Singapore Property Decision Lab
EN/中文

D22 · Outside Central Region

Jurong / Boon Lay / Tuas

The western growth pole -- a second CBD in the making.

District 22 covers Jurong East, Jurong West, Boon Lay, Lakeside and Tuas. Jurong Lake District is planned as Singapore's largest business district outside the centre; Jurong East is already a mall-and-office hub, while Tuas is heavy industry and the mega-port.

Tends to suit

  • Buyers betting on the Jurong Lake District and the future Cross Island / Jurong Region lines
  • Families who want a major regional centre -- malls, hospital, science centre -- nearby
  • Value buyers who want condos and HDB well below eastern or central prices

Trade-offs to weigh

  • The Jurong Lake District build-out runs for years, with construction and uncertainty
  • The far west is a long commute to the current CBD
  • Tuas-side air and traffic reflect the industrial land use

MRT / transit

  • East-West Line (Jurong East, Boon Lay, Lakeside, Pioneer, Chinese Garden)
  • North-South Line (Jurong East)
  • Jurong Region Line (future)

Notable schools nearby

  • Rulang Primary School
  • Lakeside Primary School
  • Fuhua Primary School
  • Yuhua Primary School

Common property types

  • HDB (Jurong East, Jurong West, Boon Lay)
  • Condos and ECs (Lakeside, Jurong West)
  • Some landed (Jurong West St 41-side)

Last reviewed 2026-08-30.