Jurong Region MRT Line Singapore – Things You Need to Know About the Jurong Region Line (JRL)

Regarding the Jurong region, almost no one talks about the good old days. Because the old days of Jurong were a contrast between smog-churning factories and residences so rural, you needed a parang and two Gurkhas to get to the nearest 7-11. Rather, the good days of the Jurong region are happening now; Jurong East has been transformed into a sprawling business and commercial hub. Tengah — more ‘ulu’ than Punggol ever was — is about to morph into an HDB new town with a forest theme. The new Jurong Region Line will lead the change.

What is the Jurong Region Line?

Adding 24 new stations to our MRT network, stations on the Jurong Region Line (JRL) will open in three phases — starting in 2026. The main beneficiaries will be residents in Choa Chu Kang, Boon Lay, and the future Tengah new town. (Note: Tengah will be around the size of Bishan even if, right now, the current population of Tengah mainly consists of homesick Air Force soldiers.)

Investors and home buyers should take note of Tengah because we’ve seen how quickly the Urban Redevelopment Authority (URA) revitalised Jurong. The JRL seems to spearhead a new initiative to transform Tengah into a full-fledged housing estate with all the requisite amenities.

Some things to note are:

#1: The Jurong Town Hall station

Malaysia has had a major political shift, so the Singapore-Kuala Lumpur High-Speed Rail (HSR) is no longer certain. Nevertheless, the JRL includes a Jurong Town Hall Station (JE6) that directly accesses the HSR terminal. If the planned HSR does happen, this will probably be one of the main entry points for cross-border passengers.

Of course, the HSR isn’t the only big thing about this station. JE6 is also within the Jurong Lake District and International Business Park.

JE6 is planned to open in Phase Two of the JRL.

What this means for you: Residents in the Jurong Lake District and those working in the International Business Park will enjoy improved connectivity once the station is opened. From an investment perspective, landlords who own properties in the area could see better rentability.

If it happens, the opening of the HSR will probably lift property values and rental rates in the area.

#2: All tracks and stations are above-ground

So you have something to look at besides your phone when riding the train. However, above-ground tracks are less favoured by residents who fear noise issues. The Land Transport Authority (LTA) will likely install noise barriers to deal with this (it has already done so along stretches of elevated tracks around the island).

What this means for you: Results may vary depending on the location and type of noise barrier used. Some residents say it reduces the train sounds to a lover’s whisper, whereas the less lucky ones insist that the noise is still worse than a percussion section being hit by a truck.

To be safe, we would avoid the track-facing units when buying properties here. If you get a track-facing unit, it’s better to avoid low and mid-floor units or take additional steps to insulate against noise pollution at home.

#3: The JRL connects NTU to the wider train network

Nanyang Technological University (NTU) will be connected to Choa Chu Kang and Boon Lay stations, fixing a longstanding student gripe. While there are free shuttle services from NTU to existing MRT stations near the campus, to-and-fro travel is still a time drain for many students. Moreover, unlike shuttle buses, the MRT is not subject to traffic jams.

What this means for you: This can drive demand for homes near the JRL for families with NTU students. It also brings good rental prospects for landlords — foreign students from NTU may be inclined to rent along the JRL if they can’t access a dorm. NTU faculty staff who don’t fancy driving may also want homes near the JRL.

There are two parks nearby – Buangkok Edgeview Park and Buangkok Square Park. 

Looking for properties near MRT stations? Explore 99.co’s MRT map here!

#4: No connection to the Circle Line as previously hoped

In 2015, we heard rumours that the Jurong Region Line would link up to the Circle Line along the West Coast. As it turns out, that’s not going to happen. West Coast residents will instead have to wait (ahem) in line to be served by the Cross Island Line, which will likely be scheduled for completion only after the JRL has opened.

What this means for you: The additional travel option would have been nice, but the overall impact is negligible. The only affected people are those who assumed they’d have easy access to the Circle line stations from the JRL. If that was your intention, you may need to rethink your desired location now (or get a car).

#5: There are four planned MRT stations in the Tengah area

Four MRT stations will serve Tengah new town (the size of Bishan) on the Jurong Region Line – Tengah (JS3), Tengah Plantation (JE1), Tengah Park (JE2), and Hong Kah (JS4). This is more stations than some larger existing estates.

Having this many stations is necessary because the government plans to make Tengah “a car-lite housing estate”. The idea is that residents will mainly be walking, cycling or shuttling around on self-driving vehicles, so multiple train stations are necessary.

What this means for you: Tengah is now the centre of attention for homebuyers looking for affordable homes in promising locations. Novo Place, launched in November 2024, achieved an 89% sales rate at a median price of S$1,652 psf. Tengah’s first private condo site along Tengah Garden Avenue is also making waves as Hong Leong-led group recently secured it at S$821 psf ppr. These new projects are steps away from the MRT stations.

Since Tengah is still pretty much wilderness, those who move in now hope to leverage the first-mover advantage. Like the early buyers of the Jurong Gateway condominium, prospective buyers hope to secure affordable units in Tengah and eventually reap the benefits of property appreciation once the Forest Town of Tengah takes shape.

Even though new MRT stations are unlikely to lift property prices significantly on their own, homebuyers are sold on being part of a larger growth story of the entire Jurong region. However, the uncertainties surrounding the HSR show that short of having a crystal ball, those who buy for capital appreciation must keep their feet firmly on the ground.

If you found this article helpful, 99.co recommends that the study shows that the more greenery in the neighbourhood, the higher its value and the more steps to buy a new launch condo.

Find the home of your dreams today at Singapore’s largest property portal 99.co!