ~35-40% price discount vs neighbouring private condos like J'Den ($2,400+ psf).
2nd CBD Growth Catalyst ($18k Cap)
Massive commercial, healthcare, and retail transformation across Jurong Lake District with 100k+ new jobs. Eligible under updated $18k income cap.
Jurong East Ave 1 EC at a Glance
Project Details
Why Register Now?
Early Tender Intelligence
Get instant alerts once tender opens in Dec 2026, land bids close, and floor plans release
Early-Bird Pricing Advantage
Projected S$1,550-S$1,680 PSF provides ~35-40% safety margin vs private condos
EC Policy Framework
10-year MOP, 15-year privatisation and no DPS (tender after 8 May 2026)
Historic 28-Year Scarcity
First EC in Jurong East since 1999 for ~100,000 West-region HDB upgraders
Priority Waitlist: Register your interest to receive official tender outcomes, developer bid announcements, floor plans, and showflat updates as soon as they are released.
Key Milestones for Jurong East Ave 1 EC
Honest Review: Should You Wait for Jurong East Ave 1 EC?
A data-backed, no-nonsense assessment for HDB upgraders and first-time buyers weighing whether to wait for Singapore's most anticipated suburban EC tender or commit to existing market options.
The Executive Summary & Direct Verdict
Should you wait? The short answer is YES if you are an owner-occupier with secure existing housing until ~2031, qualify under the revised $18,000 household income ceiling, and want to capture a massive 35% to 40% entry discount (~$700–$900 PSF cushion) against private condominiums near Singapore's 2nd CBD (Jurong Lake District).
However, the answer is NO if you have urgent accommodation needs (2026–2028) or are currently spending heavy monthly rent in the open market, as tender award and construction mean key collection is projected around 2031/2032.
📊 The 5-Pillar Real Estate Evaluation Scorecard
28-Year Supply Vacuum
First EC in Jurong East since Westmere in 1999. Over 100,000 mature HDB flats in Jurong and Clementi create unmatched pent-up upgrading demand.
Toh Guan MRT (JRL) Link
~5 min walk (~450m) to Toh Guan MRT (JS4), connecting in 1 stop to Jurong East MRT Interchange (NS1/EW24/JE5) and Integrated Transport Hub.
Jurong Lake District (2nd CBD)
On the boundary of Singapore's largest regional economic hub, generating 100,000+ new knowledge-economy jobs and high future resale demand.
35-40% Entry Discount
Est. launch at $1,550–$1,680 PSF vs J'Den ($2,450+ PSF) and Sora ($2,150+ PSF). Offers a massive $700–$900 PSF downside protection buffer.
Yuhua Primary & IMM / Jem
Yuhua Primary within 1km; Princess Elizabeth within 1-2km. Surrounded by IMM, Westgate, Jem, and the 90ha Jurong Lake Gardens.
10-Yr MOP & Pre-Tender Stage
Tender opens Dec 2026 (TBC) → Est. TOP 2031 → Resale 2041. Requires long-term family commitment and patient capital.
⚖️ The Decision Matrix: Who Should Wait vs Who Should Not
You SHOULD Wait for Jurong East Ave 1 EC If:
- ✓Stable Housing Until ~2031: You currently live in an owned HDB flat or with parents without incurring heavy monthly open-market rental expenses.
- ✓Income between $16k and $18k: Your combined household earnings exceeded the legacy $16,000 cap but qualify comfortably under the updated 2026 $18,000 ceiling.
- ✓Long-Term Family Plan: You are buying a high-specification home to raise children near Yuhua Primary or Princess Elizabeth Primary, where the 10-year MOP aligns naturally with a long-term family stay.
- ✓Prioritizing Downside Safety: You want guaranteed price arbitrage by buying at an estimated $1,550–$1,680 PSF right next to $2,450+ PSF private condos in Jurong East.
You Should NOT Wait (Buy Existing ECs) If:
- ✕Urgent Move-In Needs (2026–2028): Waiting for tender in Dec 2026 and TOP in ~2031 means at least 5 to 6 years of waiting. If renting at $4,000/month, that is $240,000 in sunk rental costs.
- ✕Need Earlier TOP Date: Active ECs like Novo Place, Lumina Grand, or Aurelle of Tampines obtain TOP significantly earlier (2026–2028).
- ✕Income Approaching $18,000 Ceiling: If your household salary is likely to exceed $18,000 before the 2028 launch due to annual increments or bonuses, lock in an existing EC now.
📋 Side-by-Side Strategic Alternatives Comparison
| Comparison Metric | Wait for Jurong East Ave 1 EC | Buy Novo Place / Lumina Grand | Buy Resale Condo / J'Den Today |
|---|---|---|---|
| Project Status & Launch | Tender Dec 2026 (TBC) → Launch ~2028 | Launched / Under Construction | Immediate Resale / 2028 TOP |
| Estimated PSF Range | Est. $1,550 - $1,680 PSF | $1,450 - $1,600 PSF | $2,100 - $2,650 PSF |
| Estimated TOP / Move-In | Est. 2031 / 2032 (TBC) | 2027 / 2028 (Earlier) | Immediate to 2028 |
| MOP Exit Rules | 10-Year MOP (Resale ~2041) | 5-Year MOP (Resale ~2032) | No MOP (Sell anytime, SSD applies) |
| Deferred Payment Scheme (DPS) | No (NPS only, 8 May 2026 rules) | Yes (DPS Available) | N.A. / Bank Loan Framework |
| Income Ceiling Cap | $18,000 / month (Updated) | $16,000 / month (Prevailing) | No Income Ceiling |
| Nearest MRT Proximity | ~450m to Toh Guan MRT (JRL) | Walking distance to JRL stations | Direct Jurong East Interchange |
💡 The Financial Math: Renting Cost vs Capital Entry Discount
A common dilemma: "If I wait 5 years for Jurong East Ave 1 EC, will my capital gain overcome the rental cost or delay?"
Assuming S$3,500 - S$4,500/month rent for a 3-bedroom condo from 2026 to 2031. This is a 100% sunk cost that reduces your total investment return.
Entering at S$1,600 PSF vs surrounding private condos at S$2,300 PSF saves S$700 PSF. On a 1,000 sqft unit, that is an upfront subsidy of S$700,000.
The Real Estate Agent's Bottom Line: If you own an existing HDB flat and can live in it until TOP in 2031, waiting for Jurong East Ave 1 EC captures the maximum possible net capital appreciation with zero rental drain. If you are currently renting, you should strongly consider securing an earlier launch like Novo Place or Lumina Grand to stop the rental bleeding immediately.
Need a Tailored MSR & Timeline Assessment?
Let Jeffery Ng run your 30% MSR loan calculations, CPF grant sizing, and HDB sell-versus-keep timeline before the December 2026 tender opens.
Everything Within Reach
Jurong East Ave 1 EC is strategically positioned for maximum convenience — MRT, schools, shopping, and nature all within minutes.
- Toh Guan MRT (JS4) / Jurong East Interchange (NS1/EW24/JE5)
- Bus services available
- Major expressway access
- Yuhua Primary School (within 1km)
- Princess Elizabeth Primary School (within 1-2km)
- Jurong Primary School (within 1-2km)
- Fuhua Primary School (within 1-2km)
- Dazhong Primary School (within 2km)
- Bukit View Primary School (within 2km)
- Crest Secondary School
- Canadian International School (Lakeside Campus)
- Shopping malls nearby
- Supermarkets
- Food centres
- Parks nearby
- Sports facilities
- Community clubs
Available Units at Jurong East Ave 1 EC
3-Bedroom Classic
3-Bedroom Premium + Study
4-Bedroom Deluxe / Dual-Key
5-Bedroom Luxury Penthouse
Price & Monthly Mortgage Breakdown
Based on MAS 75% loan-to-value ceiling, 30-year loan tenure at 3.5% p.a., subject to 30% MSR.
Jurong East Ave 1 EC Project Specifications
Official HDB Government Land Sales (GLS) Site Parameters
The Jurong East Avenue 1 Executive Condominium site is released under the Confirmed List of the 2H 2026 Government Land Sales (GLS) Programme. The land parcel is situated at the junction of Jurong East Avenue 1 and Jurong East Street 32, formerly housing the campus of Shuqun Secondary School.
| Specification | Official / Estimated Data | Market Notes |
|---|---|---|
| Location | Jurong East Avenue 1 / St 32 | Former Shuqun Secondary School site |
| Planning Zone / District | Jurong East / District 22 | Gateway to Jurong Lake District (2nd CBD) |
| Site Area | 1.49 ha (~160,382 sq ft) | 14,900 square metres |
| Gross Plot Ratio (GPR) | 5.0 (High Density) | Yields max GFA of ~74,500 sqm (~801,911 sq ft) |
| Estimated Units | ~735 Residential Units | High-rise blocks (~30 storeys) with panoramic views |
| Tender Launch Date | December 2026 (TBC) | Tender closing projected Q1/Q2 2027 |
| Estimated TOP | 2031 / 2032 (Estimated) | Key collection & occupancy milestone |
| Governing EC Policy | EC Policy | 10-Year MOP, $18,000 Income Cap, NPS only (no DPS) |
Land Cost Multiple & Expected Launch Pricing Matrix
Based on recent GLS bidding patterns across mature western estates and construction cost trends, analysts project vigorous developer participation.
PSF per plot ratio (ppr)
PSF including construction & financing
~35-40% below private condos
Comparative Pricing: Jurong East Ave 1 EC vs Surrounding Private Condos
| Project Name | Tenure / Type | Average Transacted PSF | Price Gap vs Jurong East EC |
|---|---|---|---|
| J'Den (Jurong East Central) | 99-Year Private Mixed-Use | $2,450 - $2,650 PSF | +S$800 - S$1,000 PSF higher |
| The LakeGarden Residences | 99-Year Private Condo | $2,100 - $2,250 PSF | +S$500 - S$650 PSF higher |
| Sora (Jurong Lake) | 99-Year Private Condo | $2,150 - $2,300 PSF | +S$550 - S$700 PSF higher |
| Novo Place EC (Tengah) | 99-Year EC (2024 Launch) | $1,500 - $1,600 PSF | Comparable benchmark |
| Jurong East Ave 1 EC (Projected) | 99-Year EC (2026 GLS) | $1,550 - $1,680 PSF | Baseline ~35-40% Entry Discount |
*Note: Private condo transacted prices are based on URA Realis caveats. Jurong East Ave 1 EC prices are analytical projections for financial planning purposes.
About Jurong East Ave 1 EC: Location, Amenities, Schools & Surrounding Property Prices
1. Location & Transit Blueprint: Former Shuqun Secondary Site
Jurong East Ave 1 EC occupies a prime 1.49-hectare parcel at the junction of Jurong East Avenue 1 and Jurong East Street 32 in District 22, on the historic grounds of the former Shuqun Secondary School campus. Featuring a high Gross Plot Ratio of 5.0, the development is planned for modern high-rise towers yielding approximately 735 residential units.
~450m (5-min sheltered walk) to the upcoming Jurong Region Line station, offering direct rail links to Tengah, Choa Chu Kang, NTU, and Jurong Pier.
Just 1 MRT stop away, connecting to the North-South Line (NSL), East-West Line (EWL), and the future 27-storey Integrated Transport Hub (ITH).
Instant expressway links via Toh Guan Road (PIE) and Jurong Town Hall Road (AYE) — 15 mins to one-north tech cluster and 22 mins to the CBD.
2. Schools Within 1km & 1-2km: Primary 1 Registration Guide
For young families and parents planning for the MOE Primary 1 Registration Exercise, Jurong East Ave 1 EC is situated within an exceptional primary and international education belt:
Top Priority Balloting Distance
- Yuhua Primary School (~350m - 500m walk)
Located along Jurong East St 24. Known for strong student care, holistic education, and vibrant CCAs.
- Jurong Primary School (~800m - 1km)
Located along Jurong East St 32. Long-established neighbourhood primary school with modern sports facilities.
High Demand & Popular Choices
- Princess Elizabeth Primary School
One of the most heavily oversubscribed and prestigious primary schools in Bukit Batok / Jurong.
- Fuhua Primary School & Dazhong Primary School
Established primary schools situated in the neighbouring Bukit Batok / Jurong East precinct.
- Bukit View Primary & Lianhua Primary School
Well-regarded institutions within a short bus or transit ride.
International School & Higher Tertiary Hub
Canadian International School (CIS Lakeside Campus) is just a short commute away, serving as a powerful catalyst for expatriate rental demand. Tertiary institutions like NUS, NTU, Singapore Polytechnic, and Ngee Ann Polytechnic are all directly reachable via East-West Line or the upcoming Jurong Region Line.
3. Surrounding Amenities: Mega-Malls, Hawker Centres & Nature
- • IMM: Singapore’s largest factory outlet mall with 90+ designer outlet brands.
- • Jem & Westgate: Grade-A suburban lifestyle malls with cinema, departmental stores, and dining.
- • J'Den Commercial Galleria: Vibrant retail podium at Jurong East Central.
- • Jurong Point: 750,000 sq ft mega-mall (3 MRT stops away).
- • Ng Teng Fong General Hospital: State-of-the-art acute care hospital.
- • Jurong Community Hospital: Integrated rehabilitation and eldercare campus.
- • Yuhua Community Club: Modern sports and family activity hub.
- • Yuhua Market & Hawker Centre: Renowned local food haven at Blk 347.
- • 90ha Jurong Lake Gardens: Scenic lakeside boardwalks, water sports, and ActiveSG gym.
- • New Science Centre: Futuristic tourist and educational icon opening by Jurong Lake.
- • Chinese & Japanese Gardens: Revitalized cultural heritage waterfront parks.
- • Jurong Eco-Garden: Lush green corridors connecting to clean-tech nodes.
4. Surrounding Private Condominium Price Benchmark (Transacted Caveats)
To understand the compelling entry value of Jurong East Ave 1 EC, review recent transacted prices for new and resale condominiums across District 22 (based on URA Realis caveats):
| Condominium Project | Tenure / Year | Transacted PSF Range | Typical 3-Bed Quantum | Price Gap vs EC |
|---|---|---|---|---|
| J'Den (Jurong East Central) | 99-Yr (TOP 2028) | $2,450 - $2,650 PSF | $2.35M - $2.85M | +S$800 - S$1,000 PSF |
| The LakeGarden Residences | 99-Yr (TOP 2027) | $2,100 - $2,250 PSF | $2.05M - $2.35M | +S$500 - S$650 PSF |
| Sora (Yuan Ching Road) | 99-Yr (TOP 2028) | $2,150 - $2,300 PSF | $2.10M - $2.40M | +S$550 - S$700 PSF |
| J Gateway (Jurong Gateway) | 99-Yr (TOP 2016) | $1,950 - $2,200 PSF | $1.85M - $2.15M | +S$400 - S$550 PSF |
| Westmere EC (Jurong East St 13) | 99-Yr (TOP 1999) | $1,150 - $1,300 PSF | $1.40M - $1.60M (Large sizes) | 28-year-old development |
| The Mayfair / Parc Oasis | 99-Yr (TOP 1995-2000) | $1,100 - $1,300 PSF | $1.35M - $1.55M | Mature resale reference |
| Jurong East Ave 1 EC (Projected) | 99-Yr (GLS 2026) | $1,550 - $1,680 PSF | $1.42M - $1.72M | ~35-40% Entry Discount |
5. Surrounding HDB Resale Prices & Upgrader Capital Affordability
Jurong East and Jurong West form one of Singapore's largest suburban housing pools, with over 100,000 HDB flats. Recent HDB resale transactions in the immediate vicinity show robust equity buildup:
Toh Guan / Jurong East Central
Select units exceeding $1.0M
Rare spacious maisonettes
DBSS benchmark in D22
💡 Upgrader Financial Roadmap: Why HDB Owners Are in Prime Position
- • High Net Cash & CPF Proceeds: An owner selling a 5-room flat in Jurong East for ~$850,000 with a paid-up loan typically walks away with S$450,000 to S$600,000 in combined CPF and cash profits.
- • Comfortable Downpayment Coverage: The 25% downpayment on a projected S$1.55M 3-Bedroom unit requires S$387,500 (which can be fully paid via CPF OA + cash), leaving a substantial liquidity safety reserve.
- • Zero Upfront ABSD: As an Executive Condominium purchase, Singapore Citizen married couples upgrading from an HDB flat enjoy 100% upfront ABSD remission without having to sell their existing flat before balloting!
Want the full project brochure & pricing analysis?
Receive the latest tender updates, floor plans, and financial cash-flow simulations from Jeffery Ng.
Why Buyers Choose Jurong East Ave 1 EC
EC vs Resale Condo: Which Is Right for You?
Understanding the key differences helps you make the right decision for your family and financial goals.
Executive Condominium (EC)
- CPF Housing Grant up to S$30,000 for first-timers
- Lower entry price vs comparable private condos
- Normal Progressive Payment (DPS not offered for 2026-rule sites)
- 10-year MOP then 15-year full privatisation (8 May 2026 rules)
- Subsidised pricing with full condo facilities
- Brand-new construction with developer warranty
- Eligible under prevailing EC household income ceiling
Best for: HDB upgraders and first-timer families seeking subsidised private housing with strong capital appreciation.
Resale Private Condo
- Immediate occupancy — no construction wait
- No income ceiling restriction
- No MOP — rent out or sell immediately
- Can be purchased by singles and foreigners
- Established neighbourhood and mature amenities
- See actual unit before purchase
- Negotiate price directly with seller
Best for: Buyers who need immediate move-in or are above the EC income ceiling.
Not sure which is right for you?
Jeffery offers free, no-obligation consultations to help you decide.
Frequently Asked Questions About Jurong East Ave 1 EC
The Government Land Sales (GLS) tender for Jurong East Ave 1 EC is slated to launch in December 2026 under the 2H 2026 Confirmed List. Following tender closing in early 2027 and developer award, the showflat preview is estimated for late 2027 or 2028, with key collection (TOP) projected around 2031.
Jurong East Ave 1 EC is the very first Executive Condominium site launched in Jurong East in nearly 28 years (the last being Westmere in 1999). This creates immense accumulated pent-up demand among HDB upgraders in Jurong, Clementi, and Bukit Batok who have had zero new EC options in Jurong East proper for almost three decades.
Jurong East Ave 1 EC is situated approximately a 5-minute walk (~400m to 500m) from the upcoming Toh Guan MRT Station (JS4) on the Jurong Region Line (JRL). Residents are just one rapid MRT stop away from the Jurong East MRT Interchange (NS1/EW24/JE5) and Integrated Transport Hub.
Because the land tender for Jurong East Ave 1 EC launches in December 2026 (closing in 2027), it falls under the revised EC regulatory framework with an increased monthly household income ceiling of S$18,000 (up from the legacy S$16,000 cap). This allows more middle-to-higher income families to qualify.
Based on an estimated land bid of S$680 to S$760 psf ppr, analysts project launch prices in the range of S$1,550 to S$1,680 psf. Compared to nearby new launch private condominiums like J'Den (transacting at S$2,400+ psf) and Sora / LakeGarden Residences (S$2,100+ psf), this provides buyers with an estimated 35% to 40% entry discount.
If you have stable housing until ~2031 (living in an owned HDB or with parents), earn between $16,000 and $18,000/month, and prioritize a long-term 10+ year family home near the 2nd CBD (Jurong Lake District) with a massive 35-40% entry discount, waiting is strategically sound. However, if you have urgent housing needs (2026–2028), are spending $3,500+/month in rent, or seek a fast 5-year capital recycling exit, you should secure an available launch like Novo Place or Lumina Grand to avoid sunk rental costs.
Because its land tender closes after 8 May 2026, Jurong East Ave 1 EC falls under the new EC rules: a 10-year Minimum Occupation Period (MOP) from TOP before open-market resale to Singapore Citizens and PRs, full privatisation to foreigners only after 15 years, and 90% of units reserved for first-timer families. Developers cannot offer the Deferred Payment Scheme (DPS), so purchases follow the Normal Progressive Payment Scheme (NPS), with eligible first-timers qualifying for up to S$30,000 in CPF Housing Grants.
Have more questions?
Contact Jeffery for instant answers.
Jeffery Ng, Huttons Asia
CEA Registered Salesperson (R050136D) specialising in Executive Condominiums. I work directly with CDL's sales team to get my clients priority access, exclusive pricing, and their preferred units. My job is simple: get you the unit you want at the best possible terms.
Jeffery Ng
Associate Division Director · Huttons Asia
Secure Your Jurong East Ave 1 EC Unit Today
Register your interest to receive the latest pricing, floor plans, and priority booking access. VVIP preview slots are limited — early registrants get first pick.
Important Disclaimer
All property information, images, renderings, floor plans, pricing, and specifications displayed on this page are provided by the respective developers for illustration purposes only and do not constitute any offer, representation, or warranty of any kind. Huttons Asia Pte Ltd (CEA Licence No. L3008899K) holds no legal responsibility for any inaccuracies, omissions, or changes to the information provided. All materials, finishes, and specifications are subject to the developer's discretion and may change without prior notice. Floor areas are approximate and subject to final survey. Pricing is indicative and subject to change. Prospective buyers should conduct their own due diligence and verify all details directly with the respective developers before making any property-related decisions.