The Urban Redevelopment Authority (URA) is paving the way for a significant residential expansion in Jurong East, repositioning the former Shuqun Secondary School site to accommodate hundreds of novel homes. The move is part of a strategic effort to increase housing density in a region that is rapidly evolving into a secondary central business district.
On April 10, the URA published a proposed amendment to the Master Plan 2025, which suggests increasing the site’s gross plot ratio from 3.5 to 5.0. This adjustment, along with slight boundary modifications, effectively allows for taller and denser developments on the land, maximizing the utility of a prime plot located within approximately 400 meters of the upcoming Toh Guan MRT station.
The development is timed to coincide with the expansion of the Jurong Region Line (JRL). The Toh Guan station is part of the second stage of the JRL, which is slated to open in 2028. For future residents, this means direct, high-speed connectivity to the rest of the west and the city center, significantly enhancing the site’s appeal.
Increasing Density for a Growing District
The plot, which spans roughly 3 hectares—an area comparable to four football fields—includes the former school’s field. Currently zoned for residential employ, the increase in the plot ratio is a technical but critical change; the plot ratio determines the maximum allowable floor area, and a jump to 5.0 signals a shift toward high-rise living.
This infusion of new housing is expected to revitalize the immediate neighborhood, which consists largely of HDB blocks constructed in the 1980s. By introducing modern residential units, the URA aims to refresh the urban fabric of the area while meeting the rising demand for housing in the west.
Market analysts have provided differing estimates on the potential yield of the former Shuqun Secondary School site, depending on whether the land is used for public or private housing.
| Analyst/Source | Estimated HDB Flats | Estimated Condo Units |
|---|---|---|
| Christine Sun (Realion Group) | 1,150 – 1,250 | 1,750 – 1,800 |
| Nicholas Mak (Mogul.sg) | 1,300 – 1,500 | 1,600 – 1,720 |
A Strategic Hub for Workers and Upgraders
The location is particularly attractive due to its proximity to the Jurong Lake District and the employment hubs of Tuas, and Jurong. Christine Sun, chief researcher and strategist at Realion Group, notes that the site is well-positioned to capture demand from professionals working in these industrial and commercial zones.
Beyond the immediate workforce, the site may serve as a critical “upgrade” destination. With the new housing town of Tengah nearby, Sun suggests that the plot could attract Tengah flat owners looking to transition into private property once their minimum occupation period expires in four to five years.
Nicholas Mak, chief research officer at Mogul.sg, emphasizes that Jurong East suffers from a scarcity of available residential plots compared to other regional centers like Tampines. This lack of supply, paired with the area’s established amenities, typically drives higher demand for any new project, regardless of whether This proves public or private.
The intensity of this demand was evident in the recent Teban Heights public housing launch in October 2024, which saw 2,418 applications for just 638 available units.
Including the former school’s field, the housing site has an area equivalent to about four football fields.
ST PHOTO: NG KENG GENE
From Education to Urban Living
The transition of the land from an educational institution to a residential hub marks the complete of a long history. Shuqun Secondary School’s origins date back to 1925 with the establishment of Tuan Cheng Public School. The school operated on the Jurong East site from 1985 until 2019, when it merged with Yuhua Secondary School.
Following the merger, the combined institution moved to the Yuhua campus in Jurong West Street 41. In the intervening years, the vacant Shuqun campus served a critical public health role as a joint testing and vaccination center during the Covid-19 pandemic.
The site is now surrounded by essential community infrastructure, including Yuhua Primary and Crest Secondary schools, as well as the Yuhua Village Market and Food Centre, ensuring that new residents will have immediate access to established local amenities.
The proposed amendment to the Master Plan is currently under review. The next confirmed step will be the URA’s finalization of the 2025 Master Plan amendments, which will determine the exact zoning and development parameters for the site.
Do you think increasing plot ratios in established neighborhoods like Jurong East is the right move for urban growth? Share your thoughts in the comments below.
