Jurong Lake District Master Developer site

1. The Urban Redevelopment Authority (URA) announced today that the Master Developer site at Jurong Lake District (JLD) has not been awarded.

2. The 6.5-hectare White site at JLD was launched for sale on 22 June 2023 for a Master Developer to kickstart the next phase of development in JLD. The Concept and Price Revenue Tender approach1 was adopted to evaluate the tender submissions for the site, to ensure that the selected proposal is aligned with the vision for the JLD (see Annex A for the evaluation criteria).

3. The tender for the JLD site closed on 26 March 2024, with a sole tenderer submitting two concept proposals. The tenderer is a joint venture entity comprising Starlight Vue Property Pte. Ltd, Starlight Horizon Property Pte. Ltd., Starlight Avenue Property Pte. Ltd. and Starlight Peak Property Pte. Ltd.2 After evaluating both concept proposals, one of the proposals was thereafter shortlisted. However, the tender has not been awarded as the shortlisted concept, at the tendered price of $6,888.90 per square metre of GFA, was assessed to be too low.

4. The government is committed to the development of JLD as a model for sustainable development, integrating business, residential and recreational spaces, outside of the city centre. To advance this major undertaking, URA will continue to engage with industry stakeholders for feedback on JLD’s plans and review the approach for the Master Developer site. Meanwhile, the Master Developer site at JLD will be placed on the Reserve List, to allow interested tenderers to activate the launch of the site under the Concept and Price Revenue Tender approach, subject to a minimum price that is acceptable to the government.

1 Under the Concept and Price Revenue Tender approach, concept proposals will first be evaluated by a Concept Evaluation Committee based on a set of criteria specified in the tender to shortlist concept proposals. Only compelling concept proposals that satisfy the criteria will be shortlisted for the second stage evaluation based on bid price only.

2 The tenderer is a joint venture entity formed by a single consortium comprising five developers (CapitaLand Development, City Developments Limited, Frasers Property, Mitsubishi Estate Co. and Mitsui Fudosan Co. Ltd).

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The Urban Redevelopment Authority (URA) closed the tender for the Master Developer site at Jurong Lake District (JLD) today.

Two tender submissions were received. Please see Annex A for the particulars of the tenderers.

Master Developer site to propel development of future business district in Jurong Lake District The 6.5-hectare White site at Jurong Lake District (JLD) was launched for sale as a Master Developer site on 22 June 2023, to kickstart the next phase of development in JLD as Singapore’s largest business district outside the city centre. This Master Developer site would help cater to demand for office, private residential and complementary spaces1 in the medium term.

The site comprises three plots of land linking the existing commercial centre at Jurong East MRT interchange station to the future Jurong Lake District station of the Cross Island Line in the new precinct. The new mixed-use developments on the site are envisioned to be progressively developed over the next 10 to 15 years, and be well-integrated with public spaces and amenities to provide a distinctive and inclusive environment to serve the needs of communities, businesses as well as the general public.

The Master Developer is required to comprehensively master plan the entire site to integrate the various uses and coordinate implementation of the development. With more flexibility in proposed uses, the expanded JLD allows companies to experiment with new development concepts and innovative ways to integrate live, work and play in a green and car-lite precinct. In line with the larger sustainability objectives for JLD, the Master Developer is to adopt district-level urban solutions such as a district cooling system and district pneumatic waste conveyancing system. These systems allow for more efficient delivery of urban services, in the supply of chilled water and management of waste disposal at a district level. They will also help shape JLD into a model sustainable district with new developments to achieve net-zero emissions around 2045, earlier than the national target of 2050.

Concept and Price Tender to ensure selected tender proposal is aligned with vision for JLD The Concept and Price Revenue tender approach is adopted to evaluate tender submissions for this site.

Tenderers are required to submit their concept proposals and tender prices separately. The concept proposals will first be evaluated by a Concept Evaluation Committee against a set of criteria specified in the tender (see Annex B ), to shortlist concept proposals that are aligned with the vision for the JLD, i.e. proposals that feature a distinctive, highly sustainable mixed-use development with well-designed people-friendly public spaces and amenities to serve the needs of business and local communities. Only compelling concept proposals that are shortlisted will proceed to the second stage, which will be based on price only.

This is not an announcement of tender award. A decision on the award of the tender will be made after the tender submissions have been evaluated. This will be published at a later date.

1 These include spaces for shops, restaurants, entertainment, hotel, serviced apartments and civic and community uses.

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The Urban Redevelopment Authority (URA) has launched a Master Developer site at Jurong Lake District (JLD) for sale by public tender today under the Confirmed List of the first half 2023 (1H2023) Government Land Sales (GLS) Programme.

Jurong Lake District As part of URA’s decentralisation strategy, JLD will be progressively developed into Singapore’s largest business district outside the city centre to cater to varied business needs. JLD is envisioned to be a model sustainability district with a goal to achieve net-zero emissions for new developments around 2045. It will have distinctive mixed-use developments with well-curated public spaces and amenities to serve the needs of the business and local communities as well as the general public.

Today, the area around the Jurong East MRT interchange station comprises office, retail and institutional uses. By 2028, a new Jurong Region Line station and an Integrated Transport Hub comprising offices, community spaces and retail amenities will be built next to Jurong East MRT interchange station. The Government will sustain the development momentum at JLD, through the release of sites for sale, with the supply carefully paced to take into account economic and market conditions. The commercial hub will be extended progressively and seamlessly southwards into a new 120-hectare precinct via elevated pedestrian linkages and lushly planted streets. With more flexibility in zoning, the expanded JLD allows companies to experiment with new development concepts and innovative ways to integrate live, work and play in a green and car-lite precinct.

Master Developer site to propel development of future business district The Government is releasing the 6.5-hectare White site in the new precinct for sale to a Master Developer to kickstart the next phase of development in JLD, and to cater to demand for office, private residential and complementary spaces in the medium term. (Details of the land parcel can be found in Annex 1, and the location plan in Annex 2 ).

This White site comprises three plots of land linking the existing commercial centre at Jurong East MRT interchange station to the new precinct and the future Jurong Lake District station of the Cross Island Line. With a potential yield of at least 146,000 sqm of office space, about 1,700 dwelling units and 73,000 sqm of gross floor area for complementary uses such as shop, restaurants, entertainment, hotel, community uses or more offices, the proposed integrated development will be progressively completed over the next 10 to 15 years and provide the critical mass to propel the development of this future business district. The successful tenderer will be required to build at least 70,000 sqm GFA of office space and 600 private housing units as part of the first phase of the development, but will have flexibility to phase out the remaining supply according to market demand, via an option scheme drawn up by URA. (Details of option scheme can be found in Annex 3 ).

The intention is for the Master Developer to comprehensively master plan the entire site to integrate the various uses, coordinate implementation of the development and adopt district-level urban solutions such as a district cooling system and district pneumatic waste conveyancing system. These systems allow for more efficient delivery of urban services, in the supply of chilled water and managing waste disposal at a district level and help in the realisation of larger sustainability objectives for JLD.

The Concept and Price Revenue Tender approach will be adopted to evaluate the tender submissions for the site to ensure that the selected concept proposal is aligned with the vision for the JLD. Tenderers are required to submit their concept proposals and tender prices separately. The concept proposals will first be evaluated against a set of criteria specified in the tender (see Annex 4 on evaluation criteria). The intention is to shortlist concept proposals that feature a distinctive, highly sustainable mixed-use development with well-designed people-friendly public spaces and amenities to serve the needs of the business and local communities. Only compelling concept proposals will be shortlisted to proceed to the second stage of evaluation, which will be based on price only1.

Other Details The tender for the JLD Master Developer site will close at 12 noon on 26 March 2024.

1 To further ensure that the site can be awarded to a developer with an exceptional concept that supports the vision and transformation of the district, the tenderer with the most outstanding concept identified at the first Concept Evaluation stage will be offered the option to match the highest bid price amongst the shortlisted concept proposals, should the tenderer not be the highest bidder. This modified tender approach will encourage tenderers to draw up exceptional concept proposals, in order to achieve the best possible development outcome for the precinct. The top-up option will, however, be offered very selectively, limited to one or two proposals that are considered exceptionally outstanding amongst all shortlisted concept proposals in the first Concept Evaluation stage. In the situation where there is no such outstanding proposal identified, the award will be given to the highest bidder.