The Jurong East Avenue 1 EC site has about 735 homes (URA estimate), a tender estimated for December 2026, and no price announced. Nearby, Jurong East HDB 4-room flats resold at a median of S$548,888 in Jan to Sep 2026, against S$461,944 in 2022. Official plans run for years; nothing here is a forecast.
† marks a figure we have not confirmed yet. Check the official source before relying on it.
An executive condo (EC) is a hybrid: sold by private developers, with HDB-style rules for the first years. This page is our own read of the Jurong East site. We use only government data, we show our arithmetic, and we say plainly where the data stops. Figures are as at 9 Oct 2026.
What is confirmed about the Jurong East EC site?
Very little, and that is the honest starting point. URA's 2H2026 Government Land Sales list has one EC site, at Jurong East Avenue 1: 1.49 ha, plot ratio 5.0, about 735 homes, with HDB as sales agent. URA gives December 2026 as the estimated launch of the tender. That is an estimate, not a fixed date. Our status check of 6 Oct 2026 found no tender, no bids and no developer on HDB's results page.
| Item | Status |
|---|---|
| Location | Jurong East Avenue 1 (URA) |
| Homes | About 735 (URA estimate) |
| Tender | Estimated December 2026 (URA); no tender launched as at 6 Oct 2026 |
| Income ceiling | S$18,000 a month for households, for tenders on or after 24 Aug 2026 (HDB) |
| Minimum occupation period | 10 years, no Deferred Payment Scheme, for tenders on or after 8 May 2026 (MND) |
| Land price, selling price, launch date | Not announced |
The rules are explained in the new EC rules. Project details from the marketer are on the Jurong East EC site.
What have nearby HDB flats actually resold for?
This is the part we can measure. The table uses every resale registered in Jurong East town, from HDB's resale data on data.gov.sg. We worked out the median ourselves for each year, so half the flats sold for less and half for more. It is the whole town, not only the blocks beside the site.
| Year | 4-room median | 4-room sales | 5-room median | 5-room sales |
|---|---|---|---|---|
| 2022 | S$461,944 | 138 | S$620,000 | 119 |
| 2023 | S$477,500 | 142 | S$638,000 | 105 |
| 2024 | S$508,000 | 171 | S$658,000 | 117 |
| 2025 | S$547,444 | 144 | S$695,000 | 102 |
| Jan to Sep 2026 | S$548,888 | 109 | S$720,000 | 89 |
Our arithmetic: the 4-room median is 18.8% above 2022 and the 5-room median is 16.1% above. The 4-room median barely moved between 2025 and Jan to Sep 2026 (up 0.3%), while the 5-room median rose 3.6%.
Read it with care. A median shifts with the mix of flats sold: lease age, floor, size and block. We have not adjusted for any of that. Also, these are resale flats with a range of lease ages, a different product from a new EC with a fresh 99-year lease.
What have nearby private condos resold for?
For private homes, URA's project-level sales are only available in its own search, which we could not pull by script. The figures below are project medians from URA's search for sale dates 1 Oct 2025 to 30 Sep 2026 (queried 6 Oct 2026), the same as on our Lucerne Grand page. They are one 12-month snapshot, so they show price levels, not a trend.
| Project | Tenure | Sale type | Deals | Median psf |
|---|---|---|---|---|
| The Lakefront Residences | 99 years from 2010 | Resale | 17 | $1,761 |
| Lake Grande | 99 years from 2015 | Resale | 46 | $1,921 |
| The Lakegarden Residences | 99 years from 2023 | New sale | 61 | $2,222 |
| Sora | 99 years from 2023 | New sale | 41 | $2,361 |
| J'Den | 99 years from 2023 | New sale | 9 | $2,536 |
What we cannot show yet: how these same projects traded in earlier years, which is what you would need to say whether condo prices here have risen. We also have no resale data for condos on Jurong East Avenue 1 itself. We would rather leave that gap open than guess.
What has the government actually planned for the area?
- Jurong Lake District: URA's page (updated 3 Aug 2026) describes a 410-hectare district meant to become the largest business district outside the city centre, with new homes, jobs and transport. It gives no home or job numbers. It says the new Science Centre is to be completed in 2027.
- Master developer site: on 13 Sep 2024 URA said it did not award the 6.5-hectare Jurong Lake District site. The only tenderer's shortlisted proposal, at $6,888.90 per sq m of GFA, was assessed as too low. The site moved to the Reserve List. We have not checked whether it has since been triggered.
- Master Plan 2025: URA's West Region page (updated 2 Jun 2026) lists Jurong Lake District as a place where housing will be introduced, and says Jurong Gateway Hub will link the bus interchange to Jurong East MRT "in the coming years".
- Cross Island Line Phase 2: URA's page says a Jurong Lake District station is due by 2032.
- Jurong Region Line: LTA's project page (updated 17 Mar 2026) lists JE1 to JE7, including Jurong East (JE5) as the interchange, as Stage 2 for 2028, with Stage 3 in 2029. URA's Master Plan page says the line opens in stages from 2027 to 2029. The two government pages differ on the first year, so check LTA before you plan around it.
Every date above is the agency's own estimate, and agencies move them.
Our reading: what could help and what could weigh?
This is opinion, not a forecast. We do not know where EC or resale prices will go, and nobody does.
| Could support values | Could weigh on values |
|---|---|
| Jurong East is an existing town centre with an MRT interchange, and the plans add more rail and jobs on top of it. | The big plans are measured in years. The master developer site was not awarded in 2024, which shows timelines can slip. |
| HDB resale prices in town have moved up since 2022 on large sample sizes (89 to 171 sales a year per flat type). | That trend is for resale HDB flats. It does not tell you what a new EC will do. |
| New condos nearby have sold at project medians of $2,222 to $2,536 psf (URA), which shows what buyers have paid for new homes in the area. | A new 735-home EC adds supply to a district that already has other new sales. |
| Under the 8 May 2026 rules an EC becomes fully private after 15 years, counted from completion †. Until then, a later buyer pool is limited, but it opens up fully at that point. | After the 10-year minimum occupation period, resale is only to Singapore Citizens and PRs until full privatisation, so a future buyer pool is narrower than for a private condo. Your own plans may also change in that time. |
Our reading: the evidence says Jurong East is a town that buyers have kept paying for, and the government has plans that could add to it. It does not tell us the EC will be a good deal, because there is no price yet. The honest test comes later: compare the launch price with the resale and new-sale figures above, for a similar size and floor, and decide if the gap makes sense to you. Buy for the home, the commute and the school options. Treat the district plans as a possible bonus.
What should you watch next?
- HDB's tender results page, for the actual launch and the number of bids.
- The launch price, once published, against URA's sale data for nearby projects.
- Your own eligibility: use the EC eligibility calculator, and follow the EC hub.